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Planning and Zoning Commission Packet 2025 08-13-25 PLANNING AND ZONING COMMISSION AGENDA Wednesday, August 13, 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: July 9, 2025 Citizen’s Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PZC 2025-07 Prologis, L.P., the petitioner and contract purchaser, along with property owners Rosenwinkel Family Trust, George Ostreko Jr. Et Al, Mary Auer, and Jerry G. Marilee Foltz, have submitted applications to the United City of Yorkville, Kendall County, Illinois, requesting rezoning, special use authorization for a Planned Unit Development (PUD), and preliminary PUD Plan approval for approximately 540 acres across sixteen (16) parcels. The proposal seeks to rezone the parcels from R-1 Single-Family Suburban Residence District to M-2 General Manufacturing District to accommodate a high-tech data center campus, including eighteen (18) data center buildings totaling over 9 million square feet, three (3) electrical substations, and associated stormwater detention basins. The applicants are also requesting deviations from the Yorkville Unified Development Ordinance (UDO) related to interior yard setbacks, energy use standards, minimum parking requirements, cross access, pedestrian circulation, bicycle parking, off-street loading spaces, landscaping, mechanical unit screening, fencing, industrial appearance standards, frontage on public streets, and public street and circulation requirements. The subject property is generally located east of Eldamain Road between Corneils Road to the south and Galena Road to the north. Unfinished Business New Business 1. PZC 2025-07 Prologis, L.P., the petitioner and contract purchaser, along with property owners Rosenwinkel Family Trust, George Ostreko Jr. Et Al, Mary Auer, and Jerry G. Marilee Foltz, have submitted applications to the United City of Yorkville, Kendall County, Illinois, requesting rezoning, special use authorization for a Planned Unit Development (PUD), and preliminary PUD Plan approval for approximately 540 acres across sixteen (16) parcels. The proposal seeks to rezone the parcels from R-1 Single-Family Suburban Residence District to M-2 General Manufacturing District to accommodate a high-tech data center campus, including eighteen (18) data center buildings totaling over 9 million square feet, three (3) electrical substations, and associated stormwater detention basins. The applicants are also requesting deviations from the Yorkville Unified Development Ordinance (UDO) related to interior yard setbacks, energy use United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us standards, minimum parking requirements, cross access, pedestrian circulation, bicycle parking, off-street loading spaces, landscaping, mechanical unit screening, fencing, industrial appearance standards, frontage on public streets, and public street and circulation requirements. The subject property is generally located east of Eldamain Road between Corneils Road to the south and Galena Road to the north. Action Items Rezone, PUD & Preliminary PUD Plan Additional Business 1. City Council Action Updates a. PZC 2025-10 Greg Marker, on behalf of Marker, Inc. and Heartland Meadows West, LLC, contract purchaser, with the United City of Yorkville, property owner, is requesting Final Plat approval for an approximately 8.3-acre site. The proposed development consists of 20 single-family residential lots intended for an active adult community, along with 4 commercial outlots. The property is zoned R-2 Single-Family Traditional Residence District and B-3 General Business District and is located on Blackberry Shore Lane between Northland Lane and Cannonball Trail. Action Item Final Plat a. PZC 2025-11 Patrick Winninger, on behalf of 1115, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting Final Plat approval for Fox Haven Subdivision, which consists of two (2) parcels. Parcel 1 consists of 17 residential buildings totaling 105 townhome units on 13.161 acres and is zoned R-4 General Multi-Family Residence District. Parcel 2 consists of 1.017 acres and is zoned B-3 General Business District for a future commercial development. The entire 14.178-acre site is located at 1115 South Bridge Street. Action Item Final Plat Adjournment DRAFT Page 1 of 6 PLANNING & ZONING COMMISSION City Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, July 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 Ryan Forristall-yes, Michael Crouch-yes, Chad Green-yes, Marge Linnane-yes, Richard Vinyard- yes Absent: Danny Williams, Seaver Tarulis City Staff Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Sara Mendez, Planner1 David Hansen, Senior Planner Kathleen Field Orr, City Attorney Lynn Dubajic Kellogg, City Consultant Katelyn Gregory, Community Engagement & Marketing Coordinator Brad Sanderson, City Engineer John Burner, Administrative Intern Alexandria Sandoval, Intern Other Guests Chris Vitosh, Vitosh Reporting Service Dave Silverman/Mahoney, Silverman & Cross Dale Konicek Mike Konicek Larry's I-pad, via Zoom Jen Rakas, via Zoom Shannon Westberg Nathan Sevener, via Zoom Sean R. , via Zoom Gary Koons, via Zoom Bernie Weiler/Cardinal/Mickey, Wilson John P. Bryan, Legacy Farms Matt McCarron, Pioneer Development Debra Baumgartner, via Zoom Keith Landovitz Dan Kramer, Attorney Clayton Marker Tom DeCarlo, KEOIL, LLC Kitty Moore Grant Wilson, Mahoney, Silverman & Cross Christine Anderson, Prairie Meadows Ethan Kruser, WSPY News Patrick Winninger, Fox Haven Brook Jadczak, Bristol Bay Carl J. Jadczak, Bristol Bay Previous Meeting Minutes June 11, 2025 Motion by Mr. Crouch and second by Mr. Green to approve the minutes as presented. Roll call: Forristall-yes, Crouch-yes, Green-yes, Vinyard-yes, Linnane-yes. Carried 5-0 Page 2 of 6 Citizen’s Comments None Amendment to Agenda: Chairman Vinyard made a motion to move New Business items #2 and #3 after Citizen Comments and Mr. Forristall seconded. Roll call: Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Crouch-yes. Carried 5-0. New Business: out of sequence) 2. PZC 2025-10 Greg Marker, on behalf of Marker, Inc. and Heartland Meadows West, LLC, contract purchaser, with the United City of Yorkville, property owner, is requesting Final Plat approval for an approximately 8.3-acre site. The proposed development consists of 20 single-family residential lots intended for an active adult community, along with 4 commercial outlots. The property is zoned R-2 Single-Family Traditional Residence District and B-3 General Business District and is located on Blackberry Shore Lane between Northland Lane and Cannonball Trail. Ms. Mendez said Final Plat approval is being requested for the 8.3 acre site which consists of 20 single-family lots and 4 commercial lots. She said the development reflects the approved amendment to the Kendall Marketplace PUD including the preliminary subdivision plat and the final PUD plat. An updated Final Plat was submitted based on engineering comments and they are in compliance with subdivision control ordinance standards. Upon approval, staff will establish a dormant Special Service Area. The final vote will be taken on July 22nd at City Council. Attorney Daniel Kramer was present on behalf of Marker, Inc. He said this parcel is in the Kendall Marketplace and he recalled that originally the city was going to construct a city building here. It was decided to not place a building here, the property was put up for bid and Marker, Inc. was the only bidder. Action Item Final Plat There was no discussion by the Commissioners and a motion was made by Ms. Linnane and seconded by Mr. Green to approve the petition PZC 2025-10 Heartland Meadows West. Motion read by Mr. Vinyard as follows: In consideration of the proposed Final Plat of Subdivision of Heartland Meadows West, the Planning and Zoning Commission recommends approval of the plat to the City Council as presented by the Petitioner in plans prepared by Tebrugge Engineering dated last revised 6-30-25, subject to review comments provided by the City's engineering consultant, EEI, Inc., dated June 4, 2025 and June 9, 2025. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Crouch-yes, Green-yes. Carried 5-0. 3. PZC 2025-11 Patrick Winninger, on behalf of 1115, LLC, petitioner, has filed an application with the United City of Yorkville Kendall County, Illinois, requesting Final Plat approval for Fox Haven Subdivision, which consists of two (2) parcels. Parcel 1 consists of 17 residential buildings totaling 105 townhome units on 13.161 acres and is zoned R-4 General Multi-Family Residence District. Parcel 2 consists of 1.017 acres and is zoned B-3 General Business District for a future commercial development. The entire 14.178-acre site is located at 1115 South Bridge Street. Senior Planner David Hansen presented the details for this petition for Final Plat approval. He reported the acreage and the number of buildings and townhomes for the first parcel and also described the second parcel. He said there are two PUD-related items for the final plat--cross access easements and appearance standards. An engineering review was also completed. Upon approval, the city will establish a dormant SSA. He said a final vote will be taken at City Council on July 22nd. Page 3 of 6 Action Item Final Plat There were no comments from Commissioners and a motion was made and seconded by Commissioners Crouch and Forristall, respectively, to approve the petition PZC 2025-11, Fox Haven - 1115, LLC. Motion was read by Chairman Vinyard as follows: The Planning and Zoning Commission recommends approval to the City Council of the Final Plat of Subdivision of Fox Haven, dated last revised 6-17-2025 and prepared by Spaceco Civil Engineering and Surveying, subject to review comments prepared by the City's engineering consultant, EEI, Inc., in a letter dated June 16, 2025 and any subsequent reviews related to said Final Plat of Subdivision. Roll call: Vinyard-yes, Forristall-yes, Crouch-yes, Green-yes, Linnane-yes. Carried 5-0. (return to regular order of agenda) Public Hearings Chairman Vinyard stated there was one Public Hearing for this meeting, PZC 2025-08 Pioneer Development, LLC which was continued from the June 11, 2025 PZC meeting. He swore in those who would speak. Bart Olson: Data Center Overview/Question & Answer Prior to opening the Public Hearings, City Administrator Bart Olson presented an overview of rising demand for data centers and why they want to come to Yorkville. He said a data center is a computer warehouse and businesses are renting space for cloud storage and artificial intelligence storage. The buildings represent millions of square feet. Companies desire to come to Yorkville because of nearby electric sub-stations and available land. Wind power is also used. Very high tax revenue is generated with minimal impact by not adding students in the schools. Mr. Olson listed all the interested, pending or approved projects. He said the earliest vote for Project Cardinal would be July 22nd or possibly in August at City Council. Mr. Olson said electrical utility taxes will also be generated and as much as $7.3 million could be generated annually per building. Property tax is also paid. He detailed the sizeable amount of tax generated by the Meta data centers in DeKalb and he noted the amount of square feet in Yorkville would be even larger. Due to the high taxes generated, a reduction in fees or property taxes for residents is a possibility. He said there is a 20-year buildout at 2 years per building. City staff did due diligence prior to engaging with data center builders. A sound engineering firm has been hired to do noise studies and how to orient buildings for minimal sound impacts. He discussed building height restrictions, landscape buffers and water use. He said the city has asked all developers to use only air-cooled chillers or water cooled chillers with a closed loop system in order to conserve water. He noted that these data centers would use less water than a subdivision would use on the same property. The city asked the developers to start construction farthest from residential. He said developers would be required to pay in advance for certain infrastructure items including roads. In general, Mr. Olson said ComEd is requiring the data centers, rather than residents, to pay for most of the system upgrades. Public Hearing process cont. Chairman Vinyard read rules of decorum, giving of testimony and comments for the Public Hearings. He explained the procedure that would be followed. Page 4 of 6 Mr. Vinyard entertained a motion to open the Hearings. At approximately 7:39pm a motion was made and seconded by Mr. Green and Ms. Linnane, respectively, to open the Public Hearings. Roll call: Forristall-yes, Crouch-yes, Green-yes, Linanne-yes, Vinyard-yes. Carried 5-0. 1. CONTINUED PZC 2025-08 Pioneer Development, LLC, as the petitioner and contract purchaser, along with multiple property owners, has submitted applications to the United City of Yorkville In Kendall County, Illinois, seeking rezoning, special use authorization for a Planned Unit Development (PUD), and preliminary PUD Plan approval for approximately 1,037 acres across 20 parcels. The proposal involves rezoning the land from various residential and business districts to M-2 General Manufacturing District to facilitate the development of a state-of-the-art data center campus. This project would include 14 data center buildings totaling over 17 million square feet, two electrical substations, a utility switch yard and storm water detention basins. The applicants are also requesting several deviations from the Yorkville Unified Development Ordinance (UDO) related to setbacks, parking, circulation and design standards. The property is located northwest of Route 47 and Galena Road, south of Baseline Road and east of Ashe Road. (See Court Reporter's transcript of Public Hearings) (Petitioner's Standards & Responses to be included in the Official Record) (E-mail from Lawrence & Deborah Wickter to also be included in official record) After all testimony and comments were heard in the Public Hearing, a motion was made by Mr. Crouch and seconded by Ms. Linnane at 9:12pm to close the Public Hearings. Roll call: Forristall-yes, Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes. Carried 5-0. Unfinished Business None New Business 1. PZC 2025-08 Pioneer Development, LLC (see full description above) Ms. Noble gave a summary of the Pioneer Development and their requests. She said she would address items not discussed by Mr. Olson or Mr. McCarron and staff recommendations pertaining to items that were discussed tonight. She said 70% (736) of the acres were part of a previous residential development that would have added 1,600 single family and multi-family units. One of the PUD's is still active and with adoption of this plan, that existing PUD would be nullified. With proposed rezoning to M-2, 7 parcels would come in as R-1 under annexation and then be rezoned to M-2. The other parcels in the present corporate boundaries would also be rezoned to M-2. Ms. Noble said there are 4 parcels not in the annexation petition and not discussed tonight and would then bring the total to 1,050 acres. Two are unincorporated residential parcels on the south side of Baseline Rd. and two are sliver parcels along Rt. 47. The petitioners are currently negotiating with the owners, but no buildings would be constructed there. There is a 17-acre parcel south of Galena Rd. which could be used for water storage. The PUD includes a request for 13 deviations and the PUD allows some flexibility. The UDO requires that one standard be met to meet PUD standards—this development meets 2: regional utility improvements/water & sanitary services and funding for construction for public roadways. The developer has included all of the new standards just adopted by the city. Page 5 of 6 Fencing, security measures, vehicle access inside, transition zones and residential protection zones with height mitigation were noted. Ms. Noble said M-2 zoning does not have a maximum height, but the petitioner has been requested to not exceed a maximum of 70 feet within a 15 foot radius of an existing residential structure. The petitioner will only ask for relief from that requirement where necessary for noise mitigation. The Preliminary Plan has 3 access points, 2 off Galena and 1 off Baseline plus emergency access points. Parking spots needed by the developer (3,700) are far less than required by the code (5,200). Staff is also asking for 104 electric charging stations. The developer can also provide a “fee in lieu of” to provide chargers for the downtown or other public facilities. Staff is requesting a traffic management plan for construction and a full traffic study. The developer is proposing a 100 foot wide landscape buffer. They are also asking for a deviation from pedestrian circulation and staff has asked for walkways and bike trails around the project circumference. The developer will pay for all aspects of a 10-foot wide trail for the public. An 8-foot undulating berm will also be installed. Interior landscaping, mechanical screening, rooftop mechanicals, acoustical barriers, appearance standards, street improvements and a 10-foot fence were also discussed. Ms. Noble made final recommendations based on staff research of other communities which have data centers. No nuclear energy will be allowed, a complete final noise study is required, limitations on testing hours/days for backup generators, emergency operations plan for fire suppression and other related items and working with KenCom for training and contact lists. Also recommended is battery storage outside of buildings. The Comprehensive Plan showed estate conservation residential and parks open space. This plan was done in 2016 and with a 10-year shelf life, the updating process will begin soon. There will be agreements for infrastructure and offset funding in addition to agreements for water and sanitary sewer. Due to the scope and size of the project, staff requires the developer to reach out to affected HOA's and property owners. The petitioner met with unincorporated parcel owners and also the Bristol Bay residents. Discussion by Commissioners The Commissioners had a brief discussion. Mr. Forristall asked how far back the rooftop equipment sits on the roof. Mr. Koons will provide a detailed sketch. Mr. Crouch commented that the phasing of construction seems to be an important issue and in order to be a good neighbor, he asked the developer to consider starting the construction from the center. He said right now, the first scheduled buildings are the ones nearest the residents and they will be impacted. REZONING: Ms. Noble read the standards for rezoning and the Commissioners agreed with the findings. Action Item Rezoning Chairman Vinyard asked for a motion to approve PZC 2025-08 Project Cardinal. Moved by Mr. Crouch and seconded by Mr. Forristall to approve this petition. Motion read by Mr. Vinyard as follows: In consideration of testimony presented during a Public Hearing on July 9, 2025 and Page 6 of 6 discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for rezoning from R-1 Single-Family Suburban Residential District, R-2 Single-Family Traditional Residence District, R-3 Multi-Family Attached Residence District, and B-3 General Business District to M-2 General Manufacturing District for Project Cardinal, a proposed future data center campus, generally located northwest of Route 47 and Galena Road, south of Baseline Road, and east of Ashe Road totaling approximately 1,037 acres. Roll call: Forristall-yes, Crouch-yes, Green-yes, Vinyard-yes, Linnane-yes. Carried 5-0. SPECIAL USE Ms. Noble then read the standards for the Special Use and the Commissioners agreed with the findings with one exception. Commissioner Green commented that he did not agree that the residents on Ashe Rd. will see increased property values and other Commissioners concurred. Action Item Special Use Chairman Vinyard entertained a motion for approval of 2025-08 Project Cardinal Special Use for Planned Unit Development. So moved and seconded by Commissioners Linnane and Crouch, respectively. Motion read by Chairman Vinyard as follows: In consideration of testimony presented during a Public Hearing on July 9, 2025 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council of a request for Special Use authorization of a Planned Unit Development for Project Cardinal, a data center campus, to be generally located northwest of Route 47 and Galena Road, south of Baseline Road and east of Ashe Road totaling approximately 1,037 acres, subject to the conditions enumerated in a staff memorandum dated July 3, 2025. Roll call: Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes Carried 5-0. PRELIMINARY PUD PLAN Action Item Preliminary PUD Plan Motion by Ms. Linnane and second by Mr. Crouch to approve PZC 2025-08 Project Cardinal Preliminary PUD Plan. Motion read by Chairman Vinyard as follows: The Planning and Zoning Commission recommends approval to the City Council of the Project Cardinal – Preliminary PUD Site Plan prepared by Burns McDonnell, Margulies Hoelzli Architecture and O² and dated 6-20-25. Roll call: Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Carried 5-0. Additional Business Ms. Alexandria Sandoval presented the following information. 1. City Council Action Updates a. PZC 2025-05 Amendment for Energy Industrial Use Standards/UDO Approved by City Council b. PZC 2024-09 Daniel Gorman on Behalf of USA Energy Independence Special Use Permit for solar energy facility – Council did not object to project for 1.5 Mile Review Adjournment There was no further business and the meeting was adjourned at 10:04pm on a motion by Mr. Crouch and second by Ms. Linnane. Unanimous voice vote approval. Respectfully submitted by Marlys Young, Minute Taker 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, July 9 , 2025 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 2 PRESENT: Mr. Rich Vinyard, Chairman, Mr. Ryan Forristall, Commissioner, Ms. Marge Linnane, Commissioner, Mr. Michael Crouch, Commissioner, Mr. Chad Green, Commissioner. ALSO PRESENT: Mr. Bart Olson, City Administrator; Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Sara Mendez, Senior Planner; Mr. David Hansen, Senior Planner; Ms. Lynn Dubajic Kellogg, City Consultant; Ms. Katelyn Gregory, Community Engagement & Marketing Coordinator; Mr. Brad Sanderson, City Engineer; Mr. John Burner, Administrative Intern; Ms. Alexandria Sandoval, Intern; Ms. Marlys Young, Minute Taker. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 3 APPEARANCES: OTTOSEN, DiNOLFO, HASENBALG & CASTALDO, LTD. BY: MS. KATHLEEN FIELD ORR 1804 North Naper Boulevard, Suite 350 Naperville, Illinois 60563 (630) 682-0085 appeared on behalf of the United City of Yorkville; MAHONEY, SILVERMAN & CROSS, LLC BY: MR. DAVID J . SILVERMAN 822 Infantry Drive, Suite 100 Joliet, Illinois 60435 (815) 730-9500 appeared on behalf of the Project Cardinal Development Company. - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 4 I N D E X WITNESS:PAGE MATT McCARRON 9 BERNIE WEILER 38 JOHN P . BRYAN 46 KEITH LANDOVITZ 65 DEBRA BAUMGARTNER 72 - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 5 (WHEREUPON, the following proceedings were had in public hearing, commencing at 7 :11 p .m . as follows:) CHAIRMAN VINYARD: There is one public hearing scheduled f or tonight's Planning and Zoning Commission meeting, PZC 2025-08, Pioneer Development, LLC, which has been continued from the June 11th, 2025 meeting. The purpose of these hearings is to invite testimony from members of the public regarding the proposed requests that is -- that are being considered before the Commission tonight. Public testimony from persons present who wish to speak for -- may be for or against the request, or to ask questions of the petitioners regarding items being heard. Once all public hearings on tonight's agenda are closed, the Commission will deliberate and we will vote on recommendations to the City Council for each of the matters that was subject of tonight's hearing. Those persons wishing to testify are 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 6 asked to speak clearly, one at a time, and state your name, who you represent. You are also asked to sign in at the podium. If you plan to speak during tonight's public hearing as a petitioner or as a member of the public, please stand, raise your right hand and repeat after me. (Witnesses sworn.) CHAIRMAN VINYARD: Please be seated. All right. Before we open public hearing, City Administrator Bart Olson would like to give a brief overview of data center developments. (A discussion was had which was not in public hearing and not reported.) ** ** ** ** ** CHAIRMAN VINYARD: Now I 'd like to review a few rules to ensure an orderly and productive hearing. When speaking, please make comments focused on the matter at hand. Avoid personal attacks, unrelated topics or repeating points already made. As Chairman, I may limit repetitive remarks or redirect speakers to stay on topic. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 7 Any member of the public who repeatedly disrupts or interrupts any of tonight's public hearing may be asked to leave the chambers. We ask that audience members remain silent during tonight's hearing unless they are speaking at the podium. The court reporter must record tonight's testimony, and cooperation from the audience will make her job easier and the transcripts of those hearings more accurate. Commission members may ask clarifying questions at any time, and the public may direct relevant questions to the petitioner either through me or via cross-examination. Likewise, a petitioner may respond to public comments and ask for clarifying questions of public speakers. Once all public comments have been heard, I will formally close the public comment period, after which the Commission will deliberate and vote. Thanks for your cooperation and your participation. Tonight the order for receiving testimony will be as follows: We will start off with the petitioner's presentation, followed by 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 8 those who wish to speak -- wish to speak in favor or in opposition of the request. May I have a motion to open the public hearing on petition PZC 2025-08, Pioneer Development, LLC? COMMISSIONER GREEN: So moved. COMMISSIONER LINNANE: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Yes. Forristall. COMMISSIONER FORRISTALL: 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. Is the petitioner present and prepared to make its presentation of the proposed request? MR. McCARRON: Yes. CHAIRMAN VINYARD: Please. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 9 MATT McCARRON, having been first duly sworn, testified before the Planning and Zoning Commission as follows: MR. McCARRON: Hi. My name is Matt McCarron. I am here tonight representing Pioneer Development, who is a lead sponsor of Project Cardinal, and we also have our project manager from Burns & McDonnell who has dialed in, Gary Koons, and our zoning attorney, Dave Silverman, as well. Additionally, for people that don't know this, Burns & McDonnell is our engineer of record, MHA is doing the design work, along with O 2 Landscaping Work, and all of these are national leaders in mission critical infrastructure and large-scale data center campus delivery. Additionally, we are working on the utility interconnection and vertical development strategy, there being an advance in direct coordination with the national EPC contractor, nationally recognized development firm and investor and a nationally recognized data center operator, each with a track record of delivering 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 10 some of the largest developments in North America. The project itself is fully privately funded. There will be no city or taxpayer exposure at any stage of the project. Tonight we're going to be requesting annexation for seven parcels and two rezoning, a special use PUD and preliminary plan approval for our approximately 1 ,050-acre data center campus, and then full entitlement and technical due diligence is in the process of being completed. Most of it has been done, and we have been working in direct cooperation with City staff for about a year now. Next slide, please. Go to the next slide. I 'm sorry, back one. So the site itself is, again, approximately 1 ,050 acres. It's in the n orthwest corner of Yorkville on the border of Sugar Grove. It's positioned in a very low traffic area, which we think is ideal because it can be buffered from the rest of the city. The location was selected in direct coordination with the city infrastructure and growth objectives. At full build-out over the next 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 11 decade, the campus will support approximately 14 two-story data center buildings delivered in phases. It will not be a speculative or short-term industrial park. Every phase is strictly demand driven, no building will be constructed without a committed user in place, and all investment risk is fully private. Our approach is long-term, measured and fully aligned with Yorkville's strategic plan for growth. Again, there will be no public cost or public risk at any stage of the project. Next slide, please. Here is a high-level overview of the site. So as you can see, it's bordered by Base Line, Illinois 47, Galena and Ashe Road. We are envisioning, again, 14 buildings over roughly a ten-year build-out schedule. And next slide, please. So, again, as I mentioned earlier, we are seeking four formal approvals, annexation of seven parcels, approximately 305 acres that are unincorporated currently, bringing the entire 1 ,050-acre site into Yorkville under a binding 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 12 agreement that spells out every condition and safeguard as an enforceable contract. We'd like to rezone every parcel to M -2 , general manufacturing. This is the only district that allows a data center campus and substations by right, which is what we require, and it directly supports the City's corridor vision for this area. We are also looking for a special use PUD overlay so we can create a unified master plan for the entire campus. This would allow for 13 targeted, and what we believe are justified deviations, some of which include multiple buildings per lot, private internal roads and custom internal setbacks. All of these are tied to enhancing, buffering and operational needs as we will get to further in the presentation. And, finally, preliminary PUD plan approval. We need to lock in the full site layout, 14 buildings on pads, two substations, one utility switchyard, stormwater basins, berm work and buffers, and, again, these would be phased in approximately over a decade. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 13 Final engineering for each phase would return to the City staff before any final permits are issued. And then all approvals and mitigations are binding and enforced through the annexation agreement and PUD agreement that we are currently negotiating. These four approvals would enable the project and every buffer and operational safeguard and public benefit for that matter to be locked in. Phasing, enforcement and public protection are going to be fully built into this process from day one. Next slide, please. So we are seeking to do a phased build-out. The campus itself would be developed in three major phases over approximately a decade. Each phase starts only when actual user demand is confirmed. There is no speculative or all-at-once construction. Every building or group is matched to a committed requirement and all capital at risk is private. There would be orderly and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 14 predictable construction. Berms and buffer plantings are installed and maturing long before any construction on any shell approaches a property line. That gives years for neighbors and the City to a dapt to the project. There will be no abrupt surges or sudden changes in our plan. Dust and noise mitigation measures will be implemented during construction, and all construction hours will supply with City code. The sequencing. So after initial earth work is completed, there will be in-depth landscaping, and then the first focus will be on core power and utility infrastructure before the buildings expand outward. No shell will be built before landscape buffers are fully established as well. All access through the site will be either through Galena or Base Line, never through neighborhood streets, and any needed road or intersection improvements, whether it be turn lanes, signals or widening, are paid for by the project and coordinated with the City and city engineers. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 15 The site itself is much more low traffic than typical industrial developments. Once operational, there is very minimal daily traffic and far fewer trips than a logistics warehouse. There will be no truck fleets, there is no commuter peaks, and all parking and circulation is internal to the project, so there will be no risk of backups or spillover onto the local streets. Right now we are working on the utility entitlement with ComEd and PJM. All phasing and construction is fully coordinated with those utility entitlements. This is really the main gain factor for the project outside of the approval that we are seeking tonight, and we are working closely, again, with ComEd and technical partners to secure the necessary approvals and needed infrastructure capacity. No building will go forward until we have the utility entitlement and a contractually binding agreement. And why this matters, so this is standard practice for data center campuses, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 16 but really it protects both the City here and developer. There is, again, no speculative or unfinished buildings, and all growth is tied directly to confirmed utility delivery from ComEd. So, again, so all core infrastructure, power, substations, roads, water, it's all going to be engineered and privately funded from day one. There will be no public funding and no city risk at any stage, and we are hoping that this is going to enable measured, stable growth, and alongside the full buffer of protection that we are going to be installing, it's going to be a lasting benefit to both the site and the community. Next slide, please. So here is a preliminary phasing rendering. So we first start with the landscaping, dirt work and berm work, and then focus on Phase 1 , which is closest to the west side of the property, before focusing on Phase 2 that's on the southeast corner before tackling the last phase to the north. All of this is pending potential adjustment, but this is what we are targeting at 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 17 present. Next slide, please. So our campus, compared to some of the other developments in Yorkville and the other communities near here, are going to have extraordinary setbacks. Every building is set back at least 500 feet from the nearest property line, with most setbacks ranging from 1 ,000 to 1500 feet. These distances are multiples above City code and well beyond standards for data center campuses. This separation ensures that no structure is ever close to a home, school or existing business, and it's the strongest physical buffer that we can provide. The entire perimeter will be ringed with engineered berms and buffering where appropriate that are undulating and six to eight feet high alongside a 100-foot wide landscaped buffer that will be densely planted with native trees, grasses and wildf lowers. These landscaping adjustments block direct sight lines, absorb sound and create a thick, natural green belt. In sensitive locations as well, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 18 although our sound study just came back, and we will get to that in a minute, we can add a third layer of sound walls behind berms and trees if needed. Wide greenbelts, stormwater basins and the berm land safe system will permanently separate buildings from adjacent areas in the community. These features are installed and matured before any construction nears the edges. The buildings themselves, so all buildings are going to be two commercial stories. The roof lines are at 55 feet. We are going to be asking for a variance for 78 feet so we can screen mechanicals on the rooftops so there can be less noise pollution. All rooftop equipment will be fully concealed behind parapets or never exposed or building edges. These structures are lower and more visually recessive than most comparable industrial developments. Architecturally everything is intentionally subdued. There is neutral tones, there is non-reflective materials, there is vegetative screening wherever possible. Again, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 19 all rooftop equipment is screened. The goal basically is to eliminate any massing effect. Combined with the dense landscape buffer, the campus essentially disappears into the greenbelt as the plantings mature over the next few years, and neighbors and passersby will see green, not buildings. Initially we weren't envisioning planting trees on the interior of the project given we were going to be building out a buffer, but we have made an adjustment based on City feedback and we are now going to be planting more than 4600 new trees across the campus. We think this is going to be a significant ecological and visual transformation at the City's edge given there is about 12 trees on a thousand acres currently. We will have a new public trail that will run along the campus perimeter. It will be fully separated from the data center operations and buffered by landscaping. The trail is going to be coordinated with the City and park staff and it will be a permanent amenity for recreation and connectivity 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 20 around the site. So, in summary, the setbacks, greenbelts, berm work, visual screening, combined with low, unobtrusive architecture compared to some other data center campuses, ensure that the campus is as visually and acoustically unobtrusive as technically possible. At full maturity, neighbors will see and hear virtually nothing, and we think this is going to set a high standard -- a higher standard and code and raise the bar for community sensitive commercial development. Next slide, please. So here is a cut-out of what one of the buildings could potentially look like, and as you can see, it's kind of hard for the scale here, but it's 55 feet tall, there is a lot of glazing and metal work that make it, you know, not like a monotonous concrete structure. And the next slide, please. So here is a cut-away of what the site will look like or what one of the buildings will look like from the parking lot level if you are on-site, even though the site will be secure 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 21 and closed off. So as you can see, even though we are asking for a variance of up to 78 feet for mechanical equipment, you cannot see that from the parking lot level, even when you are, you know, less than 100 feet away from the building itself. Next slide, please. Here is our updated landscape plan. So as you can see, there is a lot more trees here than there was in prior plans, so there is roughly 9 8 7 conifers and 3600 deciduous trees and about 18 different varieties across the site. Next slide, please. Here is a cut-out of what one of the parking lots will look like that's adjacent to the actual data center shell. As you can see, there will be multiple trees and it will basically be blending in with the surroundings and create a buffer as well for anyone that has a sight line to the actual data center shell. And next slide, please. Here is an image from what it looks like from Route 47 from what someone walking on to the to-be-installed trail would see, so 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 22 basically they will be looking directly into landscaped berm work with natural prairie vegetation, and there is trees on top of that. Again, the actual buffer itself is about 100 feet wide, and then the top height in that rendering is 100 feet. We are going to be hitting 55 feet, so it's going to be nowhere near there, so really the tree lines, once the landscape is more fully matured, will be blocking out almost everything. Next slide, please. So all campus lighting is engineered to exceed dark sky standards. There will be no light pole that exceeds 35 feet, and every fixture is fully shielded and downward directed. The light source is never visible from outside the property. All exterior lighting uses modern LED fixtures with full cut-off shields. There will be no flood lights, no high mast fixtures, and no light pollution spill-over into neighboring properties. There will be zero upward facing lightings, no sky beam effects, no decorative or advertising lighting, no rooftop lighting except 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 23 for required FAA beacons, which are low intensity, red and not visible except directly overhead, and every window and entry lighting will be shielded to prevent any off-site glare. The campus itself will have smart control systems, so there will be motion sensors, timers, zone security systems to keep illumination at a minimum whenever possible. The objective here really is for the site to be operated in quote, unquote, stealth mode and have lights only active for security reasons. The result of all this is basically going to be a zero off-site light trespass zone with no sky glow and no impact to wildlife or the rural character of Yorkville. Even at full operation, the campus is going to be visually absent at nighttime. And next slide, please. So this is a rendering of one of the shells and, as you can see, in the top right corner there is an illuminance scale, and so that's what the actual lights in the buildings, if everything is on for security reason, would look like and as you can see, everything is 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 24 shielded and there is no light pollution outside of the actual building footprint. Next slide, please. The project anticipates that every source of operational and emergency -- The project anticipates every source of operational emergency noise. As Bart talked about, Yorkville limits are 50 dBA at property line at night and 60 decibels a day, but our engineering targets are stricter. We want to be below 50 decibels at all boundaries at all times, including generator testing. Our initial modeling confirms that our actual levels are going to be below code at the nearest property line and quieter than a typical suburban nighttime background. All buildings are set back 500 to 1500 feet from the property line for maximum sound dissipation. The campus perimeter includes, again, substantial berm work and a hundred-foot wide densely landscaped buffer to deflect and absorb any sounds. Generators are always going to be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 25 centrally located and never at the site edge. All major mechanicals , fans, chillers and generators are going to be specified for no tonal hum or low frequency vibration output. Generators themselves are going to be in attenuated enclosures with industrial grade mufflers, and typically as well the generator testing -- or generators are only used in emergency purposes. For most of these campuses, they are really never used outside of testing. And given the tentative power redundancy we're going to have from ComEd, the testing is only going to occur once or twice a year, and it will never be on nights, early mornings, weekdays or holidays. Additionally, there is going to be 24/7 perimeter noise monitoring with real time reporting by City staff -- or to City staff. Any compliance issue triggers immediate correction, not just reporting. This is going to be a binding PUD condition; it's not going to be a discretionary process where we just do the fines. And then I have a data point, this 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 26 came up in one of our prior meetings, so what could happen to home values that are nearby data center campuses. So as Bart was talking about Loudoun County earlier, so the center is in Ashburn, Virginia, and homes within 500 feet of data center campuses in Ashburn have been appreciated by approximately 70 percent over the last decade, so annualized rates of roughly seven percent, matching the broader market. There is no market evidence of general home value loss or discounted sales due to data center proximity. Prices and turnover rates have been consistent with the rest of Ashburn. Independent studies show only one real risk can end up suppressing values, and that's usually by single-digit percentages nonetheless, and that's persistent, unmitigated noise, and that's something we're going to be completely solving here. Additionally, legacy Ashburn data center campuses are built as close as a hundred, 130 feet from residential property lines. We're committing to a minimum 500-foot setback, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 27 exceeding historic Ashburn standards. If you add in our berm work, continuous noise monitoring and strict decibel limits, we are going to be substantially under those values. So the bottom line is that neighbors are not going to hear this campus. They are not going to hear it during operation, they are not going to hear it during generator testing. The facility is engineered to be quiet and unobtrusive by design, an enforceable operational commitment to Yorkville. As equipment is upgraded as well the campus will only get quieter. There has been amazing gains in equipment over the last few years. Next slide, please. So here is one of the initial slides we received from our sound study that Burns & McDonnell performed. They did an independent acoustic analysis using real equipment data for our proposed site plan, and their modeling confirmed that our design will consistently meet and in most cases significantly out-perform Yorkville's strict sound level limits, even in 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 28 worst case conditions. With low-noise chillers on rooftops and precast concrete buffers around them, projected operational sound levels at the property line will be below 50 decibels, even when using conservative source data. And as an example, our chiller that we tentatively selected for this, even though I think our decibel rating will actually be under, it was 91 decibels at the source results, and at this boundary it's less than 50 at 500 feet, and obviously it gets significantly better from that, and this is in part due to our setback, our berms, placing the chillers on the rooftops and encompassing sound walls. And we feel that combining equipment choice, thoughtful layout and physical barriers as we have been designing this site from day one to take this into consideration, will deliver not just code compliance, but real world, enforceable noise protection for everybody in Yorkville. Next slide, please. As Bart mentioned, the project will not use evaporative or open loop water cooling 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 29 for data halls, and this is a huge, major differentiator for sites of this scale. Most data centers still rely on cooling towers, like Equinix is tackling in Minooka, and it draws a significant amount of water. We will not use evaporative cooling towers. Our per-acre water demand is far below typical residential development, it cuts it in about half actually on a per-acre basis. All stormwater from the campus is detained on-site in engineered basins and naturalized areas. These systems are designed to ensure post-development run-off does not exceed pre-development rates. It will be fully developed within city and county standards. Water quality controls remove sediment and contaminants before any water leaves the site. The primary goal is strict compliance, protection for neighbors and city infrastructure. And then as far as our generators, all backup generators meet Tier 4 final EPA standards, and what this means is basically 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 30 90 percent lower particulate and NOx emissions compared to legacy equipment that some sites use. Again, generators only run for periodic testing or extremely rare grid outages. I 've actually never seen one in non-continuous operation. There are no breaching, air emission or hazardous waste under normal conditions from our site. Then renewable energy. The campus will be fully compatible with renewable energy procurement and credit programs. Actual sourcing will reflect whatever the available grid mix is from ComEd and PJM at the time of operation, but our approach, as is Illinois' and most of the major hydroscalers, is to support removal adoption when possible and maintain a reliable and resilient service. Next slide, please. So every required improvement from power to water to sewer to road upgrades is 100 percent funded by the project. The City pays nothing. There are no special assessments to residents. This includes the two on-site 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 31 substations, the new and extended water mains and sewers we will be developing, lift stations if needed, and permanent upgrades like the Galena Road reconstruction and intersection improvements. All obligations are going to be secured by a formal development agreement that we are in the process of negotiating with Yorkville. All utility extensions and upgrades are purposeful and isolated for the data center. The new substations themselves are going to reinforce the transmission lines and they are going to be engineered for our needs with no draw on the City's existing electrical systems. The water and sewer lines serve only the campus, but given our low water usage on a per-acre basis, there will be borderline no reduction in supply, pressure or reliability for any other customers in Yorkville, and our waste water discharge will be extremely minimal. Every utility interconnection is designed specifically, you know, for this campus itself. That's going to eliminate the risk of any brownouts, water pressure drops or any hidden 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 32 congestion for Yorkville customers, both now and in the future. And, again, I know I 've said this, I am like a broken record here, but there will be no fiscal impact, no hidden cost and no future tax liability to the city. Everything is going to be privately funded. All utility upgrades are going to be coordinated with the City agencies to ensure zero disruption to existing service. We are going to cover the full cost of entry for the upgrades to City infrastructure and shield the community from any financial risk now and going forward. For the City, its residents are really going to receive a benefit from this project, from improved roads and utilities and no exposure and no cost risk there. We are really going to be a self-sustaining project from day one. Next slide, please. I guess it is this one, sorry. At full build-out, Project Cardinal is going to generate substantial new annual property tax revenue for the City and all local 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 33 taxing bodies. This is pending our final utility entitlement that we are working on, but at full build-out, as Bart mentioned, the numbers can be very substantial. The scale of the campus is going to materially expand Yorkville's tax base and provide long-term financial stability, as confirmed by both City staff and independent fiscal analysis. Unlike residential or warehouse development, data centers create significant fiscal benefit when placing minimal due demand on public services. While the campus does increase the utility loads and all the required upgrades from power, water, sewer and road, everything is privately funded and there is not going to be any cost or operational risk to the City or its residents. The project does not add any students to schools , it does not materially increase calls for police or fire services. There is no new operational costs for public services from our project. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 34 The campus itself supports ongoing construction, high value technical jobs, so at full capacity, if we get our full load entitlement, there will be somewhere in the neighborhood of 500 to 800 full-time jobs, and these are high-paying, great jobs, and it's going to be really a lot of major -- a major capital investment in the community, and it should drive supplier spending in the local community and workforce development and provide sustained economic development not just to Yorkville, but to the region as a whole. And then comparable data center projects in Illinois. As Bart mentioned, Meta site in DeKalb had delivered recurring increases in local tax revenue, sometimes enabling property tax rate reductions, while imposing a minimal new burden on local services and the public. We believe that Project Cardinal is a net positive for City finances. It delivers new revenue, economic growth and jobs without increasing the service or utility burden for Yorkville or its residents. And, again, all campus 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 35 infrastructure is going to be privately funded and purpose built, ensuring that the community reaps all the benefits without incurring any hidden costs. And next slide, please. Project Cardinal directly implements Yorkville's adopted income strategy. It brings next generation high value data center infrastructure to the City's targeted tech corridor, delivering the type of investment envisioned in the Comprehensive Plan of regional growth priorities. The campus is fully compatible with surrounding industrial, tech and open space uses. All major impacts from noise, light and traffic are mitigated with extraordinary setbacks, engineered berms, sound walls where appropriate, and upgraded infrastructure going well beyond code minimums. The result is going to be a buffered, unobtrusive community phasing project. Every utility, road and offset improvement, whether it be power, water, sewer, or roads, is going to be 100 percent developer funded, built and maintained. There is zero cost or fiscal risk to the City or its residents, and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 36 all these obligations are going to be formalized in the binding annexation and PUD agreements. The project itself expands Yorkville's tax base, delivers recurring revenue for public services, creates quality jobs and supports local work force development. The residents of the city budget are going to benefit directly from this long-term investment. Our application meets or exceeds every core PUD and zoning requirement. Any requested deviation or variance we believe is fully justified, narrowly tailored, and tied to operational need or enhanced buffering. All of our findings have been documented in the petition and on public record. There has been no compromise to health, safety, welfare or neighborhood character. All operational and mitigation commitments are going to be enforceable conditions within the PUD, and I 'd imagine periodic compliance with these are going to be conducted in coordination with City staff. The project itself again is neither 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 37 speculative or temporary, it's going to be anchored in Yorkville for the long-term with every mitigation, benefit and standard codified and enforceable in the PUD and annexation agreement. We are not leaving anything to good faith. The City is going to retain full control and enforcement over the project. The last slide, please. So this has been our project objective from day one: We are not trying to redefine Yorkville. We understand that we are a guest in your community and we are trying to become a full-time member of it. Every standard, finding and City requirement has been fully met or exceeded throughout this process. All project impacts, whether it be visual, noise, traffic or water, have been comprehensively mitigated, with every commitment formalized as a binding, enforceable condition in the PUD and annexation agreements. Project Cardinal will strengthen Yorkville's economy, tax base and infrastructure for decades to come while preserving community 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 38 character and quality of life. And I want to thank you all for your time and consideration tonight, and we are going to be available for any questions you may have. CHAIRMAN VINYARD: Thank you. Do the Commissioners have any questions? COMMISSIONER CROUCH: No. COMMISSIONER GREEN: No. CHAIRMAN VINYARD: Okay. Very good. Thank you. MR. McCARRON: Thank you. CHAIRMAN VINYARD: Is there anyone present who wishes to speak in favor or opposition of the request? I will remind you this is the only time during tonight's hearing where you will be allowed to speak. BERNIE WEILER, having been first duly sworn, testified before the Planning and Zoning Commission as follows: MR. WEILER: My name is Bernie Weiler. I am an attorney licensed to practice law in the state of Illinois, and as Mr. Kramer said, specifically in Yorkville. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 39 I represent the homeowner's a ssociation of the development that is along Ashe Road directly across from the western edge of the -- the western section of the -- this proposed development. It would be disingenuous of me to suggest that concerns that have been raised since we initiated our interest in this project have not been addressed by either the developer or by staff. Many of the concerns that we have addressed have, in fact, been addressed. When we were last here, we addressed the issue with regard to the reforestation of significant portions of the community that will not -- where there will not be any kind of communication from one portion of the community to the other because this will be a closed site. That has been addressed since we have last been here with the landscape plan that has been presented that says there are 4 ,000 trees that are being developed -- or that are planned. Now, when those are going to be planted will be an issue because the planting is 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 40 not going to occur until the construction has been done on various issues. But one of the things that -- also one of the concerns that our residents have had are not only the decibel level that will be generated, which is being addressed by staff, and, of course, by the promises that have been made by the developer, but also the low tonal, uninterrupted humming noise that is generated by these issues. That was also addressed in the presentation that was made. However, one of the things that has been specifically addressed by Bart and by the developer themselves, is the phasing of the development. In Bart's presentation on three separate occasions he has expressed the caveat as to what happens in the event that the bubble bursts or that this development does not take place as predicted. The developer has also told you tonight that nothing is going to be built until they have a commitment from a specific user. We have also heard tonight that 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 41 there is competition for the placement for those users to come to a community or a specific site. Bart had specifically indicated that Yorkville was in a competition with DeKalb for one of these sites. All of the incentives that have been expressed are of interest to all of the communities. In fact, Yorkville itself is planning four of these developments that are going to compete with each other, so the long-term effect of this is we need to look at what is the effect should this competition and should the need for these things reduce the rate at which this development is going to go forward, and so one of the issues that is of greatest concern to us -- and once again I would be disingenuous to suggest that these concerns are not being addressed -- but the phasing of this development. The most intensive use and the least screened use is on the western edge of this development, and as you can see, when you look at the landscaping plans, you will see that what they plan, what the developer plans as the -- and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 42 if you could go to the slide that shows the development with the -- with the detention, that would show it. So if you look at the far west portion, and if we develop from west to east, we find that the development immediately across Ashe Road will be the first to be impacted at a time when the landscaping is the least mature. You will also show that although the trees in the landscape plan shows that there are 4 ,000 trees that are within the interior, there is a very thin layer of rim around the entire development, and with regard to the interior trees, which I think are very generously applied, will -- there are areas in every other area of the development between the buildings and the landscaping screening. With regard to what's happening on the west, there is the detention pond which provides no screening and there is no space for screening between the western edge of those buildings and that subdivision. So in the event that we -- that the only users that this development has is in the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 43 western side, this development to the west of Ashe Road is going to be the most a ffected and will be the most affected and will be permanently affected in the event that this development fails or does not get built out. So the better idea would be to develop this on the areas which are least impacted, which would be either along Route 47 would be least impacted by residential use or on the southeast sections along Galena Road, which would be an extension of the industrial uses that are going up Eldamain Road. So I think if we are to invest our confidence in what Bart and his staff had done in researching this, we do really need to listen to the caveats of what happens should -- should even our own other developments compete with this development for users. So we would -- we would like to -- that's really one of the most -- one of the principal concerns. The other thing is that we need to look at what this really looks like. We are saying that this is two-story buildings; well, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 44 the height of these two-story buildings are 70 feet, and -- which really equates to a five-story building, so it's important to look at what the effect is for the residents who are going to have to look at that, particularly in the event that the benefits and the, you know, the redistribution of the tax base is not -- is not satisfied. So that's one of the biggest concerns, and so because this would be a special use, one of the conditions of the special use could be the phasing of the development. Now, one of the reasons that was given by the developer as to why they have to go from west to east is that Commonwealth Edison, who is the 800-pound gorilla on the block, and one of the comments was made that nobody tells Commonwealth Edison what to do. However, if the -- if the horizon for revenues for the city is a hundred million dollars, we need to look at how that -- how that looks from an economic standpoint from the people who are interested in that development. That hundred million dollars is a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 45 very small percentage of the actual revenues that are generated by this, so that Commonwealth Edison has a very big interest in creating the power applications for this use, so there is a huge economic development and the fact that Commonwealth Edison would like to build on the west side, they can be encouraged -- they can be encouraged to build in a different phased way. And if they say we don't want to do that because we can't guarantee that this is going to be developed, well, we ought to have the same consideration and concern. We have other people that will iterate some other concerns, but we do have a lot of trust in the staff, who have addressed all of our concerns and have redefined some of the -- some of the issues in the actual ordinance that will be controlling this. So -- but that's one -- that's one of our biggest concerns, and we need to understand that this is 3 ,000 acres which is being dedicated to this use, and this is a radical departure from the zoning and the Comprehensive Plan that the residents depended on 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 46 when they -- you know, when they built their houses, so -- and when they located here, so I think concern needs to be directed to them and that -- and that their concerns need to be listened to and accommodated. Thank you. CHAIRMAN VINYARD: Would anyone else like to speak? Would the developer, would you like to get on to any of his concerns, both the City or the developer? MR. McCARRON: Now? CHAIRMAN VINYARD: Yeah, would you like to address some of it real quickly? MR. SILVERMAN: You want to wait until the end? MR. McCARRON: Wait until the end. CHAIRMAN VINYARD: That's fine. JOHN P . BRYAN, having been first duly sworn, testified before the Planning and Zoning Commission as follows: MR. BRYAN: I appreciate the time to address y 'all on this project. I 'm going to try and not duplicate anything that Mr. Weiler said. I may, and I am not doing it on purpose, but I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 47 just want to -- you know, just kind of a little background of me. My name is John P . Bryan. I have been a Kendall County resident now for 18 years. I have owned property at Legacy Farms for 20. I have some other property in the area, but I don't live there, I live in Legacy Farms. I bought my lot 20 years ago, and one of the reasons I bought the lot was that parcel was rezoned residential. It was Del Webb Pulte. The owners of the farm got a nice down payment for the property, and the great recession hit and they pulled the pin, so it remains to this day still residential, and, you know, maybe I am foolish, but I figured, you know, once it's residential, who changes it -- who changes it to industrial? It's residential. So I built my -- I built my house. I was the second house on the property. I put a lot of blood, sweat and tears into that house. I love it. I am probably never going to move regardless if this lobotomy goes on of our farmland, but, you know, I expected homes, and I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 48 don't have a problems with homes, I think that's what it should be, but to reverse that is just kind of in my book dirty pool. I looked -- in my former life I was with a paving contractor, and I looked at Eldamain. Eldamain Road is a 40-year concrete pavement. It is built for industrial use. Menards moved in there; what was Sugar Grove's loss was Yorkville's gain, and I knew that that part of Yorkville slash Kendall County would be industrial and I didn't have a problem with that. Why would I ? I also know that Ashe Road is posted for no trucks and as is part of Base Line Road, and Base Line Road, the United City of Yorkville took over the -- took over Base Line Road, I don't know, a couple, five years ago maybe, and rebuilt it last year to a -- probably a 20 to 25-year pavement out of asphalt, fold-up asphalt. Very nice. What it was beforehand was awful. And so like I 'm , you know, well, great, this is always going to stay a rural area, maybe with houses because that's in the Comprehensive Plan of the United City of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 49 Yorkville, not -- it's not the united city of data centers, it's the United City of Yorkville. And I was always aware of a ComEd substation. I mean, I 've known it since I was a little kid. My job -- as I got longer into my job, I traveled a lot, I did a lot of paving in Kendall County, Kane County and various -- and I always saw that, and then 20 -- and then 9 /11 hit and everybody thought of -- everybody was told if you see something, say something, right? And I 'm like wow, that is a huge soft target for terrorism. It really is. I never in my wildest imagination thought that that substation would actually be the terrorist, because that substation is creating ecoterrorism. You are destroying the farmland and you are destroying the look of Yorkville with -- The thing is about that picture is it doesn't give you a scope of how big these buildings are. Drive down I -88 and you will see one of these data centers going up. They are huge. And you just don't get a feel for just how big they are. It's two miles from Ashe to Route 47, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 50 and that is completely out of the ordinary from what I thought Yorkville was going to be. One of the things I am wondering, too, with Illinois Route 47 right there, we know that it's going to be expanded, the Phase 2 engineering is complete, I think they are waiting for utility relocation right now. I think in front of Bristol Bay they are relocating telephone poles right now, or ComEd poles or whatever they are, and I think once the utilities are relocated, it will go out for bid and I 'm guessing that's going to be a 6 0 to $70 million project. Why in the world would you not have ingress and egress off of 47 for this project? I don't care -- You definitely should start in the middle, but why not have the access road go all the way back to the middle and have the ingress/egress out to Route 47, okay? You've got to mess with the Rob Roy drainage ditch, okay, they've got -- they've got boxes for that. And what would that cost? Deceleration lanes, a box culvert probably a thousand feet long maybe, depends what IDOT would 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 51 require. IDOT would definitely give a permit for this. Might cost $10,000,000. For the scope of this project, that's like you and me flushing a toilet, so why in the world are we going off of rural roads when we can go off Illinois Route 47? That's what it's built for. It's going to be a four-lane highway into Yorkville. Why would you not have the ingress and egress coming off of Illinois Route 47? It really -- it surprises me. I was a little surprised, you know, I 've been to quite a few of these meetings, I was at a Kane County Board meeting yesterday, I was at the Yorkville Board meeting yesterday also, and they gave the pledge of allegiance. We pledge allegiance to the republic for which it stands. The republic. What is the difference between a republic and a democracy? A republic, the founding forefathers created a republic so that the minority would not be squashed. Why do we have the U .S . Senate? Every state has two senators. Illinois has two senators. Wyoming, which is where Pioneer 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 52 Development is from, has two senators. Why? So that the minority doesn't get squashed. The people in Legacy Farms are the minority, and it feels to me we are getting squashed. That is not in the true sense of the republic for which it stands. I personally think I would describe them as carpetbaggers. They are coming into our state, they are coming into our community, they're going to make not millions, not tens of millions, not hundreds of millions, billions of dollars. Billions of dollars. On whose backs? Well, in my book the people in Legacy Farms. We were -- yes. If I build next to an airport, shame on me if I 'm going to complain about the planes. Shame on me. But I built next to a farm field, not 14 data centers. 14. There's been talk about -- well, okay. Pioneer Development over and over and over has said two or three times that you don't have -- you're not -- it's not going to cost the United City of Yorkville a dime for any infrastructure improvements. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 53 I have participated in hundreds, hundreds, of developments in and around Kane, DuPage and Kendall County, and even a little into Will. Not one single developer that I knew didn't pay for every single infrastructure improvement. I know that because in 2007 and 8 when the markets crashed, a lot of my fellow competitors lost a lot of money because they built the infrastructure, and the way it works in Illinois unfortunately -- and I tried to get it changed in Springfield, but no luck -- is that you only have to -- you only have to put a performance bond down for a development, which means it's not a contract bond. So that means there is not -- they are not guaranteed payment, the contractors. Many a contractor built roads, built sewers, built, you know, electric, et cetera, et cetera, that were left hung out to dry because there was no -- there was no contract bond, and, of course, there was no payment bond. So every single development I have ever been on, and like I said, I did hundreds of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 54 them, the developer pays for the infrastructure. I am so sick and tired of Pioneer Development telling you people we're going to pay for everything. What -- that's not different than any other development than I 've ever seen, so I am just a little -- I am just a little tired of them telling this board that you don't have to worry about it, we are going to have to pay for everything. How is it different than any other development? So it's not. So just put that checkmark off because that's great, I mean, it's nothing different. ComEd. I know that Bernie talked about it, and they said in the last meeting that ComEd requires that you have to start from west and then move east, and you can't -- you can't tell the utilities what to do. Number one, tell that to IDOT, right? IDOT, as I just said, is having all the utilities relocated on 47 so it can be expanded to four lanes and ComEd does not pay for that -- or, I mean, I 'm sorry, IDOT does not pay for that. ComEd does. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 55 And last I checked, ComEd and the state of Illinois doesn't have the greatest reputation in the world right now. Ask the man that's going to prison for seven and a half years for colluding with ComEd, Mr. Michael J . Madigan. CHAIRMAN VINYARD: Can we just stick to the facts of the argument for this and not get into -- MR. BRYAN: Well, okay. All right. CHAIRMAN VINYARD: Thank you. MR. BRYAN: I 'm sorry. Well, it's all kind of -- CHAIRMAN VINYARD: I understand. MR. BRYAN: I understand. CHAIRMAN VINYARD: I got you. MR. BRYAN: I understand that there is no stress on the schools, I understand that there is no stress on the fire department. I did talk to the fire department. But I also remember back in the day that you had impact fees and these developers had to pay impact fees to try and make up for some of the stress of the city services. You know, I look at these things and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 56 I look at my phone and how many times do I get spam calls? They are all generated from A I . Where is that A I ? Who needs to get ready for medicare A and B , are you ready for -- you know, your car warranty is expired, you need a business loan, you get an A I call. Well, you know what? That's all coming from those things, and I know, I understand they are going to build them somewhere, but do I need them in my backyard? But they are. I mean -- I mean, it's crazy. I am concerned. I do know that there is a lot of power. For the old people like me that remember 1988 with the rolling blackouts in -- rolling blackouts in New York, the rolling brownouts in Chicago, the rolling brownouts in New York and the East Coast. Our infrastructure, electric infrastructure, is not set up for all this power. I know a lot of electrical contractors. I am curious when this thing is completely built, say there is a problem, say we have another heat wave like 1988 when hundreds died in Chicago. Who is going to get the power, the data centers or 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 57 Grandma's nursing home? I know that once those things don't have power, I think they are going to have a lot of data loss, but, I mean, that's something to consider. Now, we've got -- I am going to talk a little bit about the economic impact. I get it, Yorkville is going to have a huge windfall, $7 .5 million a building is what Pioneer has told us just tonight when they are done, but, I mean, for us at Legacy, we are not -- we are not -- we are not residents of Yorkville. So you can say that the property taxes cannot go down, they have -- Pioneer has said that, because if the property taxes go down, their property taxes also go down, and that will put a dent in, you know, the money that's going to come to the United City of Yorkville. They -- Pioneer has said that home values will increase, and they have gone up 70 percent in the last ten years. I think we had a thing called a pandemic. Didn't everyone's home value skyrocket, and especially in Illinois right now where the -- the real estate market is 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 58 so tight because there is just no inventory, so everybody's price of their homes has gone up. We have -- we have studies and we have realtor information that shows that within -- within the close proximity of data centers the home values will fall between five and 15 percent. I can't believe they're -- I mean, who really thinks that your home value is going to go up when you are looking at a concrete jungle? We saw the pictures, they said it's not going to be all, you know, concrete walls. They showed you the front, the sides and the back; they're all concrete. It's not pleasant to look at. The trees will block the view. When? 30 years from now? I 'll be dead. I will be dead. So they're not going to block the view. Speaking of views. What about the cranes? I mean, so we've got to look at cranes that -- those cranes, if you're building -- if you're putting something on a 50-foot tall building, those cranes are going to be a hundred 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 59 to 150-foot high. I mean, that's -- that's in violation of the code, but you've got to build them, so no tree in the world is going to block that. The trees in Legacy are upwards of 9 0 to 100 feet high for the -- for the very mature ones, so think about that. It still won't block the cranes, they are still going to be there and we're going to have to look at them. I will ask again. I am a little confused when Mr. Olson says that it's a 20-year build-out and then Pioneer Development says it's a ten-year build-out. Can somebody toll me which one it is? 20 years I will be 8 2 . Ten years I will be 72. You know, I built there as my -- my dream house. My dream spot. I am close to everything, but still rural, for a while. And speaking of rural, isn't it in Yorkville's Comprehensive Plan to remain a rural community? If that's rural, I am definitely confused on what the definition of that is because that is far from rural. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 60 The local businesses, okay, you know, I have tried to look at some research on how many people these buildings really employ. I haven't got -- he says it's going to employ 500 people, okay? I 've heard other people tell me, you know, it's going to be six to ten people per building because they are all automated. They are run by computers, that are the computers. What's that doing for the businesses in Yorkville? If you put homes in there, the businesses will thrive, but these aren't -- these are -- these are employees supposedly, we don't really know the number, but it's going to be for, you know, 20 years before it's built out, or ten years. The businesses in the United City of Yorkville are not going to see any benefits from this program. They just won't . The noise. So everybody wants to talk about the -- you know, the noise and it's going to be great, it's going to be quiet when it's done after ten years, 20 years, I don't know which it is, but back-up alarms are not quiet. They are designed to be safety protection for the people on the ground. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 61 The amount of concrete trucks, the precast drywall or -- or the precast concrete walls, those all come in on trucks. They're loud, they're going to be loud, and they are going to generate dust. Could you imagine this year with no rain, the dust? I am curious to see what the dust control is going to be. And when, you know, if you go by the one in Yorkville, and I have a picture -- it doesn't do me any good, it's for like a 3 1 -acre site, and the amount of -- there is six cranes on this 31-acre site and dozens and dozens of vehicles for the trades. Dozens. So the traffic will not be -- it will be there. When they are done it won't be, but that's ten or 20 years, so I don't want to hear this either that there won't be any increased traffic, because there will be, because you've got to get the building materials and you've got to get the men to be there. So that's another really kind of -- a lot of these things that are being told by Pioneer is when it's done, but it's not going to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 62 be done for a long time. Site remediation. We were told in another prior meeting that these things have a 75-year useful life. How many of you have ever heard of a data center before five years ago? Anybody? Not me. I mean, there's a good chance -- everybody knows what lithium is now, right? It fuels our -- that's t he batteries that we put in our electric cars, but lithium may be gone in ten years because, you know what, someone is going to come up with another. Might be hydrogen. How do we know 75 years from now the technology right now that is moving at breakneck speed -- I mean, Elon Musk lands a -- lands a booster rocket in a set of chopsticks. I mean, who would have thought that was possible ten years ago? So you are going to tell me that this really has a 75-year useful life? I mean, I am curious to see what's going to happen with the wifi buildings, you know, because they've got one purpose, these buildings are one purpose, and if 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 63 this technology changes, you're going to have -- you're going to have urban blight right in my backyard. So I am thinking, you know, if you do approve this project, I would like -- and not a bond. I would like to see an escrow, a very large escrow, for demolition and clean up. I think that's something that the Planning Committee should really, really think about, and you should do it per building, just -- and like I said, not a bond, because a bonding company is going to fight it. Going to fight it. CHAIRMAN VINYARD: I understand. MR. BRYAN: So, okay, my final thoughts, I know you guys are getting antsy. Like I said, this project goes totally against Yorkville's Comprehensive Plan. They are right, they said they are going to redefine Yorkville. Well, you are right because the Comprehensive Plan is going right out the window. It really, really is. Central Park. We all know Central Park in New York. You know how many acres Central Park is? 8 9 0 . This thing is bigger than 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 64 Central Park. We in Legacy Farms are not residents of Yorkville, so we won't -- I call this taxation without representation. Why? Because we are being taxed and tax isn't just money, tax is a burden. We are going to be burdened with dust, noise and ugliness for ten years, and we have no say so because we're not -- we don't live in Yorkville. We're not going to see any of these grandioso, you know, fee reductions, and we will see -- the only economic benefit we will get is we will lose money on our houses. That's it. I mean, this is pure and simple taxation without representation. My last statement, the bottom line is this land was zoned residential. It was zoned residential, and you are going to change it to M -2 industrial. It's not fair to me, it's not fair to my neighbors, and it's not fair to anyone that drives down that road, you know. I will quote a late great actor, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 65 Patrick Swayze. Why am I so -- why am I so -- just so angry about this project? Because I live here. Thank you. CHAIRMAN VINYARD: Thank you. Would anyone else like to speak? Preferably on topics that haven't been addressed with either of the last two. KEITH LANDOVITZ, having been first duly sworn, testified before the Planning and Zoning Commission as follows: MR. LANDOVITZ: Good evening. Keith Landovitz, 275 Ashe Road. My wife and I live immediately to the west of the subject property. We are immediately -- we are adjacent to, but not part of, the Estates at Legacy Farms subdivision, residential subdivision, so although I 've come very much to respect Mr. Weiler, he -- the homeowner's association that he represents doesn't cover my wife and me. I 'm going to try -- some of my concerns are tangentially the same. I am going to try to raise only points that are specific and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 66 haven't been specifically said before. CHAIRMAN VINYARD: Thank you. MR. LANDOVITZ: I won't succeed in that a hundred percent, but I will do the best I can to respect your time. So first I do want to acknowledge, as Mr. Weiler did, some good things that have happened in the course of planning this. Particularly I see that the most recent site plan -- and I thank the petitioner and the City staff for putting some newer documents on the website recently, I think within the last week, the most current site plan doesn't show entrance or exit along Ashe Road, so I think that's great. I still wish the two residential driveways, including mine, were on the plan. My access to Ashe Road is not part of the Leg -- the residential subdivision road network, so there is a separate, and there are two now separate residential driveways. I think that's all material to the overall transportation planning, so it should be part of the record, but -- and I believe I heard the petitioner say this also tonight, that the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 67 access to the site would be just along Base Line and Galena, so that's great, I want to see that continue as part of the PUD agreement. But then some concerns, and with reference specifically to the more recently published documents, the sound study, I think there are some inconsistencies between the published document and some of the things the petitioner said this evening in his testimony. The document does not allude to the lower thresholds for tonal sound, and, again, I applaud Yorkville for I think that was an enlightened act to enact those lower standards, right, recognizing that tonal sound punches above its weight, right, in terms of nuisance impact, but I don't think that's acknowledged in the study, so I would want to see that updated, and I would want to see assurance that, in fact, the sound will be below -- below those thresholds in the appropriate categories for a tonal versus tonal sound. The -- and tonal sound, I think even as good as the Yorkville thresholds are, tonal sound is a real concern, right, particularly with 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 68 industrial zoning as opposed to residential or other uses, even commercial, right, because the idiosyncratic industrial uses generate their own particular tonal sounds. Mr. Bryan gave what to me is the paradigmatic example of the thousand hertz back-up alert thing, but, you know, I don't expect data centers to have much of that, although I would love to see that, a prohibition against any of that in the special use, right, but there may be, and this may be an opportunity if Yorkville is trying to benefit from lessons learned from other places that have done these data centers, understanding what kind of tonal noise they generate and having specific requirements in the -- in the special use or the general zoning ordinance for that I think would be good. I know the sound study also alluded -- and I think petitioner did in testimony this evening -- to possibly ordering equipment designed not to generate tonal noise. I don't know if that's -- you know, I could put out an RFP for equipment that -- for 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 69 a chiller that's shaped like a giraffe. I don't know if anybody actually makes that, right? So whether these things are actually made with different sound profiles and are available in the market, I don't know if that's hypothetical or proved, but, in any case, I think that warrants a little more work tightening up the sound study and getting better assurance that both the sound levels will be below the appropriate thresholds both for tonal and a tonal. In terms of light, the photometric study -- and I understand the way these are typically done, right, for a couple of things. First, I think in the published documents it was really just showing one building, and I am assuming that's because the theory is that all the buildings are going to be the same. I think ideally that's not really as good as having a full lighting plan, which I think would be better, but even just working from that study, right, what a photometric study typically shows is -- I think the proper engineering term would be luminous flux. That's 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 70 the thing that's measured in lumens or foot candles. I think in layman's terms that kind of translates into like ambient brightness, so that's like when you think of light pollution, that's what you think of, it's just light going in all directions, right, and how much, how intense is that omnidirectional light. That's not the same thing. So saying the photometric study shows that a certain distance from the buildings there will be zero foot candles of light -- of luminous flux, right, that's not the same as saying, as I think the petitioner did this evening, and I 'll ask him to beg my pardon if I am misquoting him, that the buildings would for all intents and purposes be invisible. In fact, the whole principle by which ornamental lighting works -- and I know we are not having ornamental lighting here -- but ornamental lighting is low intensity, right, the overall light output is low, but you see it. You can't read by it, but it makes an impression. My concern, to put this in concrete 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 71 terms, is that we are going to have something here that looks like the Martians landed their UFO in the neighboring farmer's field, or their whole fleet of UFOs , right, if there are 14 buildings. Now, if none of those -- and I 'm not sure, I think the -- the photometric study I think said 25 feet up for the luminaires, I think the M -2 would be 35 feet, I think it's 20 feet for residential, if I remember the zoning code correctly, so I would love to see not more than 20 feet, but what I really care about is that the lights just not be visible from the outside of this thing, so that you're not looking up at buildings and seeing this row of lights, right, and, again, other than if they are not blinking, you know, it kind of looks like a UFO landed in the field, right? Even if the lights are not very bright, that's something -- it's kind of the same thing as tonal noise in that it has an aesthetic impact that punches above its weight, right, in terms of just the energy output. So those were some specific concerns with the revised 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 72 documents. I think my biggest concern, and forgive me here, I do have to repeat a bit of what was said before, but the planned -- the phased planning building from west to east, right, of course I am another person that lives in the west, to the west, I , you know, share the concern about disproportionate impact on people who are not residents of Yorkville, right, who live in an unincorporated area and, therefore, the equal protection implications of that. I would very much like to see, and think it would be more equitable for the entire community, a plan that builds out from the center, right, particularly given how long this development may take and the possibility that it may not be fully realized. And I know, again, forgive me here for repeating a bit, but my wife and I had an experience similar to Mr. Bryan's , we haven't owned our property for 20 years, it's been about six years, living here for five, but when we moved here, we could tell Eldamain was -- the Eldamain corridor was going to be industrial, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 73 right, you could see that from the road improvements, you could see that from looking at both Yorkville, Kendall County and Plano zoning maps, comprehensive plans, right? Didn't think that industrial would go north of Galena. Now, that's not to say that it shouldn't or can't . I understand these comprehensive plans get updated. On the whole my objections are not to the data center development as a use, but I would like to see better transition to other land uses, right, and really the principles from the Yorkville development guidelines, right, the principles are preserving rural character, and transition between land uses I think could be done a little bit better here. Part of that would be not building -- not having the development start in the west. So with that, I think that in terms of the specific matters that the petition comprises, right, and my prayer to the Commission regarding the annexation, my plea is to recommend against that unless and until the phasing is revised because the only part that needs to be annexed is the part that would be Phase 1 , right, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 74 and the annexation specifically enables that phasing from west to east, so that's why -- I have no other objection to the annexation, but obviously leverage for a phasing that I would view as more favorable to my interests is undermined by the annexation. In terms of the M -2 zoning, I would prefer to see it -- particularly given the other developments happening along the Eldamain corridor, I would prefer to see a data center district zoning rather than the general manufacturing zoning. I understand pros and cons of going with the special use versus that specific zoning, but I think given all the specialist considerations around the data center use and given the amount of territory that will likely be zoned for that use, that is something for which I would plead. Regarding the special use overlay, that's part -- that's a part where I think it's all great, everything that I saw that was done all seemed favorable in terms of lessening the impact, so no concerns about any of that. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 75 And then, finally, in terms of the annexation agreements and the PUD agreement, right, obviously I have talked about the annexation, PUD agreement, similar issue with the phasing, and also I think the general idea that we -- you know, if this is going to go for 10 or 20 years, however long it's going to be, right, saying this is -- we have all these hearings, right, and state law mandates a certain process and our zoning ordinances mandate a certain process, but once that's all done and a PUD agreement is signed, a lot of things that materially a ffect the impact of a development, particularly one this size, can happen in the life of that development, and I would hope that the PUD agreement would include requirements , procedural requirements, above and beyond what the state law and the existing local ordinances require, to allow for checkpoints or toll gates in the course of this development to help course correct, both for things that may be adverse to people who live in the area and also for other general developments because nobody knows what's going to happen over the course of 20 years. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 76 I understand that developers need to lock in certain parameters upfront, but I 'd like to see some procedural safeguards over the life of the development. My final point is my wife and I came here as refuge -- came to Kendall County as refugees from poorly planned development in Will County. I mean, already I see things being done a thousand times better here in the way the whole process is unfolding and the nature of the development being planned, so I am very gratified to see that, but I think there is still room for improvement in terms of those -- you know, setting up these gargantuan districts and then the quality of transition, right? A buffer is not a transition. I know the plan has already gotten better since its inception in terms of buffering, but I don't think that's a substitute for better transition to adjacent land uses. So thank you for your time. CHAIRMAN VINYARD: Thank you. Would anyone else like to speak? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 77 (No response.) CHAIRMAN VINYARD: Would anyone joining in on Zoom tonight like to speak? (No response.) CHAIRMAN VINYARD: Seeing as there is none -- All right. MS. BAUMGARTNER: Hello? CHAIRMAN VINYARD: Yes. DEBRA BAUMGARTNER, having been first duly sworn, testified before the Planning and Zoning Commission as follows: MS. BAUMGARTNER: Hi. This is Debra Baumgartner. My family owns the farm property across the road on Base Line that is bounded by Base Line, Miguel and Ashe Roads, so I actually had some questions for either the City or the petitioner. My first question is in relation to the roads, Base Line and Ashe Road. The report says that those are going to have a hundred feet total planned corridor, and I am just wondering is the right-of-way dedication all coming from the Pioneer Development or will you be seeking easements from the land owners on the other sides 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 78 of Base Line and Ashe? CHAIRMAN VINYARD: Okay. MS. NOBLE: Um -- CHAIRMAN VINYARD: Go ahead. MS. NOBLE: Oh. CHAIRMAN VINYARD: You're good, if you can answer, help. MS. NOBLE: Sure. The petitioner will be required to dedicate roadway on their side of the land. I am not sure if it would require any other easements on anybody else's property. The City engineer just left the room, so when he comes back, he will be able to address that comment. MS. BAUMGARTNER: Okay. Another question involving easements. The plan shows a future utility corridor, it's also referred to as a future utility easement, that is 300 feet wide. That is the length of a football field. That's huge. I am wondering, it runs north/south just east of Phase 1 . Is that utility corridor -- Well, what is going to be in it for one thing, and is there going to be an easement 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 79 sought for my farm, which is directly to the north of that, which aligns with the easement shown on the plan? MS. NOBLE: That easement is an existing ComEd easement, utility easement. ComEd would be the one that would reach out if there is any acquisition needed, not the City or in response to the development. MS. BAUMGARTNER: So do you know anything about what is to be built on that? MS. NOBLE: If the developer is willing to respond. MR. McCARRON: Hi, Deborah, nice to meet you. So that 300-foot wide easement, currently it's actually ComEd-owned acreage that runs through our property. It dead ends at Base Line Road. It will not be going north through there. The lines actually end in the middle of our property and then take a hard 90-degree turn before going east, and we're not going to be building lines north of your property. MS. BAUMGARTNER: Okay. Thank you. Do you know anything about the road right-of-ways, my previous question? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 80 MS. NOBLE: Our engineer is back, Brad Sanderson, can address that question for you. MR. SANDERSON: Yeah, I 'm sorry, had to take a break, but what was the question in regards to the road right-of-ways? MS. BAUMGARTNER: I was asking if Base Line and Ashe Roads, which the information says they are going to be widened, and I wondered if the entire right-of-way dedication would come from the Pioneer project development or if you were going to be seeking right-of-way easements from any of the property owners on the north side of Base Line or the west side of Ashe Road. MR. SANDERSON: Yeah, still to be determined, but most likely on Base Line Road we would try to obtain right-of-way from both sides of the roadway and keep the roadway basically where it is, but still to be determined. Those details won't be planned for quite some time. MS. BAUMGARTNER: And I had one more question for the petitioner. How many data center projects has Pioneer Development completed? MR. McCARRON: That's confidential, but 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 81 I think this will be collectively our fifth. MS. BAUMGARTNER: Anything of this scale? MR. McCARRON: On a megawatt basis, this is on the larger side of campuses. MS. BAUMGARTNER: And is it the largest that you have been involved with? MR. McCARRON: It is the largest campus I have been involved with. MS. BAUMGARTNER: Thank you. CHAIRMAN VINYARD: Does that conclude your questions? MS. BAUMGARTNER: Yes. Thank you. CHAIRMAN VINYARD: Thank you. Would anyone else in Zoom land like to speak? Speak now or forever hold your peace. (No response.) CHAIRMAN VINYARD: Okay. Would the petitioner like the testimony -- Would the petitioner like to have their responses to the standards entered into the public record? MR. McCARRON: So just some high level things. So thank you, Debra, Keith and John for your comments, everybody as well. We appreciate 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 82 working with you guys, too, and trying to make this project more harmonious for you. So as far as the sound study goes for no tonal noise, I saw before this meeting, it hasn't been included yet, we have an updated preliminary sound study based upon feedback from Soundscape that have been going back and forth with their engineers, so there will be no tonal noise. Additionally, as far as Keith, your comment about wanting to see a full photometric plan, but also noting that there is no light pollution necessarily from our snapshot of the building, so given that there is not going to be any light pollution from a single building, there is not going to be collective light pollution either, so I 'm not sure how that would be different. And then as far as lighting goes, everything is going to be motion activated, so it's not like all these parking lots are going to be illuminated at night, and hopefully that was made clear in the presentation, so from a distance, especially given the berm work, the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 83 hundred feet landscape buffer and the trees once they are more mature, you are not going to really see anything. As far as the phasing issue, it is at ComEd's discretion to a degree as well as PJM and FERC. Our site plan for phasing has already been submitted to them, so we can't really tell them what to do. And then for the comment that they are adjusting poles along Route 47 right now, so why can't we adjust ours, that is power at the distribution level, it's not at the transmission level. It's a totally different regulatory body. The actual building heights that I would like to reassert are 55 feet, they are not 70 feet, even though there is I believe an ordinance now that we can build up to 70 feet. What we are asking for is a 78-foot variance for mechanical equipment that will be inset from the building edges substantially. You will never see that. And I know it's hard to see from the site plan that was up during some of these questions, but it's a hundred feet wide of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 84 buffer, which is massive. It's a third of a football field. So it's really hard to tell from the scale, but it's an unbelievable amount of landscaping, and it really is going to contain the site and make sure it's obstructed from any -- the shells are obstructed from view as much as possible, once everything is fully built out. And then one point, Pioneer Development is an Illinois LLC, it is not a Wyoming LLC. We are an Illinois-based company. All of our partners on the project are Illinois-based. And then as far as us being a nuisance or potentially causing curtailment on the grid for residential customers, that is impossible. ComEd would never allow it. We are paying for all grid infrastructure upgrades to serve the site, and if it's curtailed in an emergency, we would be curtailed first and we would have backup generators. We are not going to cause a brownout. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 85 And I understand Legacy Farms is also not pleased that they are not going to see any of the benefits here on a tax basis for potential tax revenue going down. Potentially maybe Legacy Farms should be annexed into Yorkville and they can see some of the tax benefits. That's it. Thank you. CHAIRMAN VINYARD: Thank you. MR. SILVERMAN: Mr. Chairman, we would like those entered into the record. CHAIRMAN VINYARD: Very good. I am also going to add into the public record a memo -- I 'm sorry, email sent on July 7 th from Lawrence D . Wickter and Deborah Wickter discussing the development and the property -- possible property losses. This will be added into the record. I believe you have been given that as well. Very good. Okay. So we are going to conclude the public hearing. Since all public testimony regarding this petition has been taken, may I have a motion to close the taking of testimony in this public hearing? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 86 COMMISSIONER CROUCH: So moved. COMMISSIONER LINNANE: Second. CHAIRMAN VINYARD: Roll call vote, please. MS. YOUNG: Yes. Forristall. COMMISSIONER FORRISTALL: 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. The public hearing portion of tonight's meeting is now closed. (Which were all the proceedings had in the public hearing, concluding at 9 :13 p .m .) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 87 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 88, 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 88 responsibility for the accuracy of any reproduced copies not made under my control or direction. IN WITNESS WHEREOF, I do hereunto set my hand at Leland, Illinois, this 28th day of July, 2025. /s / Christine M . Vitosh CHRISTINE M . VITOSH, Illinois C .S .R . 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75:13 affected [3] - 43:2, 43:3, 43:4 agencies [1] - 32:9 agenda [1] - 5:20 ago [4] - 47:8, 48:17, 62:5, 62:19 agreement [11] - 12:1, 13:6, 15:23, 31:7, 37:5, 67:3, 75:2, 75:4, 75:12, 75:16 agreements [3] - 36:2, 37:21, 75:2 ahead [1] - 78:4 AI [3] - 56:2, 56:3, 56:6 aided [1] - 87:10 air [1] - 30:7 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 1 airport [1] - 52:15 alarms [1] - 60:22 alert [1] - 68:7 Alexandria [1] - 2:20 aligned [1] - 11:10 aligns [1] - 79:2 all-at-once [1] - 13:20 allegiance [2] - 51:16, 51:17 allow [3] - 12:11, 75:19, 84:18 allowed [1] - 38:17 allows [1] - 12:5 allude [1] - 67:10 alluded [1] - 68:20 almost [1] - 22:10 alongside [2] - 16:12, 17:18 ALSO [1] - 2:8 amazing [1] - 27:15 ambient [1] - 70:4 amenity [1] - 19:24 America [1] - 10:2 amount [5] - 29:5, 61:1, 61:12, 74:17, 84:4 analysis [2] - 27:20, 33:9 anchored [1] - 37:2 AND [1] - 1:10 angry [1] - 65:2 annexation [12] - 10:7, 11:21, 13:6, 36:2, 37:4, 37:21, 73:21, 74:1, 74:3, 74:6, 75:2, 75:4 annexed [2] - 73:24, 85:5 annual [1] - 32:23 annualized [1] - 26:8 answer [1] - 78:7 anticipates [2] - 24:4, 24:6 antsy [1] - 63:15 APPEARANCES [1] - 3:1 appeared [2] - 3:5, 3:10 applaud [1] - 67:12 application [1] - 36:9 applications [1] - 45:4 applied [1] - 42:14 applies [1] - 87:22 appreciate [2] - 46:21, 81:24 appreciated [1] - 26:7 approach [2] - 11:9, 30:14 approaches [1] - 14:3 appropriate [4] - 17:17, 35:16, 67:20, 69:10 approval [3] - 10:8, 12:20, 15:16 approvals [4] - 11:21, 13:4, 13:8, 15:19 approve [1] - 63:5 architecturally [1] - 18:21 architecture [1] - 20:4 area [7] - 10:20, 12:8, 42:15, 47:6, 48:22, 72:10, 75:22 areas [4] - 18:7, 29:13, 42:15, 43:7 argument [1] - 55:7 Ashburn [5] - 26:5, 26:6, 26:14, 26:21, 27:1 Ashe [14] - 11:16, 39:2, 42:6, 43:2, 48:13, 49:24, 65:13, 66:14, 66:17, 77:15, 77:19, 78:1, 80:7, 80:13 asphalt [2] - 48:19 assessments [1] - 30:22 association [2] - 39:2, 65:20 assume [1] - 87:24 assuming [1] - 69:16 assurance [2] - 67:18, 69:8 atonal [2] - 67:20, 69:10 attached [1] - 87:22 attacks [1] - 6:21 attenuated [1] - 25:6 attorney [4] - 9:9, 38:22, 87:17, 87:18 audience [2] - 7:4, 7:8 automated [1] - 60:7 available [3] - 30:13, 38:4, 69:5 avoid [1] - 6:20 aware [1] - 49:3 awful [1] - 48:20 B back-up [2] - 60:22, 68:7 background [2] - 24:17, 47:2 backs [1] - 52:13 backup [2] - 29:23, 84:22 backups [1] - 15:9 backyard [2] - 56:10, 63:3 bar [1] - 20:11 Barksdale [1] - 2:10 Barksdale-Noble [1] - 2:10 barriers [1] - 28:17 Bart [10] - 2:9, 6:11, 24:8, 26:3, 28:23, 33:3, 34:14, 40:13, 41:3, 43:14 Bart's [1] - 40:16 Base [14] - 11:15, 14:19, 48:14, 48:15, 48:16, 67:1, 77:14, 77:15, 77:19, 78:1, 79:16, 80:6, 80:13, 80:15 base [4] - 33:6, 36:4, 37:23, 44:7 based [4] - 19:11, 82:6, 84:12, 84:14 basins [3] - 12:22, 18:5, 29:12 basis [4] - 29:10, 31:17, 81:4, 85:3 batteries [1] - 62:9 BAUMGARTNER [13] - 4:7, 77:7, 77:9, 77:12, 78:15, 79:9, 79:22, 80:6, 80:20, 81:2, 81:6, 81:10, 81:13 Baumgartner [1] - 77:13 Bay [1] - 50:8 beacons [1] - 23:1 beam [1] - 22:23 become [1] - 37:14 beforehand [1] - 48:20 beg [1] - 70:15 behalf [2] - 3:5, 3:10 behind [2] - 18:3, 18:17 below [7] - 24:11, 24:15, 28:5, 29:9, 67:19, 69:9 belt [1] - 17:23 benefit [8] - 13:10, 16:14, 32:16, 33:12, 36:8, 37:3, 64:13, 68:12 benefits [5] - 35:3, 44:6, 60:16, 85:3, 85:7 berm [8] - 12:22, 16:18, 18:6, 20:3, 22:2, 24:21, 27:2, 82:24 berms [5] - 14:1, 17:16, 18:3, 28:14, 35:16 BERNIE [2] - 4:4, 38:18 Bernie [2] - 38:21, 54:14 best [1] - 66:4 better [9] - 28:12, 43:6, 69:8, 69:21, 73:10, 73:15, 76:10, 76:18, 76:20 between [6] - 42:16, 42:21, 51:19, 58:6, 67:7, 73:14 beyond [3] - 17:10, 35:17, 75:17 bid [1] - 50:12 big [3] - 45:3, 49:20, 49:23 bigger [1] - 63:24 biggest [3] - 44:9, 45:20, 72:2 billions [2] - 52:11, 52:12 binding [6] - 11:24, 13:5, 15:23, 25:21, 36:2, 37:20 bit [4] - 57:7, 72:3, 72:19, 73:15 blackouts [2] - 56:14, 56:15 blending [1] - 21:18 blight [1] - 63:2 blinking [1] - 71:16 block [6] - 17:21, 44:16, 58:17, 58:19, 59:4, 59:9 blocking [1] - 22:9 blood [1] - 47:21 board [1] - 54:8 Board [2] - 51:14, 51:15 bodies [1] - 33:1 body [1] - 83:13 bond [6] - 53:14, 53:15, 53:21, 53:22, 63:6, 63:11 bonding [1] - 63:11 book [2] - 48:3, 52:13 booster [1] - 62:17 border [1] - 10:18 bordered [1] - 11:15 borderline [1] - 31:17 bottom [2] - 27:6, 64:17 bought [2] - 47:8, 47:9 Boulevard [1] - 3:3 boundaries [1] - 24:12 boundary [1] - 28:11 bounded [1] - 77:14 box [1] - 50:23 boxes [1] - 50:22 Brad [2] - 2:18, 80:1 breaching [1] - 30:7 break [1] - 80:4 breakneck [1] - 62:15 brief [1] - 6:12 bright [1] - 71:20 brightness [1] - 70:4 bringing [1] - 11:23 brings [1] - 35:6 Bristol [1] - 50:8 broader [1] - 26:9 broken [1] - 32:4 brownout [1] - 84:24 brownouts [3] - 31:24, 56:16 BRYAN [8] - 4:5, 46:18, 46:21, 55:9, 55:11, 55:14, 55:16, 63:14 Bryan [2] - 47:3, 68:5 Bryan's [1] - 72:20 bubble [1] - 40:18 budget [1] - 36:7 buffer [13] - 13:9, 14:1, 16:12, 17:14, 17:19, 19:4, 19:10, 21:19, 22:4, 24:22, 76:17, 83:1, 84:1 buffered [3] - 10:21, 19:21, 35:19 buffering [4] - 12:17, 17:16, 36:14, 76:19 buffers [3] - 12:23, 14:16, 28:3 build [13] - 10:24, 11:18, 13:16, 32:22, 33:3, 45:6, 45:8, 52:15, 56:9, 59:3, 59:13, 59:14, 83:17 build-out [7] - 10:24, 11:18, 13:16, 32:22, 33:3, 59:13, 59:14 building [23] - 11:6, 13:21, 15:21, 17:6, 18:18, 19:10, 21:6, 24:2, 44:3, 57:9, 58:22, 58:24, 60:7, 61:20, 63:10, 69:16, 72:5, 73:16, 79:21, 82:14, 82:15, 83:14, 83:20 buildings [27] - 11:2, 11:17, 12:14, 12:21, 14:15, 16:3, 18:7, 18:10, 18:11, 19:7, 20:15, 20:22, 23:22, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 2 24:18, 42:16, 42:22, 43:24, 44:1, 49:20, 60:3, 62:23, 62:24, 69:17, 70:11, 70:16, 71:5, 71:15 builds [1] - 72:14 built [22] - 13:13, 14:15, 26:22, 35:2, 35:23, 40:22, 43:5, 46:1, 47:19, 48:7, 51:7, 52:17, 53:10, 53:18, 53:19, 56:21, 59:17, 60:14, 79:10, 84:8 burden [3] - 34:18, 34:22, 64:6 burdened [1] - 64:7 Burner [1] - 2:19 Burns [3] - 9:8, 9:12, 27:18 bursts [1] - 40:19 business [2] - 17:13, 56:5 businesses [4] - 60:1, 60:9, 60:11, 60:15 BY [2] - 3:3, 3:7 C C.S.R [1] - 88:9 campus [27] - 9:16, 10:9, 11:1, 12:5, 12:11, 13:16, 17:2, 19:4, 19:13, 19:19, 20:6, 22:11, 23:5, 23:17, 24:20, 27:7, 27:14, 29:11, 30:9, 31:16, 31:22, 33:5, 33:14, 34:1, 34:24, 35:12, 81:8 campuses [8] - 15:24, 17:11, 20:5, 25:9, 26:3, 26:6, 26:22, 81:5 candles [2] - 70:2, 70:12 cannot [2] - 21:4, 57:14 capacity [2] - 15:20, 34:3 capital [2] - 13:22, 34:7 car [1] - 56:5 Cardinal [6] - 3:10, 9:7, 32:22, 34:19, 35:5, 37:22 care [2] - 50:16, 71:12 carpetbaggers [1] - 52:8 cars [1] - 62:10 case [2] - 28:1, 69:6 cases [1] - 27:23 CASTALDO [1] - 3:2 categories [1] - 67:20 causing [1] - 84:16 caveat [1] - 40:17 caveats [1] - 43:16 center [26] - 6:12, 9:16, 9:23, 10:9, 11:2, 12:5, 15:24, 17:11, 19:20, 20:5, 21:16, 21:20, 26:3, 26:4, 26:6, 26:12, 26:22, 31:10, 34:13, 35:7, 62:5, 72:15, 73:9, 74:10, 74:16, 80:22 centers [9] - 29:3, 33:11, 49:2, 49:22, 52:18, 56:24, 58:6, 68:8, 68:14 Central [4] - 63:22, 63:24, 64:1 centrally [1] - 25:1 certain [4] - 70:11, 75:9, 75:10, 76:2 certificate [1] - 87:21 Certificate [1] - 88:9 Certified [1] - 87:3 certified [1] - 87:24 certify [2] - 87:5, 87:21 cetera [2] - 53:19 Chad [1] - 2:6 CHAIRMAN [33] - 5:5, 6:9, 6:17, 8:8, 8:19, 8:24, 38:5, 38:9, 38:12, 46:7, 46:12, 46:17, 55:6, 55:10, 55:13, 55:15, 63:13, 65:5, 66:2, 76:23, 77:2, 77:5, 77:8, 78:2, 78:4, 78:6, 81:11, 81:14, 81:18, 85:9, 85:12, 86:3, 86:14 Chairman [3] - 2:2, 6:23, 85:10 chambers [1] - 7:3 chance [1] - 62:7 change [1] - 64:19 changed [1] - 53:12 changes [4] - 14:7, 47:17, 47:18, 63:1 character [4] - 23:16, 36:18, 38:1, 73:14 checked [1] - 55:1 checkmark [1] - 54:12 checkpoints [1] - 75:19 Chicago [2] - 56:16, 56:23 chiller [2] - 28:7, 69:1 chillers [3] - 25:2, 28:2, 28:14 choice [1] - 28:17 chopsticks [1] - 62:17 CHRISTINE [2] - 87:3, 88:9 Christine [1] - 88:8 circulation [1] - 15:8 city [12] - 10:4, 10:21, 10:23, 14:23, 16:10, 29:17, 29:21, 32:6, 36:7, 44:20, 49:1, 55:23 CITY [1] - 1:6 City [40] - 2:9, 2:14, 2:18, 3:5, 5:22, 6:10, 10:13, 13:2, 14:5, 14:10, 14:23, 16:1, 17:10, 19:11, 19:23, 25:18, 30:21, 32:9, 32:12, 32:15, 32:24, 33:8, 33:18, 34:20, 35:24, 36:23, 37:7, 37:15, 46:10, 48:15, 48:24, 49:2, 52:23, 57:18, 60:15, 66:10, 77:16, 78:12, 79:7 City's [4] - 12:7, 19:16, 31:14, 35:8 clarifying [2] - 7:11, 7:15 clean [1] - 63:7 clear [1] - 82:23 clearly [1] - 6:1 close [6] - 7:18, 17:12, 26:22, 58:5, 59:18, 85:23 closed [4] - 5:20, 21:1, 39:17, 86:16 closely [1] - 15:17 closest [1] - 16:19 Coast [1] - 56:17 code [8] - 14:10, 17:10, 20:11, 24:15, 28:20, 35:18, 59:3, 71:10 codified [1] - 37:3 collective [1] - 82:16 collectively [1] - 81:1 colluding [1] - 55:5 combined [2] - 19:3, 20:3 combining [1] - 28:16 ComEd [16] - 15:12, 15:18, 16:5, 25:12, 30:13, 49:3, 50:10, 54:14, 54:16, 54:22, 54:24, 55:1, 55:5, 79:5, 79:15 comEd [1] - 84:18 ComEd's [1] - 83:5 ComEd-owned [1] - 79:15 coming [5] - 51:10, 52:8, 52:9, 56:8, 77:22 commencing [1] - 5:3 comment [4] - 7:18, 78:14, 82:11, 83:9 comments [5] - 6:20, 7:15, 7:17, 44:17, 81:24 commercial [3] - 18:11, 20:12, 68:2 COMMISSION [1] - 1:10 commission [1] - 7:10 Commission [10] - 5:7, 5:13, 5:20, 7:19, 9:3, 38:20, 46:20, 65:11, 73:20, 77:11 COMMISSIONER [14] - 8:6, 8:7, 8:11, 8:13, 8:15, 8:17, 38:7, 38:8, 86:1, 86:2, 86:6, 86:8, 86:10, 86:12 Commissioner [4] - 2:3, 2:4, 2:5, 2:6 Commissioners [1] - 38:6 commitment [3] - 27:12, 37:20, 40:23 commitments [1] - 36:20 committed [2] - 11:7, 13:22 Committee [1] - 63:9 committing [1] - 26:24 Commonwealth [4] - 44:15, 44:18, 45:2, 45:6 communication [1] - 39:16 communities [2] - 17:4, 41:7 community [16] - 16:15, 18:8, 20:11, 32:13, 34:8, 34:9, 35:2, 35:19, 37:13, 37:24, 39:14, 39:16, 41:2, 52:9, 59:22, 72:14 Community [2] - 2:10, 2:16 commuter [1] - 15:7 company [2] - 63:12, 84:12 Company [1] - 3:10 comparable [2] - 18:19, 34:13 compared [3] - 17:2, 20:4, 30:2 compatible [2] - 30:10, 35:12 compete [2] - 41:10, 43:17 competition [3] - 41:1, 41:4, 41:12 competitors [1] - 53:9 complain [1] - 52:16 complete [1] - 50:6 completed [3] - 10:11, 14:12, 80:23 completely [3] - 26:20, 50:1, 56:21 compliance [4] - 25:19, 28:20, 29:20, 36:22 comprehensive [2] - 73:4, 73:8 Comprehensive [6] - 35:10, 45:24, 48:24, 59:21, 63:17, 63:20 comprehensively [1] - 37:19 comprises [1] - 73:20 compromise [1] - 36:17 computer [1] - 87:10 computer-aided [1] - 87:10 computers [2] - 60:8 concealed [1] - 18:17 concern [7] - 41:16, 45:12, 46:3, 67:24, 70:24, 72:2, 72:8 concerned [1] - 56:12 concerns [15] - 39:7, 39:10, 40:4, 41:17, 43:21, 44:10, 45:14, 45:16, 45:20, 46:4, 46:9, 65:23, 67:4, 71:24, 74:24 conclude [2] - 81:11, 85:20 concluding [1] - 86:18 concrete [9] - 20:19, 28:3, 48:6, 58:10, 58:13, 58:15, 61:1, 61:2, 70:24 condition [3] - 12:1, 25:22, 37:21 conditions [4] - 28:1, 30:8, 36:21, 44:11 conducted [1] - 36:23 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 3 confidence [1] - 43:14 confidential [1] - 80:24 confirmed [4] - 13:19, 16:4, 27:22, 33:8 confirms [1] - 24:14 confused [2] - 59:12, 59:23 congestion [1] - 32:1 conifers [1] - 21:11 connectivity [1] - 19:24 cons [1] - 74:13 conservative [1] - 28:6 consider [1] - 57:5 consideration [3] - 28:19, 38:3, 45:12 considerations [1] - 74:16 considered [1] - 5:13 consistent [1] - 26:13 consistently [1] - 27:22 constitutes [1] - 87:11 constructed [1] - 11:7 construction [9] - 13:20, 14:1, 14:3, 14:9, 14:10, 15:13, 18:9, 34:2, 40:1 Consultant [1] - 2:15 contain [1] - 84:5 contaminants [1] - 29:18 continue [1] - 67:3 continued [1] - 5:8 continuous [2] - 27:3, 30:6 contract [3] - 12:2, 53:15, 53:21 contractor [3] - 9:21, 48:5, 53:18 contractors [2] - 53:17, 56:20 contractually [1] - 15:22 control [4] - 23:6, 37:7, 61:8, 88:2 controlling [1] - 45:18 controls [1] - 29:18 cooling [3] - 28:24, 29:4, 29:6 cooperation [3] - 7:7, 7:20, 10:13 coordinated [4] - 14:23, 15:13, 19:22, 32:9 coordination [3] - 9:21, 10:22, 36:23 Coordinator [1] - 2:17 copies [2] - 87:23, 88:2 core [3] - 14:14, 16:6, 36:10 corner [3] - 10:18, 16:21, 23:21 correct [1] - 75:21 correction [1] - 25:19 correctly [1] - 71:11 corridor [7] - 12:7, 35:9, 72:24, 74:10, 77:21, 78:17, 78:23 cost [9] - 11:11, 32:5, 32:11, 32:18, 33:18, 35:23, 50:22, 51:3, 52:22 costs [2] - 33:23, 35:4 Council [1] - 5:22 counsel [2] - 87:17, 87:18 County [10] - 26:4, 47:4, 48:11, 49:7, 51:14, 53:3, 73:3, 76:6, 76:8 COUNTY [1] - 87:2 county [1] - 29:17 couple [2] - 48:17, 69:13 course [7] - 40:7, 53:21, 66:8, 72:6, 75:20, 75:24 court [1] - 7:6 cover [2] - 32:11, 65:20 cranes [6] - 58:21, 58:22, 58:24, 59:9, 61:12 crashed [1] - 53:8 crazy [1] - 56:11 create [4] - 12:10, 17:22, 21:19, 33:11 created [1] - 51:20 creates [1] - 36:5 creating [2] - 45:3, 49:16 credit [1] - 30:11 critical [1] - 9:15 CROSS [1] - 3:7 cross [1] - 7:13 cross-examination [1] - 7:13 Crouch [2] - 2:5, 8:12 CROUCH [4] - 8:13, 38:7, 86:1, 86:8 crouch [1] - 86:7 culvert [1] - 50:23 curious [3] - 56:21, 61:7, 62:22 current [1] - 66:13 curtailed [2] - 84:21, 84:22 curtailment [1] - 84:16 custom [1] - 12:15 customers [3] - 31:19, 32:1, 84:17 cut [4] - 20:14, 20:21, 21:14, 22:18 cut-away [1] - 20:21 cut-off [1] - 22:18 cut-out [2] - 20:14, 21:14 cuts [1] - 29:9 D daily [1] - 15:3 dark [1] - 22:12 data [38] - 6:12, 9:16, 9:23, 10:9, 11:2, 12:5, 15:24, 17:10, 19:20, 20:5, 21:16, 21:20, 25:24, 26:2, 26:6, 26:12, 26:21, 27:20, 28:6, 29:1, 29:3, 31:10, 33:11, 34:13, 35:7, 49:2, 49:22, 52:17, 56:24, 57:4, 58:5, 62:5, 68:8, 68:14, 73:9, 74:10, 74:16, 80:21 Dave [1] - 9:9 DAVID [1] - 3:7 David [1] - 2:13 dBA [1] - 24:9 dead [3] - 58:18, 58:19, 79:16 Deborah [2] - 79:13, 85:15 DEBRA [2] - 4:7, 77:9 Debra [2] - 77:12, 81:23 decade [4] - 11:1, 12:24, 13:18, 26:8 decades [1] - 37:24 deceleration [1] - 50:23 decibel [3] - 27:3, 28:9, 40:5 decibels [4] - 24:10, 24:11, 28:5, 28:10 deciduous [1] - 21:11 decorative [1] - 22:23 dedicate [1] - 78:9 dedicated [1] - 45:22 dedication [2] - 77:22, 80:9 definitely [3] - 50:16, 51:1, 59:22 definition [1] - 59:23 deflect [1] - 24:23 degree [1] - 83:5 DeKalb [2] - 34:15, 41:4 Del [1] - 47:10 deliberate [2] - 5:21, 7:20 deliver [1] - 28:19 delivered [2] - 11:2, 34:15 delivering [2] - 9:24, 35:9 delivers [2] - 34:20, 36:4 delivery [2] - 9:17, 16:4 demand [4] - 11:6, 13:19, 29:8, 33:12 democracy [1] - 51:19 demolition [1] - 63:7 dense [1] - 19:3 densely [2] - 17:19, 24:22 dent [1] - 57:17 department [2] - 55:18, 55:19 departure [1] - 45:23 depended [1] - 45:24 depth [1] - 14:12 describe [1] - 52:7 design [3] - 9:13, 27:11, 27:22 designed [4] - 29:13, 31:22, 60:23, 68:22 designing [1] - 28:18 destroying [2] - 49:17, 49:18 details [1] - 80:19 detained [1] - 29:12 detention [2] - 42:2, 42:19 determined [2] - 80:15, 80:18 develop [2] - 42:5, 43:7 developed [4] - 13:16, 29:16, 39:21, 45:11 developer [13] - 16:2, 35:22, 39:9, 40:8, 40:14, 40:21, 41:24, 44:14, 46:8, 46:10, 53:4, 54:1, 79:11 developers [2] - 55:21, 76:1 developing [1] - 31:2 development [46] - 9:19, 9:22, 20:12, 29:9, 29:14, 29:15, 31:7, 33:11, 34:10, 34:11, 36:6, 39:2, 39:5, 40:15, 40:19, 41:14, 41:19, 41:22, 42:2, 42:6, 42:13, 42:16, 42:24, 43:1, 43:4, 43:18, 44:12, 44:23, 45:5, 53:14, 53:23, 54:6, 54:11, 72:16, 73:9, 73:12, 73:17, 75:13, 75:15, 75:20, 76:4, 76:7, 76:12, 79:8, 80:10, 85:16 Development [12] - 2:11, 3:10, 5:8, 8:5, 9:6, 52:1, 52:20, 54:2, 59:13, 77:23, 80:22, 84:11 developments [10] - 6:12, 10:1, 15:2, 17:3, 18:20, 41:9, 43:17, 53:2, 74:9, 75:23 deviation [1] - 36:11 deviations [1] - 12:13 dialed [1] - 9:8 died [1] - 56:23 difference [1] - 51:19 different [8] - 21:12, 45:8, 54:5, 54:10, 54:13, 69:4, 82:18, 83:13 differentiator [1] - 29:2 digit [1] - 26:17 diligence [1] - 10:11 dime [1] - 52:23 DiNOLFO [1] - 3:2 direct [5] - 7:12, 9:20, 10:13, 10:22, 17:21 directed [2] - 22:14, 46:3 direction [2] - 87:11, 88:2 directions [1] - 70:7 directly [9] - 12:7, 16:4, 22:1, 23:2, 35:5, 36:8, 39:3, 79:1, 87:19 Director [1] - 2:11 dirt [1] - 16:18 dirty [1] - 48:3 disappears [1] - 19:5 discharge [1] - 31:20 discounted [1] - 26:11 discretion [1] - 83:5 discretionary [1] - 25:22 discussing [1] - 85:15 discussion [1] - 6:13 disingenuous [2] - Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 4 39:6, 41:17 disproportionate [1] - 72:8 disruption [1] - 32:10 disrupts [1] - 7:1 dissipation [1] - 24:20 distance [2] - 70:11, 82:24 distances [1] - 17:9 distribution [1] - 83:12 district [2] - 12:5, 74:11 districts [1] - 76:15 ditch [1] - 50:21 document [2] - 67:8, 67:10 documented [1] - 36:16 documents [4] - 66:11, 67:6, 69:15, 72:1 dollars [4] - 44:21, 44:24, 52:12 done [14] - 10:12, 40:2, 43:14, 57:10, 60:21, 61:16, 61:24, 62:1, 68:13, 69:13, 73:15, 74:22, 75:11, 76:10 down [8] - 47:13, 49:21, 53:14, 57:14, 57:15, 57:16, 64:23, 85:4 downward [1] - 22:14 dozens [3] - 61:13, 61:14 drainage [1] - 50:21 draw [1] - 31:13 draws [1] - 29:5 dream [2] - 59:18 drive [2] - 34:8, 49:21 Drive [2] - 1:17, 3:8 driven [1] - 11:6 drives [1] - 64:23 driveways [2] - 66:16, 66:20 drops [1] - 31:24 dry [1] - 53:20 drywall [1] - 61:2 Dubajic [1] - 2:14 due [4] - 10:10, 26:11, 28:13, 33:12 duly [5] - 9:2, 38:19, 46:19, 65:10, 77:10 DuPage [1] - 53:3 duplicate [1] - 46:23 during [7] - 6:4, 7:5, 14:9, 27:8, 27:9, 38:16, 83:23 dust [5] - 14:8, 61:5, 61:7, 61:8, 64:8 E early [1] - 25:14 earth [1] - 14:12 easement [7] - 78:18, 78:24, 79:2, 79:4, 79:5, 79:14 easements [4] - 77:24, 78:11, 78:16, 80:11 easier [1] - 7:8 East [1] - 56:17 east [7] - 42:5, 44:15, 54:17, 72:5, 74:2, 78:22, 79:20 ecological [1] - 19:15 economic [6] - 34:11, 34:21, 44:22, 45:5, 57:7, 64:13 economy [1] - 37:23 ecoterrorism [1] - 49:16 edge [5] - 19:16, 25:1, 39:3, 41:21, 42:21 edges [3] - 18:9, 18:18, 83:20 Edison [4] - 44:15, 44:18, 45:3, 45:6 effect [4] - 19:3, 41:11, 41:12, 44:4 effects [1] - 22:23 egress [2] - 50:15, 51:10 eight [1] - 17:18 either [8] - 7:13, 14:19, 39:9, 43:8, 61:18, 65:7, 77:16, 82:17 Eldamain [6] - 43:12, 48:6, 72:23, 72:24, 74:9 electric [3] - 53:19, 56:18, 62:10 electrical [2] - 31:14, 56:20 eliminate [2] - 19:2, 31:23 Elon [1] - 62:16 email [1] - 85:14 emergency [4] - 24:5, 24:7, 25:9, 84:21 emission [1] - 30:7 emissions [1] - 30:1 employ [2] - 60:3, 60:4 employee [2] - 87:16, 87:17 employees [1] - 60:12 enable [2] - 13:8, 16:11 enables [1] - 74:1 enabling [1] - 34:16 enact [1] - 67:13 enclosures [1] - 25:6 encompassing [1] - 28:15 encouraged [2] - 45:7, 45:8 end [4] - 26:16, 46:15, 46:16, 79:18 ends [1] - 79:16 energy [3] - 30:9, 30:10, 71:23 enforceable [6] - 12:2, 27:11, 28:20, 36:20, 37:4, 37:20 enforced [1] - 13:5 enforcement [2] - 13:12, 37:8 Engagement [1] - 2:17 Engineer [1] - 2:18 engineer [3] - 9:12, 78:12, 80:1 engineered [7] - 16:8, 17:16, 22:11, 27:10, 29:12, 31:13, 35:16 engineering [4] - 13:1, 24:10, 50:6, 69:24 engineers [2] - 14:24, 82:8 enhanced [1] - 36:13 enhancing [1] - 12:16 enlightened [1] - 67:13 ensure [4] - 6:18, 20:5, 29:14, 32:9 ensures [1] - 17:11 ensuring [1] - 35:2 entered [2] - 81:21, 85:11 entire [6] - 11:23, 12:11, 17:15, 42:12, 72:13, 80:9 entitlement [5] - 10:10, 15:12, 15:22, 33:2, 34:4 entitlements [1] - 15:14 entrance [1] - 66:13 entry [2] - 23:3, 32:12 envisioned [1] - 35:10 envisioning [2] - 11:17, 19:8 EPA [1] - 29:23 EPC [1] - 9:21 equal [1] - 72:11 equates [1] - 44:2 Equinix [1] - 29:4 equipment [11] - 18:16, 19:1, 21:4, 27:13, 27:15, 27:20, 28:16, 30:2, 68:22, 68:24, 83:19 equitable [1] - 72:13 escrow [2] - 63:6, 63:7 especially [2] - 57:23, 82:24 essentially [1] - 19:4 established [1] - 14:16 estate [1] - 57:24 Estates [1] - 65:16 et [2] - 53:19 evaporative [2] - 28:24, 29:6 evening [4] - 65:12, 67:9, 68:21, 70:15 event [4] - 40:18, 42:23, 43:4, 44:6 evidence [1] - 26:10 examination [1] - 7:13 example [2] - 28:7, 68:6 exceed [2] - 22:12, 29:14 exceeded [1] - 37:16 exceeding [1] - 27:1 exceeds [2] - 22:13, 36:9 except [2] - 22:24, 23:2 existing [5] - 17:13, 31:14, 32:10, 75:18, 79:4 exit [1] - 66:14 expand [2] - 14:15, 33:6 expanded [2] - 50:5, 54:21 expands [1] - 36:3 expect [1] - 68:8 expected [1] - 47:24 experience [1] - 72:20 expired [1] - 56:5 exposed [1] - 18:17 exposure [2] - 10:5, 32:18 expressed [2] - 40:17, 41:6 extended [1] - 31:1 extension [1] - 43:11 extensions [1] - 31:9 exterior [1] - 22:17 extraordinary [2] - 17:5, 35:15 extremely [2] - 30:4, 31:20 F FAA [1] - 23:1 facility [1] - 27:10 facing [1] - 22:22 fact [5] - 39:11, 41:8, 45:5, 67:18, 70:18 factor [1] - 15:15 facts [1] - 55:7 fails [1] - 43:4 fair [3] - 64:21, 64:22 faith [1] - 37:7 fall [1] - 58:6 family [1] - 77:13 fans [1] - 25:2 far [10] - 15:4, 29:8, 29:22, 42:4, 59:24, 82:3, 82:10, 82:19, 83:4, 84:15 farm [4] - 47:12, 52:17, 77:13, 79:1 farmer's [1] - 71:3 farmland [2] - 47:24, 49:17 Farms [8] - 47:5, 47:7, 52:3, 52:14, 64:2, 65:17, 85:1, 85:5 favor [2] - 8:1, 38:13 favorable [2] - 74:5, 74:23 features [1] - 18:8 fee [1] - 64:12 feedback [2] - 19:12, 82:6 fees [2] - 55:21, 55:22 feet [30] - 17:7, 17:8, 17:18, 18:12, 18:13, 20:17, 21:3, 21:6, 22:5, 22:6, 22:7, 22:13, 24:19, 26:5, 26:23, 28:11, 44:2, 50:24, 59:7, 71:8, 71:9, 71:12, 77:20, 78:18, 83:1, 83:15, 83:16, 83:17, 83:24 fellow [1] - 53:8 FERC [1] - 83:6 few [4] - 6:18, 19:6, 27:15, 51:13 fewer [1] - 15:4 field [5] - 52:17, 71:3, 71:18, 78:19, 84:2 FIELD [1] - 3:3 fifth [1] - 81:1 fight [2] - 63:12 figured [1] - 47:16 final [6] - 13:1, 13:2, 29:23, 33:1, 63:14, 76:5 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 5 finally [2] - 12:19, 75:1 finances [1] - 34:20 financial [2] - 32:13, 33:7 findings [1] - 36:15 fine [1] - 46:17 fines [1] - 25:23 fire [3] - 33:22, 55:18, 55:19 firm [1] - 9:22 first [12] - 9:2, 14:13, 16:17, 38:19, 42:7, 46:19, 65:10, 66:6, 69:14, 77:10, 77:18, 84:22 fiscal [4] - 32:5, 33:9, 33:12, 35:24 five [5] - 44:3, 48:17, 58:6, 62:5, 72:22 five-story [1] - 44:3 fixture [1] - 22:14 fixtures [2] - 22:18, 22:19 fleet [1] - 71:4 fleets [1] - 15:6 flood [1] - 22:19 flushing [1] - 51:5 flux [2] - 69:24, 70:13 focus [2] - 14:13, 16:19 focused [1] - 6:20 focusing [1] - 16:20 fold [1] - 48:19 fold-up [1] - 48:19 followed [1] - 7:24 following [1] - 5:1 follows [7] - 5:4, 7:23, 9:3, 38:20, 46:20, 65:11, 77:11 foolish [1] - 47:16 foot [3] - 24:22, 70:1, 70:12 football [2] - 78:19, 84:2 footprint [1] - 24:2 force [1] - 36:6 forefathers [1] - 51:20 foregoing [1] - 87:6 forever [1] - 81:16 forgive [2] - 72:3, 72:18 formal [2] - 11:21, 31:7 formalized [2] - 36:1, 37:20 formally [1] - 7:18 former [1] - 48:4 Forristall [3] - 2:3, 8:10, 86:5 FORRISTALL [2] - 8:11, 86:6 forth [1] - 82:7 forward [3] - 15:21, 32:14, 41:14 founding [1] - 51:20 four [5] - 11:21, 13:8, 41:9, 51:8, 54:22 four-lane [1] - 51:8 frequency [1] - 25:4 front [2] - 50:8, 58:14 fuels [1] - 62:9 full [17] - 10:10, 10:24, 12:20, 16:12, 20:8, 22:18, 23:16, 32:11, 32:22, 33:2, 34:3, 34:5, 37:7, 37:14, 69:20, 82:11 full-time [2] - 34:5, 37:14 fully [17] - 10:3, 11:8, 11:10, 13:13, 14:16, 15:13, 18:16, 19:20, 22:9, 22:14, 29:16, 30:10, 35:12, 36:12, 37:16, 72:17, 84:8 funded [7] - 10:4, 16:9, 30:21, 32:7, 33:17, 35:1, 35:23 funding [1] - 16:10 future [4] - 32:2, 32:5, 78:17, 78:18 G gain [2] - 15:15, 48:9 gains [1] - 27:15 Galena [6] - 11:16, 14:19, 31:3, 43:10, 67:2, 73:5 gargantuan [1] - 76:15 Gary [1] - 9:8 gates [1] - 75:19 general [6] - 12:4, 26:11, 68:17, 74:11, 75:5, 75:23 generate [5] - 32:23, 61:5, 68:3, 68:15, 68:22 generated [4] - 40:6, 40:9, 45:2, 56:2 generation [1] - 35:7 generator [3] - 24:12, 25:7, 27:9 generators [8] - 24:24, 25:3, 25:5, 25:8, 29:22, 29:23, 30:3, 84:23 generously [1] - 42:14 giraffe [1] - 69:1 given [13] - 19:10, 19:16, 25:11, 31:16, 44:14, 72:15, 74:8, 74:15, 74:17, 82:14, 82:24, 85:18, 87:12 glare [1] - 23:4 glazing [1] - 20:18 glow [1] - 23:15 goal [2] - 19:2, 29:19 gorilla [1] - 44:16 grade [1] - 25:6 grandioso [1] - 64:12 Grandma's [1] - 57:1 grasses [1] - 17:20 gratified [1] - 76:12 great [9] - 34:6, 47:13, 48:22, 54:12, 60:20, 64:24, 66:14, 67:2, 74:22 greatest [2] - 41:15, 55:2 GREEN [4] - 8:6, 8:15, 38:8, 86:10 Green [1] - 2:6 green [4] - 8:14, 17:23, 19:7, 86:9 greenbelt [1] - 19:5 greenbelts [2] - 18:5, 20:3 Gregory [1] - 2:16 grid [4] - 30:4, 30:13, 84:17, 84:19 ground [1] - 60:24 group [1] - 13:21 Grove [1] - 10:18 Grove's [1] - 48:9 growth [6] - 10:23, 11:11, 16:3, 16:12, 34:21, 35:11 guarantee [1] - 45:10 guaranteed [1] - 53:17 guess [1] - 32:20 guessing [1] - 50:12 guest [1] - 37:13 guidelines [1] - 73:13 guys [2] - 63:15, 82:1 H half [2] - 29:10, 55:4 halls [1] - 29:1 hand [4] - 6:7, 6:20, 87:24, 88:4 Hansen [1] - 2:13 hard [4] - 20:16, 79:19, 83:22, 84:3 harmonious [1] - 82:2 HASENBALG [1] - 3:2 hazardous [1] - 30:7 health [1] - 36:17 hear [5] - 20:9, 27:7, 27:8, 27:9, 61:18 heard [6] - 5:18, 7:18, 40:24, 60:5, 62:5, 66:23 HEARING [1] - 1:11 hearing [17] - 5:3, 5:6, 5:23, 6:5, 6:10, 6:14, 6:19, 7:2, 7:5, 8:4, 38:16, 85:21, 85:24, 86:15, 86:18, 87:6, 87:14 hearings [4] - 5:10, 5:19, 7:9, 75:8 heat [1] - 56:22 height [2] - 22:5, 44:1 heights [1] - 83:14 hello [1] - 77:7 help [2] - 75:20, 78:7 hereby [1] - 87:5 hereto [2] - 87:19, 87:22 hereunto [1] - 88:3 hertz [1] - 68:6 Hi [1] - 79:13 hi [2] - 9:4, 77:12 hidden [3] - 31:24, 32:5, 35:4 high [10] - 11:14, 17:18, 20:10, 22:19, 34:2, 34:6, 35:7, 59:1, 59:7, 81:22 high-level [1] - 11:14 high-paying [1] - 34:6 higher [1] - 20:10 highway [1] - 51:8 historic [1] - 27:1 hit [2] - 47:14, 49:8 hitting [1] - 22:7 hold [1] - 81:16 holidays [1] - 25:15 home [8] - 17:12, 26:2, 26:11, 57:1, 57:19, 57:23, 58:6, 58:9 homeowner's [2] - 39:1, 65:19 homes [5] - 26:5, 47:24, 48:1, 58:2, 60:10 hope [1] - 75:15 hopefully [1] - 82:22 hoping [1] - 16:11 horizon [1] - 44:19 hours [1] - 14:10 house [4] - 47:19, 47:20, 47:21, 59:18 houses [3] - 46:2, 48:23, 64:14 huge [6] - 29:1, 45:5, 49:11, 49:22, 57:8, 78:20 hum [1] - 25:4 humming [1] - 40:9 hundred [9] - 24:22, 26:22, 44:20, 44:24, 58:24, 66:4, 77:20, 83:1, 83:24 hundred-foot [1] - 24:22 hundreds [5] - 52:11, 53:1, 53:2, 53:24, 56:23 hung [1] - 53:20 hydrogen [1] - 62:13 hydroscalers [1] - 30:16 hypothetical [1] - 69:6 I I-88 [1] - 49:21 idea [2] - 43:6, 75:5 ideal [1] - 10:20 ideally [1] - 69:19 idiosyncratic [1] - 68:3 IDOT [5] - 50:24, 51:1, 54:19, 54:20, 54:23 ILLINOIS [2] - 1:7, 87:1 Illinois [19] - 1:18, 3:4, 3:8, 11:16, 34:14, 38:23, 50:4, 51:7, 51:10, 51:23, 53:11, 55:2, 57:23, 84:11, 84:12, 84:14, 87:4, 88:4, 88:9 Illinois' [1] - 30:15 Illinois-based [2] - 84:12, 84:14 illuminance [1] - 23:21 illuminated [1] - 82:22 illumination [1] - 23:8 image [1] - 21:22 imagination [1] - 49:13 imagine [2] - 36:21, 61:6 immediate [1] - 25:19 immediately [3] - 42:6, 65:14, 65:15 impact [10] - 23:15, 32:5, 55:21, 55:22, 57:7, 67:15, 71:22, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 6 72:8, 74:24, 75:13 impacted [3] - 42:7, 43:8, 43:9 impacts [2] - 35:14, 37:17 implemented [1] - 14:9 implements [1] - 35:5 implications [1] - 72:11 important [1] - 44:3 imposing [1] - 34:17 impossible [1] - 84:18 impression [1] - 70:23 improved [1] - 32:17 improvement [4] - 30:19, 35:21, 53:6, 76:14 improvements [4] - 14:21, 31:5, 52:24, 73:2 IN [1] - 88:3 in-depth [1] - 14:12 incentives [1] - 41:5 inception [1] - 76:19 include [2] - 12:13, 75:16 included [1] - 82:5 includes [2] - 24:21, 30:24 including [2] - 24:12, 66:16 income [1] - 35:6 inconsistencies [1] - 67:7 increase [3] - 33:14, 33:22, 57:20 increased [1] - 61:19 increases [1] - 34:15 increasing [1] - 34:22 incurring [1] - 35:3 independent [3] - 26:15, 27:19, 33:8 indicated [1] - 41:3 indirectly [1] - 87:20 industrial [14] - 11:5, 15:2, 18:20, 25:6, 35:13, 43:11, 47:18, 48:7, 48:11, 64:20, 68:1, 68:3, 72:24, 73:5 Infantry [1] - 3:8 information [2] - 58:4, 80:7 infrastructure [18] - 9:16, 10:23, 14:14, 15:20, 16:7, 29:21, 32:12, 35:1, 35:8, 35:17, 37:23, 52:24, 53:5, 53:10, 54:1, 56:18, 56:19, 84:20 ingress [2] - 50:15, 51:9 ingress/egress [1] - 50:19 initial [3] - 14:11, 24:14, 27:17 initiated [1] - 39:8 inset [1] - 83:20 installed [3] - 14:2, 18:8, 21:24 installing [1] - 16:13 intense [1] - 70:8 intensity [2] - 23:2, 70:21 intensive [1] - 41:20 intentionally [1] - 18:22 intents [1] - 70:17 interconnection [2] - 9:19, 31:21 interest [3] - 39:8, 41:6, 45:3 interested [2] - 44:23, 87:19 interests [1] - 74:5 interior [3] - 19:9, 42:11, 42:13 Intern [2] - 2:19, 2:20 internal [3] - 12:14, 12:15, 15:8 interrupts [1] - 7:2 intersection [2] - 14:21, 31:4 inventory [1] - 58:1 invest [1] - 43:13 investment [4] - 11:8, 34:8, 35:9, 36:9 investor [1] - 9:23 invisible [1] - 70:17 invite [1] - 5:11 involved [2] - 81:7, 81:9 involving [1] - 78:16 isolated [1] - 31:10 issue [5] - 25:19, 39:13, 39:24, 75:4, 83:4 issued [1] - 13:3 issues [4] - 40:2, 40:10, 41:15, 45:17 items [1] - 5:18 iterate [1] - 45:14 itself [12] - 10:3, 10:16, 13:16, 15:1, 21:7, 22:4, 23:5, 31:23, 34:1, 36:3, 36:24, 41:8 J job [3] - 7:8, 49:5, 49:6 jobs [5] - 34:2, 34:5, 34:6, 34:21, 36:5 John [3] - 2:19, 47:3, 81:23 JOHN [2] - 4:5, 46:18 joining [1] - 77:2 Joliet [1] - 3:8 July [3] - 1:21, 85:14, 88:4 June [1] - 5:9 jungle [1] - 58:11 justified [2] - 12:12, 36:12 K Kane [3] - 49:7, 51:14, 53:2 Katelyn [1] - 2:16 KATHLEEN [1] - 3:3 keep [2] - 23:7, 80:17 Keith [3] - 65:12, 81:23, 82:10 KEITH [2] - 4:6, 65:9 Kellogg [1] - 2:14 Kendall [6] - 47:4, 48:10, 49:7, 53:3, 73:3, 76:6 kid [1] - 49:5 kind [10] - 20:16, 39:15, 47:1, 48:3, 55:12, 61:22, 68:14, 70:3, 71:17, 71:20 known [1] - 49:4 knows [2] - 62:8, 75:23 Koons [1] - 9:9 Kramer [1] - 38:23 Krysti [1] - 2:10 L land [8] - 18:6, 64:18, 73:11, 73:14, 76:21, 77:24, 78:10, 81:15 landed [2] - 71:2, 71:17 LANDOVITZ [4] - 4:6, 65:9, 65:12, 66:3 Landovitz [1] - 65:13 lands [2] - 62:16 landscape [7] - 14:16, 19:4, 21:8, 22:9, 39:19, 42:10, 83:1 landscaped [3] - 17:19, 22:2, 24:22 Landscaping [1] - 9:14 landscaping [8] - 14:13, 16:18, 17:21, 19:21, 41:23, 42:8, 42:17, 84:5 lane [1] - 51:8 lanes [3] - 14:22, 50:23, 54:22 large [2] - 9:16, 63:7 large-scale [1] - 9:16 larger [1] - 81:5 largest [3] - 10:1, 81:6, 81:8 LASALLE [1] - 87:2 last [13] - 16:22, 26:8, 27:15, 37:8, 39:12, 39:19, 48:18, 54:15, 55:1, 57:21, 64:17, 65:8, 66:12 lasting [1] - 16:14 late [1] - 64:24 law [3] - 38:22, 75:9, 75:18 Lawrence [1] - 85:14 layer [2] - 18:3, 42:12 layman's [1] - 70:3 layout [2] - 12:21, 28:17 lead [1] - 9:6 leaders [1] - 9:15 learned [1] - 68:13 least [5] - 17:6, 41:20, 42:8, 43:7, 43:9 leave [1] - 7:3 leaves [1] - 29:19 leaving [1] - 37:6 LED [1] - 22:18 left [2] - 53:20, 78:12 Leg [1] - 66:17 legacy [2] - 26:21, 30:2 Legacy [10] - 47:5, 47:7, 52:3, 52:14, 57:11, 59:6, 64:2, 65:17, 85:1, 85:5 Leland [1] - 88:4 length [1] - 78:19 less [3] - 18:15, 21:6, 28:11 lessening [1] - 74:23 lessons [1] - 68:12 level [8] - 11:14, 20:23, 21:5, 27:24, 40:5, 81:22, 83:12, 83:13 levels [3] - 24:15, 28:4, 69:9 leverage [1] - 74:4 liability [1] - 32:6 licensed [1] - 38:22 life [6] - 38:1, 48:4, 62:4, 62:21, 75:15, 76:3 lift [1] - 31:2 light [15] - 22:13, 22:15, 22:20, 23:14, 24:1, 35:14, 69:11, 70:5, 70:6, 70:8, 70:12, 70:22, 82:12, 82:15, 82:16 lighting [10] - 22:11, 22:17, 22:24, 23:3, 69:20, 70:19, 70:20, 70:21, 82:19 lightings [1] - 22:23 lights [6] - 22:19, 23:11, 23:22, 71:13, 71:15, 71:19 likely [2] - 74:17, 80:15 likewise [1] - 7:14 limit [1] - 6:23 limits [3] - 24:9, 27:4, 27:24 line [9] - 14:4, 17:7, 21:20, 24:9, 24:16, 24:19, 27:6, 28:5, 64:17 Line [14] - 11:16, 14:19, 48:14, 48:15, 48:16, 67:1, 77:14, 77:15, 77:19, 78:1, 79:16, 80:7, 80:13, 80:15 lines [8] - 17:22, 18:12, 22:8, 26:23, 31:12, 31:15, 79:18, 79:21 Linnane [3] - 2:4, 8:16, 86:11 LINNANE [4] - 8:7, 8:17, 86:2, 86:12 listen [1] - 43:15 listened [1] - 46:5 lithium [2] - 62:8, 62:10 live [7] - 47:7, 64:9, 65:2, 65:13, 72:10, 75:22 lives [1] - 72:6 living [1] - 72:22 LLC [5] - 3:7, 5:8, 8:5, 84:11, 84:12 load [1] - 34:3 loads [1] - 33:15 loan [1] - 56:6 lobotomy [1] - 47:23 local [8] - 15:10, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 7 32:24, 34:9, 34:16, 34:18, 36:6, 60:1, 75:18 located [2] - 25:1, 46:2 location [1] - 10:22 locations [1] - 17:24 lock [2] - 12:20, 76:2 locked [1] - 13:11 logistics [1] - 15:4 long-term [5] - 11:9, 33:7, 36:8, 37:2, 41:11 look [19] - 20:15, 20:22, 20:23, 21:15, 23:24, 41:11, 41:22, 42:4, 43:23, 44:3, 44:5, 44:21, 49:18, 55:24, 56:1, 58:16, 58:21, 59:10, 60:2 looked [2] - 48:4, 48:5 looking [5] - 12:9, 22:1, 58:10, 71:14, 73:2 looks [5] - 21:22, 43:23, 44:22, 71:2, 71:17 loop [1] - 28:24 lose [1] - 64:14 loss [3] - 26:11, 48:9, 57:4 losses [1] - 85:17 lost [1] - 53:9 loud [2] - 61:4 Loudoun [1] - 26:4 love [3] - 47:22, 68:9, 71:11 low [10] - 10:19, 15:1, 20:4, 23:1, 25:4, 28:2, 31:16, 40:8, 70:21, 70:22 low-noise [1] - 28:2 lower [4] - 18:18, 30:1, 67:11, 67:13 LTD [1] - 3:2 luck [1] - 53:12 lumens [1] - 70:1 luminaires [1] - 71:8 luminous [2] - 69:24, 70:13 Lynn [1] - 2:14 M M-2 [4] - 12:4, 64:20, 71:9, 74:7 machine [1] - 87:8 Madigan [1] - 55:5 MAHONEY [1] - 3:7 main [1] - 15:15 mains [1] - 31:1 maintain [1] - 30:17 maintained [1] - 35:23 major [7] - 13:17, 25:2, 29:1, 30:15, 34:7, 35:14 man [1] - 55:3 manager [1] - 9:7 mandate [1] - 75:10 mandates [1] - 75:9 manufacturing [2] - 12:4, 74:12 maps [1] - 73:4 Marge [1] - 2:4 market [4] - 26:9, 26:10, 57:24, 69:5 Marketing [1] - 2:17 markets [1] - 53:8 Marlys [1] - 2:21 Martians [1] - 71:2 massing [1] - 19:3 massive [1] - 84:1 mast [1] - 22:19 master [1] - 12:10 matched [1] - 13:21 matching [1] - 26:9 material [1] - 66:21 materially [3] - 33:6, 33:21, 75:13 materials [2] - 18:23, 61:20 Matt [1] - 9:4 MATT [2] - 4:3, 9:1 matter [2] - 6:20, 13:10 matters [3] - 5:22, 15:23, 73:19 mature [4] - 19:6, 42:8, 59:8, 83:2 matured [2] - 18:9, 22:9 maturing [1] - 14:2 maturity [1] - 20:8 maximum [1] - 24:19 McCarron [13] - 4:3, 8:23, 9:1, 9:4, 9:5, 38:11, 46:11, 46:16, 79:13, 80:24, 81:4, 81:8, 81:22 McDonnell [3] - 9:8, 9:12, 27:19 mean [16] - 49:4, 54:12, 54:23, 56:11, 57:4, 57:10, 58:8, 58:21, 59:2, 62:7, 62:16, 62:17, 62:21, 64:15, 76:9 means [4] - 29:24, 53:15, 53:16, 87:8 measured [3] - 11:9, 16:11, 70:1 measures [1] - 14:8 mechanical [2] - 21:4, 83:19 mechanicals [2] - 18:14, 25:2 medicare [1] - 56:4 meet [3] - 27:22, 29:23, 79:13 meeting [8] - 5:7, 5:9, 51:14, 51:15, 54:15, 62:3, 82:4, 86:16 meetings [2] - 26:1, 51:13 meets [1] - 36:9 megawatt [1] - 81:4 member [3] - 6:6, 7:1, 37:14 members [3] - 5:11, 7:4, 7:10 memo [1] - 85:13 men [1] - 61:21 Menards [1] - 48:8 Mendez [1] - 2:12 mentioned [4] - 11:20, 28:23, 33:3, 34:14 mess [1] - 50:20 met [1] - 37:16 Meta [1] - 34:14 metal [1] - 20:18 MHA [1] - 9:13 Michael [2] - 2:5, 55:5 middle [3] - 50:17, 50:18, 79:18 might [2] - 51:3, 62:12 Miguel [1] - 77:15 miles [1] - 49:24 million [4] - 44:20, 44:24, 50:13, 57:9 millions [3] - 52:10, 52:11 mine [1] - 66:16 minimal [4] - 15:3, 31:20, 33:12, 34:17 minimum [2] - 23:8, 26:24 minimums [1] - 35:18 Minooka [1] - 29:5 minority [3] - 51:21, 52:2, 52:4 minute [1] - 18:2 Minute [1] - 2:21 misquoting [1] - 70:16 mission [1] - 9:15 mitigated [2] - 35:15, 37:19 mitigation [3] - 14:8, 36:19, 37:3 mitigations [1] - 13:5 mix [1] - 30:13 mode [1] - 23:11 modeling [2] - 24:14, 27:21 modern [1] - 22:17 money [4] - 53:9, 57:17, 64:5, 64:14 monitoring [2] - 25:17, 27:3 monotonous [1] - 20:19 mornings [1] - 25:14 most [14] - 10:12, 17:8, 18:19, 25:9, 27:23, 29:3, 30:15, 41:20, 43:2, 43:3, 43:20, 66:9, 66:13, 80:15 motion [5] - 8:3, 8:9, 23:6, 82:20, 85:23 move [2] - 47:22, 54:17 moved [4] - 8:6, 48:8, 72:23, 86:1 moving [1] - 62:15 MR [24] - 3:7, 8:23, 9:4, 38:11, 38:21, 46:11, 46:14, 46:16, 46:21, 55:9, 55:11, 55:14, 55:16, 63:14, 65:12, 66:3, 79:13, 80:3, 80:14, 80:24, 81:4, 81:8, 81:22, 85:10 MS [28] - 3:3, 8:10, 8:12, 8:14, 8:16, 8:18, 77:7, 77:12, 78:3, 78:5, 78:8, 78:15, 79:4, 79:9, 79:11, 79:22, 80:1, 80:6, 80:20, 81:2, 81:6, 81:10, 81:13, 86:5, 86:7, 86:9, 86:11, 86:13 mufflers [1] - 25:7 multiple [2] - 12:13, 21:17 multiples [1] - 17:9 Musk [1] - 62:16 must [1] - 7:6 N name [4] - 6:2, 9:4, 38:21, 47:3 Naper [1] - 3:3 Naperville [1] - 3:4 narrowly [1] - 36:12 national [2] - 9:15, 9:21 nationally [2] - 9:22, 9:23 native [1] - 17:20 natural [2] - 17:22, 22:2 naturalized [1] - 29:13 nature [1] - 76:11 near [2] - 17:4, 22:7 nearby [1] - 26:2 nearest [2] - 17:7, 24:16 nears [1] - 18:9 necessarily [1] - 82:13 necessary [1] - 15:19 need [12] - 12:20, 36:13, 41:11, 41:13, 43:15, 43:22, 44:21, 45:20, 46:4, 56:5, 56:10, 76:1 needed [5] - 14:20, 15:19, 18:4, 31:3, 79:7 needs [5] - 12:17, 31:13, 46:3, 56:3, 73:23 negotiating [2] - 13:7, 31:8 neighborhood [3] - 14:20, 34:5, 36:18 neighboring [2] - 22:21, 71:3 neighbors [6] - 14:4, 19:6, 20:8, 27:6, 29:20, 64:22 net [1] - 34:20 network [1] - 66:18 neutral [1] - 18:22 never [11] - 14:19, 18:17, 22:15, 25:1, 25:10, 25:14, 30:5, 47:22, 49:13, 83:21, 84:18 new [8] - 19:13, 19:18, 31:1, 31:11, 32:23, 33:23, 34:17, 34:21 New [3] - 56:15, 56:17, 63:23 newer [1] - 66:11 Next [1] - 22:10 next [24] - 10:14, 10:15, 10:24, 11:12, 11:18, 13:14, 16:15, 17:1, 19:6, 20:12, 20:20, 21:7, 21:13, 21:21, 23:18, 24:2, 27:16, 28:22, 30:18, 32:20, 35:4, 35:7, 52:15, 52:17 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 8 nice [3] - 47:12, 48:20, 79:13 night [2] - 24:9, 82:22 nights [1] - 25:14 nighttime [2] - 23:18, 24:17 Noble [1] - 2:10 NOBLE [6] - 78:3, 78:5, 78:8, 79:4, 79:11, 80:1 nobody [2] - 44:17, 75:23 noise [19] - 14:8, 18:15, 24:7, 25:17, 26:19, 27:3, 28:2, 28:21, 35:14, 37:18, 40:9, 60:18, 60:19, 64:8, 68:15, 68:22, 71:21, 82:4, 82:9 non [2] - 18:23, 30:6 non-continuous [1] - 30:6 non-reflective [1] - 18:23 none [2] - 71:6, 77:6 nonetheless [1] - 26:18 normal [1] - 30:8 North [2] - 3:3, 10:1 north [6] - 16:22, 73:5, 79:2, 79:17, 79:21, 80:12 north/south [1] - 78:21 northwest [1] - 10:17 nothing [4] - 20:9, 30:22, 40:22, 54:13 noting [1] - 82:12 nowhere [1] - 22:7 NOx [1] - 30:1 nuisance [2] - 67:15, 84:16 number [2] - 54:19, 60:13 numbers [1] - 33:3 nursing [1] - 57:1 O O2 [1] - 9:14 objection [1] - 74:3 objections [1] - 73:9 objective [2] - 23:9, 37:11 objectives [1] - 10:23 obligations [2] - 31:6, 36:1 obstructed [2] - 84:6, 84:7 obtain [1] - 80:16 obviously [3] - 28:12, 74:4, 75:3 occasions [1] - 40:17 occur [2] - 25:13, 40:1 OF [3] - 1:6, 87:1, 87:2 off-site [2] - 23:4, 23:14 offset [1] - 35:20 old [1] - 56:13 Olson [3] - 2:9, 6:11, 59:12 omnidirectional [1] - 70:8 on-site [3] - 20:24, 29:12, 30:24 once [13] - 5:19, 7:17, 13:20, 15:3, 22:8, 25:13, 41:16, 47:17, 50:11, 57:2, 75:11, 83:1, 84:8 one [47] - 5:5, 6:1, 10:15, 12:22, 13:14, 16:9, 20:14, 20:22, 21:14, 23:19, 26:1, 26:15, 27:17, 28:18, 30:5, 32:20, 32:21, 37:11, 39:16, 40:3, 40:4, 40:12, 41:5, 41:15, 43:20, 44:9, 44:11, 44:13, 44:17, 45:19, 47:9, 49:21, 50:3, 53:4, 54:19, 59:15, 61:10, 62:23, 62:24, 69:15, 75:14, 78:24, 79:6, 80:20, 84:10 ones [1] - 59:8 ongoing [1] - 34:1 open [4] - 6:10, 8:3, 28:24, 35:13 operated [1] - 23:10 operation [4] - 23:17, 27:8, 30:6, 30:14 operational [11] - 12:17, 13:9, 15:3, 24:5, 24:6, 27:11, 28:4, 33:18, 33:23, 36:13, 36:19 operations [1] - 19:20 operator [1] - 9:24 opportunity [1] - 68:11 opposed [1] - 68:1 opposition [2] - 8:2, 38:14 order [1] - 7:22 ordering [1] - 68:21 orderly [2] - 6:18, 13:24 ordinance [3] - 45:17, 68:17, 83:17 ordinances [2] - 75:10, 75:18 ordinary [1] - 50:1 original [1] - 87:22 ornamental [3] - 70:19, 70:20, 70:21 ORR [1] - 3:3 OTTOSEN [1] - 3:2 ought [1] - 45:11 out-perform [1] - 27:23 outages [1] - 30:5 outcome [1] - 87:20 output [3] - 25:4, 70:22, 71:23 outside [5] - 15:16, 22:15, 24:1, 25:10, 71:13 outward [1] - 14:15 overall [2] - 66:22, 70:22 overhead [1] - 23:3 overlay [2] - 12:10, 74:20 overview [2] - 6:12, 11:14 own [2] - 43:17, 68:3 owned [3] - 47:5, 72:21, 79:15 owners [3] - 47:12, 77:24, 80:12 owns [1] - 77:13 P p.m [3] - 1:22, 5:4, 86:19 pads [1] - 12:21 PAGE [1] - 4:2 Pages [1] - 87:7 paid [1] - 14:22 pandemic [1] - 57:22 paradigmatic [1] - 68:6 parameters [1] - 76:2 parapets [1] - 18:17 parcel [2] - 12:3, 47:10 parcels [2] - 10:7, 11:22 pardon [1] - 70:15 park [2] - 11:5, 19:23 Park [4] - 63:22, 63:23, 63:24, 64:1 parking [5] - 15:7, 20:23, 21:5, 21:15, 82:21 part [12] - 28:13, 48:10, 48:14, 65:16, 66:17, 66:23, 67:3, 73:16, 73:23, 73:24, 74:21 participated [1] - 53:1 participation [1] - 7:21 particular [1] - 68:4 particularly [6] - 44:5, 66:9, 67:24, 72:15, 74:8, 75:14 particulate [1] - 30:1 parties [1] - 87:19 partners [2] - 15:18, 84:13 passersby [1] - 19:7 Patrick [1] - 65:1 pavement [2] - 48:7, 48:19 paving [2] - 48:5, 49:6 pay [6] - 53:5, 54:3, 54:9, 54:22, 54:23, 55:22 paying [2] - 34:6, 84:19 payment [3] - 47:13, 53:17, 53:22 pays [2] - 30:21, 54:1 peace [1] - 81:16 peaks [1] - 15:7 pending [2] - 16:23, 33:1 people [14] - 9:11, 44:22, 45:13, 52:3, 52:14, 54:3, 56:13, 60:3, 60:5, 60:6, 60:24, 72:8, 75:22 per [6] - 12:14, 29:8, 29:10, 31:17, 60:6, 63:10 per-acre [3] - 29:8, 29:10, 31:17 percent [8] - 26:7, 26:9, 30:1, 30:21, 35:22, 57:21, 58:7, 66:4 percentage [1] - 45:1 percentages [1] - 26:17 perform [1] - 27:23 performance [1] - 53:14 performed [1] - 27:19 perimeter [4] - 17:15, 19:19, 24:20, 25:17 period [1] - 7:19 periodic [2] - 30:4, 36:22 permanent [2] - 19:24, 31:3 permanently [2] - 18:6, 43:3 permit [1] - 51:1 permits [1] - 13:3 persistent [1] - 26:18 person [1] - 72:6 personal [2] - 6:21, 87:11 personally [1] - 52:7 persons [2] - 5:15, 5:24 petition [4] - 8:4, 36:16, 73:19, 85:22 petitioner [14] - 6:5, 7:12, 7:14, 8:20, 66:10, 66:24, 67:9, 68:20, 70:14, 77:17, 78:8, 80:21, 81:19, 81:20 petitioner's [1] - 7:24 petitioners [1] - 5:18 Phase [5] - 16:19, 16:20, 50:5, 73:24, 78:22 phase [4] - 11:5, 13:1, 13:18, 16:22 phased [4] - 12:24, 13:15, 45:8, 72:5 phases [2] - 11:3, 13:17 phasing [13] - 13:12, 15:13, 16:16, 35:19, 40:14, 41:18, 44:12, 73:22, 74:2, 74:4, 75:5, 83:4, 83:6 phone [1] - 56:1 photometric [5] - 69:11, 69:22, 70:10, 71:7, 82:11 physical [2] - 17:14, 28:17 picture [2] - 49:19, 61:10 pictures [1] - 58:12 pin [1] - 47:14 Pioneer [15] - 5:7, 8:4, 9:5, 51:24, 52:20, 54:2, 57:9, 57:14, 57:19, 59:13, 61:24, 77:23, 80:10, 80:22, 84:10 PJM [3] - 15:12, 30:14, 83:5 place [3] - 11:7, 40:20, 87:15 placement [1] - 41:1 places [1] - 68:13 placing [2] - 28:14, 33:12 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 9 Plan [6] - 35:10, 45:24, 48:24, 59:21, 63:17, 63:20 plan [22] - 6:4, 10:8, 11:10, 12:11, 12:19, 14:7, 21:8, 27:21, 39:19, 41:24, 42:10, 66:10, 66:13, 66:16, 69:20, 72:14, 76:18, 78:16, 79:3, 82:12, 83:6, 83:23 planes [1] - 52:16 planned [6] - 39:22, 72:4, 76:7, 76:12, 77:21, 80:19 Planner [2] - 2:12, 2:13 Planning [7] - 5:6, 9:3, 38:20, 46:20, 63:9, 65:11, 77:11 planning [4] - 41:9, 66:8, 66:22, 72:5 PLANNING [1] - 1:10 Plano [1] - 73:3 plans [5] - 21:10, 41:23, 41:24, 73:4, 73:8 planted [2] - 17:19, 39:24 planting [3] - 19:9, 19:12, 39:24 plantings [2] - 14:2, 19:5 plea [1] - 73:21 plead [1] - 74:19 pleasant [1] - 58:15 pleased [1] - 85:2 pledge [2] - 51:16, 51:17 podium [2] - 6:3, 7:6 point [3] - 25:24, 76:5, 84:10 Pointe [1] - 1:17 points [2] - 6:22, 65:24 pole [1] - 22:13 poles [3] - 50:9, 50:10, 83:10 police [1] - 33:22 pollution [7] - 18:15, 22:20, 24:1, 70:5, 82:13, 82:15, 82:16 pond [1] - 42:19 pool [1] - 48:3 poorly [1] - 76:7 portion [3] - 39:16, 42:5, 86:15 portions [1] - 39:14 positioned [1] - 10:19 positive [1] - 34:20 possibility [1] - 72:16 possible [7] - 18:24, 20:7, 23:8, 30:17, 62:18, 84:8, 85:16 possibly [1] - 68:21 post [1] - 29:14 post-development [1] - 29:14 posted [1] - 48:13 potential [2] - 16:23, 85:4 potentially [3] - 20:15, 84:16, 85:4 power [12] - 14:14, 16:7, 25:11, 30:20, 33:16, 35:21, 45:4, 56:13, 56:19, 56:24, 57:3, 83:11 practice [2] - 15:24, 38:22 Prairie [1] - 1:17 prairie [1] - 22:2 prayer [1] - 73:20 pre [1] - 29:15 pre-development [1] - 29:15 precast [3] - 28:3, 61:2 predictable [1] - 14:1 predicted [1] - 40:20 prefer [2] - 74:8, 74:10 preferably [1] - 65:6 preliminary [4] - 10:8, 12:19, 16:16, 82:6 prepared [1] - 8:21 present [4] - 5:16, 8:20, 17:1, 38:13 PRESENT [2] - 2:1, 2:8 presentation [6] - 7:24, 8:21, 12:18, 40:11, 40:16, 82:23 presented [1] - 39:20 preserving [2] - 37:24, 73:13 pressure [2] - 31:18, 31:24 prevent [1] - 23:4 previous [1] - 79:24 price [1] - 58:2 Prices [1] - 26:12 primary [1] - 29:19 principal [1] - 43:21 principle [1] - 70:18 principles [2] - 73:12, 73:13 priorities [1] - 35:11 prison [1] - 55:4 private [3] - 11:8, 12:14, 13:23 privately [5] - 10:4, 16:8, 32:7, 33:17, 35:1 problem [2] - 48:12, 56:22 problems [1] - 48:1 procedural [2] - 75:17, 76:3 proceedings [3] - 5:2, 86:17, 87:13 process [8] - 10:11, 13:14, 25:23, 31:8, 37:17, 75:9, 75:11, 76:11 procurement [1] - 30:11 productive [1] - 6:19 profiles [1] - 69:4 program [1] - 60:17 programs [1] - 30:11 prohibition [1] - 68:9 project [35] - 9:7, 10:3, 10:5, 11:12, 13:9, 14:5, 14:23, 15:8, 15:16, 19:9, 24:4, 24:6, 28:23, 30:21, 32:17, 32:19, 33:20, 33:24, 35:19, 36:3, 36:24, 37:8, 37:10, 37:17, 39:8, 46:22, 50:13, 50:15, 51:4, 63:5, 63:16, 65:2, 80:10, 82:2, 84:13 Project [6] - 3:10, 9:6, 32:22, 34:19, 35:5, 37:22 projected [1] - 28:4 projects [2] - 34:14, 80:22 promises [1] - 40:7 proper [1] - 69:23 properties [1] - 22:21 property [28] - 14:4, 16:20, 17:7, 22:16, 24:9, 24:16, 24:19, 26:23, 28:5, 32:24, 34:16, 47:5, 47:6, 47:13, 47:20, 57:13, 57:15, 57:16, 65:14, 72:21, 77:13, 78:11, 79:16, 79:19, 79:21, 80:12, 85:16 proposed [4] - 5:12, 8:21, 27:21, 39:5 pros [1] - 74:13 protection [6] - 13:13, 16:13, 28:21, 29:20, 60:23, 72:11 protects [1] - 16:1 proved [1] - 69:6 provide [3] - 17:14, 33:7, 34:10 provides [1] - 42:20 proximity [2] - 26:12, 58:5 PUBLIC [1] - 1:11 public [37] - 5:3, 5:5, 5:11, 5:15, 5:19, 6:5, 6:6, 6:10, 6:14, 7:1, 7:2, 7:11, 7:14, 7:16, 7:17, 7:18, 8:4, 11:11, 11:12, 13:10, 13:12, 16:9, 19:18, 33:13, 33:23, 34:18, 36:5, 36:16, 81:21, 85:13, 85:21, 85:24, 86:15, 86:18, 87:6, 87:14 published [3] - 67:6, 67:8, 69:14 PUD [15] - 10:8, 12:10, 12:19, 13:6, 25:21, 36:2, 36:10, 36:21, 37:4, 37:21, 67:3, 75:2, 75:4, 75:11, 75:16 pulled [1] - 47:14 Pulte [1] - 47:11 punches [2] - 67:14, 71:22 pure [1] - 64:15 purpose [5] - 5:10, 35:2, 46:24, 62:24 purposeful [1] - 31:10 purposes [2] - 25:9, 70:17 put [8] - 47:20, 53:13, 54:11, 57:17, 60:10, 62:9, 68:24, 70:24 putting [2] - 58:23, 66:11 PZC [2] - 5:7, 8:4 Q quality [4] - 29:17, 36:5, 38:1, 76:16 questions [9] - 5:17, 7:11, 7:12, 7:15, 38:4, 38:6, 77:16, 81:12, 83:24 quickly [1] - 46:13 quiet [3] - 27:10, 60:20, 60:22 quieter [2] - 24:16, 27:14 quite [2] - 51:13, 80:19 quote [2] - 23:10, 64:24 R radical [1] - 45:23 rain [1] - 61:7 raise [3] - 6:6, 20:11, 65:24 raised [1] - 39:7 ranging [1] - 17:8 rare [1] - 30:4 rate [2] - 34:17, 41:13 rates [3] - 26:8, 26:13, 29:15 rather [1] - 74:11 rating [1] - 28:9 reach [1] - 79:6 read [1] - 70:23 ready [2] - 56:3, 56:4 real [7] - 25:17, 26:16, 27:20, 28:20, 46:13, 57:24, 67:24 realized [1] - 72:17 really [31] - 15:15, 16:1, 22:8, 23:9, 25:10, 32:16, 32:18, 34:7, 43:15, 43:20, 43:23, 44:2, 49:12, 51:11, 58:9, 60:3, 60:13, 61:22, 62:21, 63:9, 63:21, 69:15, 69:19, 71:12, 73:11, 83:2, 83:7, 84:3, 84:5 realtor [1] - 58:4 reaps [1] - 35:3 reason [1] - 23:23 reasons [3] - 23:12, 44:13, 47:9 reassert [1] - 83:15 rebuilt [1] - 48:18 receive [1] - 32:16 received [1] - 27:18 receiving [1] - 7:22 recent [1] - 66:9 recently [2] - 66:12, 67:5 recession [1] - 47:14 recessive [1] - 18:19 recognized [2] - 9:22, 9:23 recognizing [1] - 67:14 recommend [1] - 73:21 recommendations [1] - 5:21 reconstruction [1] - 31:4 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 10 record [11] - 7:7, 9:13, 9:24, 32:4, 36:16, 66:23, 81:21, 85:11, 85:13, 85:17, 87:12 recreation [1] - 19:24 recurring [2] - 34:15, 36:4 red [1] - 23:2 redefine [2] - 37:12, 63:19 redefined [1] - 45:16 redirect [1] - 6:24 redistribution [1] - 44:7 reduce [1] - 41:13 reduced [1] - 87:9 reduction [1] - 31:18 reductions [2] - 34:17, 64:12 redundancy [1] - 25:11 reference [1] - 67:5 referred [1] - 78:17 reflect [1] - 30:12 reflective [1] - 18:23 reforestation [1] - 39:13 refuge [1] - 76:6 refugees [1] - 76:7 regard [3] - 39:13, 42:13, 42:18 regarding [5] - 5:12, 5:18, 73:21, 74:20, 85:22 regardless [1] - 47:23 regards [1] - 80:5 region [1] - 34:12 regional [1] - 35:10 regulatory [1] - 83:13 reinforce [1] - 31:12 relation [1] - 77:18 relative [2] - 87:16, 87:17 relevant [1] - 7:12 reliability [1] - 31:18 reliable [1] - 30:17 relocated [2] - 50:11, 54:21 relocating [1] - 50:9 relocation [1] - 50:7 rely [1] - 29:3 remain [2] - 7:4, 59:21 remains [1] - 47:15 remarks [1] - 6:24 remediation [1] - 62:2 remember [3] - 55:20, 56:14, 71:10 remind [1] - 38:15 removal [1] - 30:16 remove [1] - 29:18 rendering [3] - 16:17, 22:6, 23:19 renewable [2] - 30:9, 30:10 repeat [2] - 6:7, 72:3 repeatedly [1] - 7:1 repeating [2] - 6:21, 72:19 repetitive [1] - 6:23 report [1] - 77:19 reported [2] - 6:15, 87:7 Reporter [1] - 87:4 reporter [1] - 7:6 reporting [2] - 25:18, 25:20 represent [2] - 6:2, 39:1 representation [2] - 64:4, 64:16 representing [1] - 9:5 represents [1] - 65:20 reproduced [1] - 88:1 republic [6] - 51:17, 51:18, 51:19, 51:20, 51:21, 52:6 reputation [1] - 55:3 request [4] - 5:17, 8:2, 8:22, 38:14 requested [1] - 36:11 requesting [1] - 10:6 requests [1] - 5:12 require [4] - 12:6, 51:1, 75:19, 78:10 required [4] - 23:1, 30:19, 33:15, 78:9 requirement [3] - 13:22, 36:10, 37:16 requirements [3] - 68:16, 75:16, 75:17 requires [1] - 54:16 research [1] - 60:2 researching [1] - 43:15 resident [1] - 47:4 residential [17] - 26:23, 29:9, 33:10, 43:9, 47:10, 47:15, 47:17, 47:18, 64:18, 64:19, 65:17, 66:15, 66:18, 66:20, 68:1, 71:10, 84:17 residents [12] - 30:23, 32:15, 33:19, 34:23, 35:24, 36:7, 40:4, 44:4, 45:24, 57:12, 64:2, 72:9 resilient [1] - 30:17 respect [2] - 65:19, 66:5 respond [2] - 7:14, 79:12 response [4] - 77:1, 77:4, 79:7, 81:17 responses [1] - 81:20 responsibility [1] - 88:1 rest [2] - 10:21, 26:13 result [2] - 23:13, 35:18 results [1] - 28:10 retain [1] - 37:7 return [1] - 13:2 revenue [5] - 32:24, 34:16, 34:21, 36:4, 85:4 revenues [2] - 44:20, 45:1 reverse [1] - 48:2 review [1] - 6:18 revised [2] - 71:24, 73:23 rezone [1] - 12:3 rezoned [1] - 47:10 rezoning [1] - 10:7 RFP [1] - 68:24 Rich [1] - 2:2 right-of-way [4] - 77:22, 80:9, 80:11, 80:16 right-of-ways [2] - 79:23, 80:5 rim [1] - 42:12 ringed [1] - 17:15 risk [11] - 11:8, 11:12, 13:23, 15:9, 16:10, 26:16, 31:23, 32:13, 32:18, 33:18, 35:24 road [11] - 14:20, 30:20, 33:16, 35:20, 50:17, 64:23, 66:18, 73:1, 77:14, 79:23, 80:5 Road [19] - 11:16, 31:4, 39:3, 42:7, 43:2, 43:10, 43:12, 48:6, 48:13, 48:14, 48:15, 48:16, 65:13, 66:14, 66:17, 77:19, 79:17, 80:13, 80:15 roads [7] - 12:14, 16:7, 32:17, 35:22, 51:6, 53:18, 77:19 Roads [2] - 77:15, 80:7 roadway [3] - 78:9, 80:17 Rob [1] - 50:20 rocket [1] - 62:17 roll [2] - 8:8, 86:3 rolling [4] - 56:14, 56:15, 56:16 roof [1] - 18:12 rooftop [3] - 18:16, 19:1, 22:24 rooftops [3] - 18:14, 28:2, 28:14 room [2] - 76:13, 78:13 roughly [3] - 11:17, 21:11, 26:8 Route [8] - 21:23, 43:8, 49:24, 50:4, 50:19, 51:7, 51:10, 83:10 row [1] - 71:15 Roy [1] - 50:20 rules [1] - 6:18 run [4] - 19:19, 29:14, 30:3, 60:8 run-off [1] - 29:14 runs [2] - 78:21, 79:15 rural [9] - 23:16, 48:22, 51:6, 59:19, 59:20, 59:21, 59:22, 59:24, 73:14 Ryan [1] - 2:3 S safe [1] - 18:6 safeguard [2] - 12:2, 13:10 safeguards [1] - 76:3 safety [2] - 36:17, 60:23 sales [1] - 26:11 SANDERSON [2] - 80:3, 80:14 Sanderson [2] - 2:18, 80:2 Sandoval [1] - 2:20 Sara [1] - 2:12 satisfied [1] - 44:8 saw [4] - 49:8, 58:12, 74:22, 82:4 scale [7] - 9:16, 20:16, 23:21, 29:2, 33:5, 81:3, 84:4 schedule [1] - 11:18 scheduled [1] - 5:6 school [1] - 17:12 schools [2] - 33:21, 55:17 scope [2] - 49:20, 51:4 screen [1] - 18:14 screened [2] - 19:1, 41:21 screening [5] - 18:24, 20:3, 42:17, 42:20, 42:21 seated [1] - 6:9 second [3] - 8:7, 47:20, 86:2 section [1] - 39:4 sections [1] - 43:10 secure [2] - 15:19, 20:24 secured [1] - 31:7 security [3] - 23:7, 23:11, 23:23 sediment [1] - 29:18 see [43] - 11:15, 19:7, 20:8, 20:16, 21:2, 21:4, 21:9, 21:16, 21:24, 23:20, 23:24, 41:22, 41:23, 49:10, 49:21, 60:16, 61:7, 62:22, 63:6, 64:11, 64:13, 66:9, 67:2, 67:17, 67:18, 68:9, 70:22, 71:11, 72:12, 73:1, 73:2, 73:10, 74:8, 74:10, 76:3, 76:9, 76:13, 82:11, 83:3, 83:21, 83:22, 85:2, 85:6 Seeing [1] - 77:5 seeing [1] - 71:15 seeking [5] - 11:21, 13:15, 15:17, 77:23, 80:11 selected [2] - 10:22, 28:8 self [1] - 32:19 self-sustaining [1] - 32:19 Senate [1] - 51:22 senators [3] - 51:23, 51:24, 52:1 Senior [2] - 2:12, 2:13 sense [1] - 52:5 sensitive [2] - 17:24, 20:12 sensors [1] - 23:6 sent [1] - 85:14 separate [4] - 18:7, 40:17, 66:19 separated [1] - 19:20 separation [1] - 17:11 sequencing [1] - 14:11 serve [2] - 31:15, 84:20 service [3] - 30:18, 32:10, 34:22 services [6] - 33:13, 33:22, 33:24, 34:18, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 11 36:5, 55:23 set [6] - 17:6, 20:10, 24:18, 56:19, 62:17, 88:3 setback [2] - 26:24, 28:13 setbacks [5] - 12:15, 17:5, 17:8, 20:2, 35:15 setting [1] - 76:15 seven [4] - 10:7, 11:22, 26:9, 55:4 sewer [4] - 30:20, 31:15, 33:16, 35:21 sewers [2] - 31:2, 53:18 shame [2] - 52:15, 52:16 shaped [1] - 69:1 share [1] - 72:7 shell [4] - 14:3, 14:15, 21:16, 21:20 shells [2] - 23:20, 84:7 shield [1] - 32:13 shielded [3] - 22:14, 23:4, 24:1 shields [1] - 22:18 short [1] - 11:5 short-term [1] - 11:5 Shorthand [1] - 87:4 shorthand [1] - 87:9 show [4] - 26:15, 42:3, 42:9, 66:13 showed [1] - 58:14 showing [1] - 69:15 shown [1] - 79:3 shows [6] - 42:1, 42:10, 58:4, 69:23, 70:11, 78:16 sick [1] - 54:2 side [7] - 16:20, 43:1, 45:7, 78:9, 80:12, 80:13, 81:5 sides [3] - 58:14, 77:24, 80:16 sight [2] - 17:21, 21:20 sign [1] - 6:3 signals [1] - 14:22 signed [2] - 75:12, 87:23 significant [4] - 19:15, 29:5, 33:11, 39:14 significantly [2] - 27:23, 28:12 silent [1] - 7:5 SILVERMAN [4] - 3:7, 3:7, 46:14, 85:10 Silverman [1] - 9:9 similar [2] - 72:20, 75:4 simple [1] - 64:15 simultaneously [1] - 87:9 single [5] - 26:17, 53:4, 53:5, 53:23, 82:15 single-digit [1] - 26:17 site [35] - 10:16, 11:15, 11:24, 12:20, 14:18, 15:1, 16:15, 20:1, 20:22, 20:24, 21:12, 23:4, 23:10, 23:14, 25:1, 27:21, 28:18, 29:12, 29:19, 30:8, 30:24, 34:15, 39:17, 41:2, 61:12, 61:13, 62:2, 66:9, 66:13, 67:1, 83:6, 83:23, 84:6, 84:20 sites [3] - 29:2, 30:2, 41:5 six [4] - 17:17, 60:6, 61:12, 72:22 size [1] - 75:14 sky [3] - 22:12, 22:23, 23:15 skyrocket [1] - 57:23 slash [1] - 48:10 slide [22] - 10:14, 10:15, 11:13, 11:18, 13:14, 16:15, 17:1, 20:12, 20:20, 21:7, 21:13, 21:21, 22:10, 23:18, 24:2, 27:16, 28:22, 30:18, 32:20, 35:4, 37:9, 42:1 slides [1] - 27:17 small [1] - 45:1 smart [1] - 23:5 snapshot [1] - 82:13 soft [1] - 49:12 solving [1] - 26:20 someone [2] - 21:23, 62:11 sometimes [1] - 34:16 somewhere [2] - 34:4, 56:10 sorry [6] - 10:15, 32:21, 54:23, 55:11, 80:3, 85:14 sought [1] - 79:1 sound [22] - 17:22, 18:1, 18:3, 24:20, 27:18, 27:24, 28:4, 28:15, 35:16, 67:6, 67:11, 67:14, 67:19, 67:21, 67:22, 67:24, 68:19, 69:4, 69:8, 69:9, 82:3, 82:6 sounds [2] - 24:23, 68:4 Soundscape [1] - 82:7 source [5] - 22:15, 24:5, 24:6, 28:6, 28:10 sourcing [1] - 30:12 southeast [2] - 16:21, 43:10 space [2] - 35:13, 42:20 spam [1] - 56:2 speakers [2] - 6:24, 7:16 speaking [4] - 6:19, 7:6, 58:20, 59:20 special [9] - 10:8, 12:9, 30:22, 44:10, 44:11, 68:10, 68:16, 74:14, 74:20 specialist [1] - 74:15 specific [7] - 40:23, 41:2, 65:24, 68:15, 71:24, 73:19, 74:14 specifically [7] - 31:22, 38:24, 40:13, 41:3, 66:1, 67:5, 74:1 specified [2] - 25:3, 87:15 speculative [4] - 11:4, 13:19, 16:2, 37:1 speed [1] - 62:16 spells [1] - 12:1 spending [1] - 34:9 spill [1] - 22:20 spill-over [1] - 22:20 spillover [1] - 15:9 sponsor [1] - 9:6 spot [1] - 59:18 Springfield [1] - 53:12 squashed [3] - 51:22, 52:2, 52:5 SS [1] - 87:1 stability [1] - 33:7 stable [1] - 16:12 staff [12] - 10:14, 13:2, 19:23, 25:18, 33:8, 36:23, 39:10, 40:6, 43:14, 45:15, 66:11 stage [3] - 10:5, 11:12, 16:10 stand [1] - 6:6 standard [5] - 15:24, 20:10, 37:3, 37:15 standards [7] - 17:10, 22:12, 27:1, 29:17, 29:24, 67:13, 81:21 standpoint [1] - 44:22 stands [2] - 51:18, 52:6 start [5] - 7:23, 16:17, 50:16, 54:16, 73:17 starts [1] - 13:18 STATE [1] - 87:1 state [7] - 6:1, 38:23, 51:23, 52:9, 55:2, 75:9, 75:18 State [1] - 87:4 statement [1] - 64:17 stations [1] - 31:2 stay [2] - 6:24, 48:22 stealth [1] - 23:10 stenographically [1] - 87:8 stick [1] - 55:6 still [9] - 29:3, 47:15, 59:8, 59:9, 59:19, 66:15, 76:13, 80:14, 80:18 stories [1] - 18:11 stormwater [3] - 12:22, 18:5, 29:11 story [4] - 11:2, 43:24, 44:1, 44:3 strategic [1] - 11:10 strategy [2] - 9:20, 35:6 streets [2] - 14:20, 15:10 strengthen [1] - 37:22 stress [3] - 55:17, 55:18, 55:23 strict [3] - 27:3, 27:24, 29:20 stricter [1] - 24:11 strictly [1] - 11:6 strongest [1] - 17:13 structure [2] - 17:12, 20:19 structures [1] - 18:18 students [1] - 33:21 studies [2] - 26:15, 58:3 study [13] - 18:1, 27:18, 67:6, 67:17, 68:19, 69:8, 69:12, 69:22, 70:10, 71:7, 82:3, 82:6 subdivision [4] - 42:22, 65:17, 65:18, 66:18 subdued [1] - 18:22 subject [2] - 5:23, 65:14 submitted [1] - 83:7 substantial [3] - 24:21, 32:23, 33:4 substantially [2] - 27:4, 83:20 substation [3] - 49:4, 49:14, 49:15 substations [5] - 12:6, 12:21, 16:7, 31:1, 31:11 substitute [1] - 76:20 suburban [1] - 24:17 succeed [1] - 66:3 sudden [1] - 14:7 Sugar [2] - 10:18, 48:9 suggest [2] - 39:7, 41:17 Suite [2] - 3:3, 3:8 summary [1] - 20:2 supplier [1] - 34:9 supply [2] - 14:10, 31:18 support [2] - 11:1, 30:16 supports [3] - 12:7, 34:1, 36:6 supposedly [1] - 60:12 suppressing [1] - 26:16 surges [1] - 14:6 surprised [1] - 51:12 surprises [1] - 51:11 surrounding [1] - 35:13 surroundings [1] - 21:18 sustained [1] - 34:10 sustaining [1] - 32:19 Swayze [1] - 65:1 sweat [1] - 47:21 switchyard [1] - 12:22 sworn [6] - 6:8, 9:2, 38:19, 46:19, 65:10, 77:10 system [1] - 18:6 systems [4] - 23:6, 23:7, 29:13, 31:14 T tackling [2] - 16:21, 29:4 tailored [1] - 36:12 Taker [1] - 2:21 tall [2] - 20:17, 58:23 tangentially [1] - 65:23 target [1] - 49:12 targeted [2] - 12:12, 35:8 targeting [1] - 16:24 targets [1] - 24:10 tax [13] - 32:6, 32:24, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 12 33:6, 34:16, 34:17, 36:4, 37:23, 44:7, 64:5, 85:3, 85:4, 85:6 taxation [2] - 64:3, 64:15 taxed [1] - 64:5 taxes [3] - 57:14, 57:15, 57:16 taxing [1] - 33:1 taxpayer [1] - 10:5 tears [1] - 47:21 tech [2] - 35:8, 35:13 technical [3] - 10:10, 15:18, 34:2 technically [1] - 20:7 technology [2] - 62:15, 63:1 telephone [1] - 50:9 temporary [1] - 37:1 ten [11] - 11:18, 57:21, 59:14, 59:16, 60:6, 60:15, 60:21, 61:17, 62:11, 62:18, 64:8 ten-year [2] - 11:18, 59:14 tens [1] - 52:10 tentative [1] - 25:11 tentatively [1] - 28:8 term [7] - 11:5, 11:9, 33:7, 36:8, 37:2, 41:11, 69:24 terms [11] - 67:15, 69:11, 70:3, 71:1, 71:23, 73:18, 74:7, 74:23, 75:1, 76:14, 76:19 territory [1] - 74:17 terrorism [1] - 49:12 terrorist [1] - 49:15 testified [5] - 9:2, 38:19, 46:19, 65:10, 77:10 testify [1] - 5:24 testimony [10] - 5:11, 5:15, 7:7, 7:23, 67:9, 68:21, 81:19, 85:21, 85:23, 87:12 testing [6] - 24:13, 25:8, 25:10, 25:12, 27:9, 30:4 themselves [4] - 18:10, 25:5, 31:11, 40:14 theory [1] - 69:17 therefore [1] - 72:10 thereof [1] - 87:23 they've [3] - 50:21, 62:23 thick [1] - 17:22 thin [1] - 42:12 thinking [1] - 63:4 thinks [1] - 58:9 third [2] - 18:2, 84:1 thoughtful [1] - 28:17 thoughts [1] - 63:14 thousand [4] - 19:17, 50:24, 68:6, 76:10 three [3] - 13:17, 40:16, 52:21 thresholds [4] - 67:11, 67:19, 67:23, 69:10 thrive [1] - 60:11 throughout [1] - 37:17 tied [3] - 12:16, 16:3, 36:13 Tier [1] - 29:23 tight [1] - 58:1 tightening [1] - 69:7 timers [1] - 23:7 tired [2] - 54:2, 54:7 to-be-installed [1] - 21:24 toilet [1] - 51:5 toll [2] - 59:14, 75:19 tonal [14] - 25:3, 40:8, 67:11, 67:14, 67:21, 67:22, 67:23, 68:4, 68:14, 68:22, 69:10, 71:21, 82:4, 82:8 tones [1] - 18:22 Tonight [1] - 10:6 tonight [10] - 5:14, 7:22, 9:5, 15:17, 38:3, 40:22, 40:24, 57:10, 66:24, 77:3 tonight's [9] - 5:6, 5:20, 5:23, 6:5, 7:2, 7:5, 7:7, 38:16, 86:16 took [2] - 48:16 top [3] - 22:3, 22:5, 23:20 topic [1] - 6:24 topics [2] - 6:21, 65:6 total [1] - 77:21 totally [2] - 63:16, 83:13 towers [2] - 29:4, 29:7 track [1] - 9:24 trades [1] - 61:14 traffic [7] - 10:20, 15:2, 15:4, 35:14, 37:18, 61:15, 61:19 trail [3] - 19:18, 19:22, 21:24 transcript [2] - 87:7, 87:23 transcription [1] - 87:10 transcripts [1] - 7:9 transformation [1] - 19:15 transition [5] - 73:11, 73:14, 76:16, 76:17, 76:20 translates [1] - 70:4 transmission [2] - 31:12, 83:12 transportation [1] - 66:22 traveled [1] - 49:6 tree [2] - 22:8, 59:4 trees [16] - 17:20, 18:3, 19:9, 19:13, 19:16, 21:9, 21:11, 21:17, 22:3, 39:21, 42:10, 42:11, 42:14, 58:17, 59:6, 83:1 trespass [1] - 23:14 tried [2] - 53:11, 60:2 triggers [1] - 25:19 trips [1] - 15:4 truck [1] - 15:6 trucks [3] - 48:14, 61:1, 61:3 true [2] - 52:5, 87:12 trust [1] - 45:15 try [5] - 46:22, 55:22, 65:22, 65:24, 80:16 trying [4] - 37:11, 37:13, 68:12, 82:1 turn [2] - 14:21, 79:20 turnover [1] - 26:12 twice [1] - 25:13 two [15] - 10:7, 11:2, 12:21, 18:11, 30:24, 43:24, 44:1, 49:24, 51:23, 52:1, 52:21, 65:8, 66:15, 66:19 two-story [3] - 11:2, 43:24, 44:1 type [1] - 35:9 typewriting [1] - 87:10 typical [3] - 15:2, 24:17, 29:9 typically [3] - 25:7, 69:13, 69:23 U U.S [1] - 51:22 UFO [2] - 71:3, 71:17 UFOs [1] - 71:4 ugliness [1] - 64:8 unbelievable [1] - 84:4 under [7] - 11:24, 27:4, 28:9, 30:7, 87:11, 87:24, 88:2 undermined [1] - 74:6 undulating [1] - 17:17 unfinished [1] - 16:3 unfolding [1] - 76:11 unfortunately [1] - 53:11 unified [1] - 12:10 unincorporated [2] - 11:23, 72:10 uninterrupted [1] - 40:9 United [7] - 3:5, 48:15, 48:24, 49:2, 52:23, 57:18, 60:15 united [1] - 49:1 UNITED [1] - 1:6 unless [2] - 7:5, 73:22 unlike [1] - 33:10 unmitigated [1] - 26:18 unobtrusive [4] - 20:4, 20:7, 27:11, 35:19 unquote [1] - 23:10 unrelated [1] - 6:21 up [21] - 21:3, 26:1, 26:16, 43:12, 48:19, 49:22, 55:22, 56:19, 57:20, 58:2, 58:10, 60:22, 62:12, 63:7, 68:7, 69:7, 71:8, 71:14, 76:15, 83:17, 83:23 updated [4] - 21:8, 67:17, 73:8, 82:5 upfront [1] - 76:2 upgraded [2] - 27:13, 35:17 upgrades [7] - 30:20, 31:3, 31:9, 32:8, 32:12, 33:15, 84:20 upward [1] - 22:22 upwards [1] - 59:6 urban [1] - 63:2 usage [1] - 31:16 useful [2] - 62:4, 62:21 user [3] - 11:7, 13:18, 40:23 users [3] - 41:2, 42:24, 43:18 uses [8] - 22:17, 35:13, 43:11, 68:2, 68:3, 73:11, 73:14, 76:21 utilities [4] - 32:17, 50:11, 54:18, 54:21 utility [19] - 9:19, 12:22, 14:14, 15:12, 15:14, 15:22, 16:4, 31:9, 31:21, 32:8, 33:1, 33:15, 34:22, 35:20, 50:7, 78:17, 78:18, 78:22, 79:5 V value [5] - 26:11, 34:2, 35:7, 57:23, 58:9 values [5] - 26:2, 26:16, 27:5, 57:20, 58:6 variance [4] - 18:13, 21:3, 36:11, 83:19 varieties [1] - 21:12 various [2] - 40:2, 49:7 vegetation [1] - 22:3 vegetative [1] - 18:24 vehicles [1] - 61:14 versus [2] - 67:20, 74:14 vertical [1] - 9:19 via [2] - 7:13, 87:10 vibration [1] - 25:4 view [4] - 58:17, 58:19, 74:5, 84:7 views [1] - 58:20 Vinyard [3] - 2:2, 8:18, 86:13 VINYARD [33] - 5:5, 6:9, 6:17, 8:8, 8:19, 8:24, 38:5, 38:9, 38:12, 46:7, 46:12, 46:17, 55:6, 55:10, 55:13, 55:15, 63:13, 65:5, 66:2, 76:23, 77:2, 77:5, 77:8, 78:2, 78:4, 78:6, 81:11, 81:14, 81:18, 85:9, 85:12, 86:3, 86:14 violation [1] - 59:3 Virginia [1] - 26:5 virtually [1] - 20:9 visible [3] - 22:15, 23:2, 71:13 vision [1] - 12:8 visual [3] - 19:15, 20:3, 37:18 visually [3] - 18:19, 20:6, 23:17 VITOSH [2] - 87:3, 88:9 Vitosh [1] - 88:8 vote [4] - 5:21, 7:20, 8:8, 86:3 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 13 W wait [2] - 46:14, 46:16 waiting [1] - 50:6 walking [1] - 21:23 walls [5] - 18:3, 28:15, 35:16, 58:13, 61:3 wants [1] - 60:18 warehouse [2] - 15:5, 33:10 warrants [1] - 69:7 warranty [1] - 56:5 waste [2] - 30:7, 31:19 water [15] - 16:7, 28:24, 29:6, 29:8, 29:17, 29:19, 30:20, 31:1, 31:15, 31:16, 31:20, 31:24, 33:16, 35:21, 37:18 wave [1] - 56:22 ways [2] - 79:23, 80:5 Webb [1] - 47:10 website [1] - 66:12 Wednesday [1] - 1:21 week [1] - 66:12 weekdays [1] - 25:14 weight [2] - 67:15, 71:22 WEILER [3] - 4:4, 38:18, 38:21 Weiler [4] - 38:21, 46:23, 65:19, 66:7 welfare [1] - 36:18 west [15] - 16:19, 42:4, 42:5, 42:19, 43:1, 44:15, 45:7, 54:16, 65:14, 72:5, 72:7, 73:17, 74:2, 80:13 western [5] - 39:3, 39:4, 41:21, 42:21, 43:1 WHEREOF [1] - 88:3 WHEREUPON [1] - 5:1 whole [5] - 34:12, 70:18, 71:4, 73:8, 76:11 Wickter [2] - 85:15 wide [7] - 17:18, 18:5, 22:5, 24:22, 78:18, 79:14, 83:24 widened [1] - 80:8 widening [1] - 14:22 wife [4] - 65:13, 65:21, 72:19, 76:5 wifi [1] - 62:23 wildest [1] - 49:13 wildflowers [1] - 17:20 wildlife [1] - 23:15 willing [1] - 79:11 windfall [1] - 57:8 window [2] - 23:3, 63:21 wish [4] - 5:16, 8:1, 66:15 wishes [1] - 38:13 wishing [1] - 5:24 WITNESS [2] - 4:2, 88:3 witnesses [1] - 6:8 wondered [1] - 80:8 wondering [3] - 50:3, 77:21, 78:21 workforce [1] - 34:10 works [2] - 53:10, 70:19 world [5] - 28:20, 50:14, 51:5, 55:3, 59:4 worry [1] - 54:9 worst [1] - 28:1 wow [1] - 49:11 Wyoming [2] - 51:24, 84:12 Y y'all [1] - 46:22 year [6] - 10:14, 11:18, 25:13, 48:18, 59:14, 61:6 years [25] - 14:4, 19:6, 27:16, 47:4, 47:8, 48:17, 55:4, 57:21, 58:18, 59:16, 60:14, 60:15, 60:21, 61:17, 62:5, 62:11, 62:14, 62:19, 64:8, 72:21, 72:22, 75:7, 75:24 yesterday [2] - 51:14, 51:15 York [3] - 56:15, 56:17, 63:23 YORKVILLE [2] - 1:6, 1:7 Yorkville [44] - 1:18, 3:6, 10:18, 11:24, 17:3, 23:16, 24:8, 27:12, 28:21, 31:8, 31:19, 32:1, 34:11, 34:23, 37:2, 37:12, 38:24, 41:4, 41:8, 48:10, 48:15, 49:1, 49:2, 49:18, 50:2, 51:9, 51:15, 52:23, 57:8, 57:12, 57:18, 60:10, 60:16, 61:10, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - July 9, 2025 14 63:19, 64:3, 64:10, 67:12, 67:23, 68:12, 72:9, 73:3, 73:12, 85:6 Yorkville's [9] - 11:10, 27:24, 33:6, 35:6, 36:4, 37:23, 48:9, 59:21, 63:16 Young [1] - 2:21 YOUNG [10] - 8:10, 8:12, 8:14, 8:16, 8:18, 86:5, 86:7, 86:9, 86:11, 86:13 Z zero [5] - 22:22, 23:14, 32:9, 35:23, 70:12 zone [2] - 23:7, 23:14 zoned [3] - 64:18, 74:18 zoning [12] - 9:9, 36:10, 45:23, 68:1, 68:17, 71:10, 73:3, 74:7, 74:11, 74:12, 74:14, 75:10 Zoning [6] - 5:7, 9:3, 38:20, 46:20, 65:11, 77:11 ZONING [1] - 1:10 Zoom [2] - 77:3, 81:15 1 Jori Behland From:Lawrence Wickter Sent:Monday, July 7, 2025 1:36 PM To:Jori Behland Subject:WRITTEN COMMENT-Cardinal Development To: City Council Meeting, July 8, 2025 Planning and Zoning Commission Meeting, July 9, 2025 From: Lawrence D. Wickter, Jr. and Deborah H. Wickter Re: City Council Agenda: Planning and Zoning Commission Discussion Item #1 Planning and Zoning Committee Agenda: Public Hearings Item #1 and New Business Item #1 We would like to express our objections to the proposed development and the related entitlement changes. The development will result in loss of property value of our residence. Contrary to assertions to the contrary by the developer/petitioner, a large commercial development of this nature on farmland in the immediate vicinity of our subdivision, will significantly impair the marketability (and, consequently, value) of all the homes in the subdivision. What was formerly a rural environment with all the associated appeal, becomes a sprawling commercial development with significant negative impacts on aesthetics, traffic, and noise (construction and operation). The appeal as a residential location is unalterably diminished; this is axiomatic. The development is contrary to the designs of the 2016 Comprehensive Plan. The Comprehensive Plan called for the Eldamain Road Corridor to be concentrated in "Estate/Conservation Residential". Now the Plan is being modified on an ex post facto basis to provide for commercial development along the entire Corridor. The entire "feel" of the west side of Yorkville is being dramatically altered in what appears to be an expedient shift towards maximizing tax revenues. Does the City budget require such a shift? The City does not appear to be undergoing the significant population growth that would require large new revenue sources or, consequently, a modification to the previous vision for a peaceful, rural environment for residential living. While the Comprehensive Plan is not binding on the City, it acts to influence decisions citizens make on whether to become part of this community. We would like the rural nature of our neighborhood to be preserved. The development is speculative. Data center development is one of the most compelling markets in commercial real estate presently. The number of proposals being presented to the City is certainly a testament to that notion. The risk of an oversupply condition developing in this product is no different than in any other development product that is "hot". While "staging" would appear to be an effective mitigant to overbuilding in this project, how would that staging be controlled or monitored by the City? If an oversupply of product interferes with full development of Cardinal, numerous complications will arise in the unwinding of the 2 development and its redirection to other uses. Neighboring residents potentially will experience years of disruption until stability is restored to the living environment. Thank you for your consideration. -- Lawrence D. Wickter, Jr. Deborah H.Wickter C: E-mail: -- 1 REQUEST SUMMARY: Prologis, L.P., as the petitioner and contract purchaser, along with property owners Rosenwinkel Family Trust, George Ostreko Jr. Et Al, Mary Auer, and Jerry G. and Marilee Foltz, is seeking approval to annex sixteen (16) parcels totaling approximately 540 acres (the subject property) into the City. These parcels are proposed to be developed as part of a master-planned, high-tech data center campus. In addition to annexation, the petitioner is requesting rezoning of the property to the M-2 General Manufacturing District, special use approval for a Planned Unit Development (PUD), and approval of a preliminary PUD Plan. Originally planned with twenty-four (24) two-story data center building totalling over 9.5 million square feet, the revised data center campus has a phased development plan for eighteen (18) two-story buildings totaling approximately 6.8 million square feet with three (3) electrical substations, associated stormwater detention basins, equipment yards, and a request for the vacation of the W. Beecher Road right-of-way. Development is planned in three (3) phases, with each phase including six (6) data center buildings, one (1) substation, and three (3) stormwater basins. If approved, initial construction is anticipated to begin in the summer of 2027, with full campus buildout projected over a 20-year period. Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Sara Mendez, Senior Planner David Hansen, Senior Planner Date: August 4, 2025 Subject: PZC 2025-07 Project Steel – Annex, Rezone, PUD & Prelim Plan Proposed Data Center Campus and On-Site Substation Development 2 PROPOSED ANNEXATION: The subject property area for the proposed data center campus is comprised of sixteen (16) unincorporated parcels totaling 540-acres, as detailed below: PIN ACRES OWNER JURISDICTION 02-06-300-011 142.82 ROSENWINKEL FAMILY TRUST ET AL 501 UNINCORPORATED 02-07-100-007 55.89 UNINCORPORATED 02-07-300-002 33.24 UNINCORPORATED 02-07-400-002 34.18 UNINCORPORATED 02-07-400-003 41.97 UNINCORPORATED 02-07-400-004 36.71 UNINCORPORATED 02-08-300-004 8.27 UNINCORPORATED 02-08-100-007 82.31 UNINCORPORATED 02-18-200-002 0.19 UNINCORPORATED 02-18-200-003 2.01 UNINCORPORATED 02-07-200-010 25.40 GEORGE JR OSTREKO ET AL UNINCORPORATED 02-07-200-001 1.24 UNINCORPORATED 02-07-200-008 52.30 UNINCORPORATED 02-07-100-008 9.89 MARY AUER UNINCORPORATED 02-06-400-005 12.48 UNINCORPORATED 02-07-200-009 1.01 JERRY G MARILEE FOLTZ UNINCORPORATED TOTAL 539.91 The petitioner is requesting annexation of all sixteen (16) parcels within the subject area, with a simultaneous request to rezone the property to the M-2 General Manufacturing District. Contiguity with the existing City of Yorkville corporate limits is established via adjacent properties, including the Hagemann and Bright Farms parcels to the west, Westbury South Village to the south, and the Bennett and Yorkville Renewables Solar Farm properties, along with Westbury East Village, to the east. An annexation agreement with the City will be required, and a plat of annexation will be included as an exhibit to the annexation ordinance, to be prepared by the City Engineer. Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed into the City is initially zoned R-1 Single-Family Suburban Residential. Accordingly, the petitioner is seeking to rezone the subject parcels directly to the M-2 District upon annexation. PROPERTY BACKGROUND: The subject property comprises sixteen (16) parcels of varying sizes, ranging from approximately 0.19 acres to about 143 acres. It is generally located southeast of Ashe and Galena Roads, east of Eldamain Road, north of Corneils Road, and west of East Beecher Road. Encompassing a total of roughly 540 acres, the property was previously considered for annexation in 2006 as part of the proposed Westbury North, Middle, and West Villages Planned Unit Development (PUD). Although not identical in land area to the current subject property, that portion of the Westbury Villages proposal encompassed approximately 740 acres and included over 2,600 dwelling units, as outlined and illustrated below: Development Location Acreage Entitlements Type of Units # of Units Westbury Villages (North, Middle, West) SE Corner of Galena & Eldamain Rd., Stretching E to Westbury East Village & South to Westbury South Village 744 ac. None Proposed/Not Approved Single Family 1,137 Townhomes 1,088 Multi-Family 417 TOTAL 744 ac. TOTAL 2,642 3 PROPOSED REZONING: As previously noted, the petitioner is seeking to rezone the subject property for the proposed data center campus to the M-2 General Manufacturing District. According to Table 10-3-12(B) of the Yorkville Unified Development Ordinance (UDO), both “data center” and “electric substation” are permitted uses within the M-2 District, with data centers classified as Energy Industrial Uses. The following are the current immediate surrounding zoning and land uses of the subject property which provides context for the existing development patterns in the area and helps assess the compatibility of the proposed use with adjacent properties and overall community planning objectives: Zoning Land Use North A-1 (Kendall County) M-1 Limited Manufacturing (Kendall County) M-3 Manufacturing Special Use (Kendall County) Galena Road (Rte. 30) Farmland Agricultural Earth Materials Extraction, Processing and Site Transportation Land Use East A-1 Agricultural (Kendall County) A-1 Agricultural Special Use (Kendall County) A-1 Agricultural Special Use (Yorkville) R-2 Single-Family Traditional District Beecher Road Farmland Farmland Farmland (Solar Farms) Farmland (Westbury East Village) Transportation Land Use 4 Petitioner has provided written responses to the Standards for Rezoning which will be entered into the record during the public hearing process. PLANNED UNIT DEVELOPMENT (PUD): Data centers are critical facilities that house computing systems and related hardware such as servers, data storage devices, and network infrastructure. They serve as the backbone for IT operations and provide the physical space necessary for storing and managing a company’s digital data. To ensure operational continuity, data center developments typically include backup power generators capable of maintaining service during electrical outages. In the City of Yorkville, Section 10-8-8 of the Unified Development Ordinance (UDO) outlines the standards for Planned Unit Developments (PUDs), which allow for flexibility in zoning regulations provided that any proposed modifications are clearly identified, demonstrate compatibility with the surrounding area, are necessary for the effective development of the site, and meet at least one of the modification standards listed in Section 10-8-8(D). The proposed data center campus aligns with the following two (2) modification standards:  Modification Standard #11, “Funding or Construction of Public Roadways,” by incorporating roadway improvements adjacent to the site that are consistent with the City’s Comprehensive Plan, the Kendall County Long-Range Transportation Plan, or other locally adopted transportation plans.  Modification Standard #12, “Regional Utility Improvements,” as it includes the extension of public water and sanitary services through the site, enabling future connections by surrounding properties and creating opportunities for recapture payments to the developer. The petitioner has provided written responses addressing the special use and PUD standards, which will be entered into the record during the public hearing process. A detailed Planned Unit Development Agreement will also be prepared by the City Attorney to outline all conditions and provisions associated with the development of the data center campus. PROPOSED PRELIMINARY PUD PLAN: The Project Steel site plan outlines a large-scale, master-planned data center campus development organized in a rectilinear grid layout across approximately 540 acres. The campus features eighteen (18) two-story data center buildings oriented generally in a horizontal direction and spaced strategically to allow secure and functional access between structures. There are also three (3) 15-acre substations, and eight (8) stormwater management basins placed throughout the site to support each phase of development. The layout includes designated interior parking areas placed away from external view of the adjacent roadways, all surrounded by security fencing. An approximately 84-acre area east of the proposed South A-1 Agricultural District Special Use (Kendall County) M-1/M-2 Limited/General Manufacturing (Yorkville) R-4 General Multi-Family Residence District Commonwealth Edison – Transmission Station Corneils Road Camp Mutty Paws (Dog Kennel) Bright Farms Farmland (Westbury South Village) Utility Land Use Transportation Land Use West M-2 General Manufacturing District (Yorkville) M-1 Limited Manufacturing (Kendall County) A-1 Agricultural/R-1 District (Kendall County) Eldamain Road Farmland (Hagemann) Auto Repair (Jet’s Towing) Residential Land Use Transportation Land Use 5 realignment of E. Beecher Road is reserved for future development and currently is not planned for data center buildings. The primary vehicular entryway access is primarily off Eldamain Road and Corneils Road accompanied by various emergency/secondary access points on Galena, E. Beecher, Eldamain and Corneils roads. These points of access will have guarded stations requiring extensive security verification before entry. Internal circulation is provided throughout the campus with a connecting roadway across the existing ComEd easement. Landscaped buffers are integrated for screening and enhanced plantings at each entryway is also provided. Residential restriction zones and proximity to nearest residential structures are also indicated on the proposed preliminary PUD site plan. The preliminary plan is considered an initial draft that outlines the petitioner's intended layout for a future final plat of subdivision, including all proposed site improvements. Typically, preliminary plans are valid for twelve (12) months. However, for Planned Unit Developments (PUDs), which are considered special uses, the approved plans expire only after three (3) years from approval if no Building Permit is issued and no portion of the property is final platted. PHASING OF DEVELOPMENT: The Preliminary PUD Plan for Project Steel outlines a defined phasing strategy to support a scalable and organized build-out of the data center campus. The development is divided into three (3) phases. Phase 1 includes six (6) data center buildings (#1–6) located in the northwest portion of the site, near the intersection of the realigned E. Beecher Road and Corneils Road. This phase also includes three (3) stormwater ponds (#1–3), a ComEd substation with an associated detention pond, and related parking areas. Phase 2 features another six (6) buildings (#7–12), positioned in the southeast corner of the site at the intersection of Eldamain and Galena Roads. This phase includes two (2) stormwater ponds, a 6 substation with surface detention, and associated parking. It also requires the vacation of the existing W. Beecher Road to accommodate the planned layout. Phase 3, the final stage, encompasses buildings #13– 18 situated in the central portion of the property. This phase includes three (3) additional stormwater ponds (#4–6), a ComEd substation and basin, and supporting parking areas. According to the developer, the full build-out of all three phases is expected to occur over a 20-year timeframe. This phased approach provides flexibility for the developer, allowing portions of the campus to become operational while additional phases are still under construction. It also enables the City to monitor and manage impacts more effectively as the site develops. According to the narrative submitted for Project Steel, construction of the first phase is anticipated to begin in the summer of 2027. Notably, the project spans two school district boundaries: Yorkville School District #115 and Plano School District #88. The map below illustrates the proposed phasing of development within each district. The developer has indicated a willingness to advance the project from northwest to southeast to ensure that initial improvements occur within the Yorkville School District. However, the feasibility of this sequencing will depend heavily on ongoing coordination with ComEd regarding power design and delivery, which will require continued collaboration moving forward. 7 VACATION OF W. BEECHER ROAD As previously noted, the layout of the proposed data center campus will require the vacation of the existing W. Beecher Road. This approximately 5,000-foot stretch of two-lane rural roadway lies 0.5 miles east of Eldamain Road and intersects with Galena Road in the northwest quadrant of the proposed Project Steel development. The road curves east at a 90-degree angle for about 1,300 feet before terminating at a T-intersection with East Beecher Road. From there, it continues south as Beecher Road, ultimately intersecting with Corneils Road. This underutilized, unincorporated section of roadway is currently maintained by Bristol Township and provides access to three residential parcels owned by Jerry G. & Marilee Foltz, George Ostreko, and Mary Auer. All three property owners are parties to the development applications, and their homes will be demolished during construction (see map below). Upon annexation of the subject parcels under Project Steel, jurisdiction over W. Beecher Road will transfer to the City of Yorkville. As such, the petitioner is requesting that the city vacate W. Beecher Road, allowing for its removal along with the residential structures mentioned above. The area will then be redeveloped with substations, retention ponds, data center buildings, and open space as part of the campus design. If the roadway is not vacated, Yorkville’s ordinance requires the improvement of W. Beecher Road to current city standards, at the cost of the developer. This would significantly impact the layout and developable area of the irregularly shaped site. It is also important to note that an approximately 18-acre parcel, located immediately east of W. Beecher Road and south of Galena Road, is proposed to contain above-ground water storage tanks as part of Project Cardinal's data center development. Although the current residential parcels will no longer require 8 access to W. Beecher Road, consideration must be given to future access needs for the adjacent 18-acre parcel, which is under contract and planned for development as part of Project Cardinal. The request to vacate the roadway will require a separate public hearing process. Staff recommends advancing this request through the Public Works Committee and City Council meetings, only if the annexation, PUD, and preliminary PUD plan request are approved. REQUESTED PUD DEVIATIONS: The petitioner has listed thirteen (13) proposed deviations from the base M-2 General Manufacturing District standards as part of the PUD and Preliminary Plan. Upon staff review and analysis of the submitted plans, the following is a summary of staff’s recommendations: 1. Building Setbacks - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current M-2 General Manufacturing District standards with the proposed Planned Unit Development (PUD) requested modifications (Deviation #1): BUILDING SETBACKS REQUIRED MINIMUM SETBACKS M-2 DISTRICT PROPOSED MINIMUM SETBACKS SITE PLAN (Phase 1) PROPOSED MINIMUM SETBACKS SITE PLAN (Phases 2-3) FRONT YARD (Eldamain Road & Beecher Road) 25’ 80’ 150’ INTERIOR SIDE/CORNER YARDS (North – Galena Road/South- Corneils Road) Min. 10% of lot/Max. 20’ 50’ 50’ REAR YARD (ComEd Right-of-Way) 0’ 50’ 50’ The petitioner is seeking to have the setbacks apply only to the boundary/perimeter of the subject property rather than each individual building on the site. Due to the irregularity of the subject property configuration, Eldamain Road and the proposed relocated E. Beecher Road are the established front yards, Galena and Corneils Roads are the interior side/corner yards, and the ComEd right-of-way is the established rear yard. The petitioner seeking a zero (0) foot building setback for all yards on future plats for buildings within the data center campus, as Section 10-8-6-C-6.c(6) of the Unified Development Ordinance requires building setback lines on all lots. Staff is supportive of this request but recommends a minimum 500-foot building separation from the nearest data center building or structure (primary or accessory) to the nearest residential or commercial structure. 2. Permitted Uses - Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “data center” and “electric substation” are permitted land uses in the M-2 General Manufacturing District. Data centers are defined as Energy Industrial Uses per Table 10-3-12(B) in the Unified Development Ordinance. Use standards for Energy Industrial Uses are reserved for future regulations, if ever approved, under Section 10-4-10 in the Unified Development Ordinance (Deviation #2). The petitioner is seeking waiver of future standards adopted being applicable to this subject property after adoption of the Planned Unit Development but has indicated the data center campus will not utilize battery storage related uses which are currently permitted in the M- 2 District. Staff recommends granting a lock on future regulations under this section of the Unified Development Ordinance (UDO) for a period of twenty (20) years, provided the 9 applicant agrees to all staff-recommended development standards outlined in this memorandum, which incorporate the proposed best practices, design guidelines, and operational requirements intended to ensure the least impactful and high-quality development across the data center campus. 3. Maximum Building Height - The M-2 District does not have a maximum building height per Table 10-3-9(A) in the Unified Development Ordinance. However, the petitioner has provided overall building heights for each proposed two-story data center building to top of building roof and top of rooftop equipment. The proposed buildings will not exceed 56.5 feet in height to the top of the structure and 70 feet to the top of the rooftop equipment. While the petitioner has stated rooftop equipment is needed in some areas, they will identify the proposed locations and screening measures on the plans, which will be presented to the City Council for approval. Staff recommends a maximum overall height for data center buildings within 1,500 feet of a residential structure shall be 70 feet. Additionally, no rooftop mechanical equipment will be allowed within this buffer, unless specifically approved by City Council. 4. Maximum Lot Coverage – Per Section 10-3-9(A) of the Unified Development Ordinance, the maximum lot coverage for the M-2 District (inclusive of sidewalks, parking areas and all impervious surfaces) is 85% of the gross lot area. According to the Site Data Table on the Preliminary PUD Plan, lot coverage calculations are provided as 60% in Phase 1 and 30% in Phases 2 and 3. 5. Parking Requirements - According to the Preliminary PUD Plan submitted, there are 1,368 total parking spaces and 27 accessible parking spaces to be provided on the property to accommodate the proposed eighteen (18) building data center campus and electric substation uses. However, the total minimum required parking for the subject property is 2,052 spaces, including 31 ADA accessible spaces. Additionally, per Section 10-5-1K-1 of the Unified Development Ordinance, the petitioner is required to install the infrastructure for a minimum of 41 electric vehicle charging stations and the petitioner proposes to install 30 electric vehicle charging stations (Deviation #3). See the table below: Location Sq. Ft. Provided Parking Spaces 0.2 Per 1,000 Sq. Ft. Parking Required 0.3 Per 1,000 Sq. Ft. Phase 1 Building 1 379,100 76 114 Building 2 379,100 76 114 Building 3 379,100 76 114 Building 4 379,100 76 114 Building 5 379,100 76 114 Building 6 379,100 76 114 Phase 2 Building 7 379,100 76 114 Building 8 379,100 76 114 Building 9 379,100 76 114 Building 10 379,100 76 114 Building 11 379,100 76 114 Building 12 379,100 76 114 Phase 3 Building 13 379,100 76 114 Building 14 379,100 76 114 Building 15 379,100 76 114 Building 16 379,100 76 114 Building 17 379,100 76 114 10 Building 18 379,100 76 114 TOTAL 6,823,800 1,368 2,052 The petitioner is requesting a variance from the UDO required 0.3 spaces per 1,000 to 0.2 spaces per 1,000. Staff is supportive of the requested deviation and recommends accepting a fee in lieu of the required electric vehicle (EV) charging station infrastructure for any stations not provided below the threshold of 41. The petitioner has indicated they will evaluate the feasibility of installing some or all of the required EV infrastructure on-site and will determine whether it is more cost-effective to proceed with installation or to pay the fee in lieu. Should the petitioner choose the fee-in-lieu option, the collected funds would be allocated toward the installation of EV charging stations in the downtown area or at other public facilities. 6. Vehicular Cross Access - Per Section 10-5-1-F of the Unified Development Ordinance, cross access between adjoining developments which minimizes access points along streets, encourages shared parking, and allows for vehicular access between land uses is required (Deviation #5). The site features a total of nine (9) access points, which includes three (3) primary drives – two from Cornelis Road and one from Eldamain Road. Additionally, there are three (3) identified emergency access drives – two on the proposed realigned E. Beecher Road and one on Galena Road. There is a singular proposed “unsecured access” point on Eldamain Road direct to Substation #2 and two additional direct access points to Substation #1 off Corneils Road. All access points connect to an internal 30-foot-wide looped roadway system, which provides circulation throughout the development, linking all 18 data center buildings, three (3) substations, and eight (8) stormwater basins. The petitioner also provided a Trip Generation Technical Memo prepared by Langan providing basic trip generation modeling for the originally proposed 24-building data center campus at full buildout. That preliminary report estimated a daily total of 1,440 trips. Due to the impracticality and security concerns of requiring the data center providing vehicular access to adjacent properties, the petitioner is seeking relief from providing cross access. Staff is supportive of this request, but further recommends an updated traffic study and a traffic management plan be required during construction, including a communication strategy and an on-site point of contact during construction. 7. Pedestrian Circulation - Per Section 10-5-1-N Pedestrian Circulation Standards of the Unified Development Ordinance required off-street parking areas to on-site pedestrian circulation systems and connection to existing and future planned trails (Deviation #6). The petitioner states that walkways between parking areas and building entrances will be provided on-site, however they seek a waiver for public access and connection to public sidewalks and bicycle trails due to the nature and security of the proposed land use. Staff is supportive of this request. In consideration of the requested waiver, staff recommends the petitioner constructs and provides easements for a ten-foot (10’) multi-use walking trail on the outer perimeter of the proposed data center at the following locations: 1. Along E. Beecher Road from Corneils Road to Galena Road. 2. Along Eldamain Road to Galena Road. 3. Along Corneils Road to E. Beecher Road 8. Off-Street Loading - Per Section 10-5-1-Q of the Unified Development Ordinance, the number of off-street shall be determined on a case-by-case basis, and in the instance of special uses, loading berths adequate number and size to serve such use, as determined by the Zoning Administrators, shall be provided (Deviation #7). 11 The petitioner requests a minimum of one (1) off-street loading space per data center campus building on the subject property. Staff is supportive of this request. 9. Landscaping - Section 10-5-3 establishes landscape standards for new developments. The following landscape requirements would apply to this development: building foundation landscaping, parking area perimeter landscaping, parking area interior landscaping, and transition zone landscaping (Deviation #8). The petitioner has submitted the following landscape plan and is seeking relief from all minimum landscaping requirements. The proposed concept landscape plan illustrates native and ornamental plantings strategically integrated throughout the site, including evergreen screening, ornamental shade trees, and deciduous shrubs. The plan also features regional trail connections and greenway buffers along the east side of the site adjacent to Rob Roy Creek. Landscaping is emphasized at gateway entries, around substations, and within interior parking areas. Finally, extensive perimeter landscaping buffers are proposed along all major roadways and adjacent property lines, including Eldamain, Corneils, and Galena Roads, to visually screen the campus and soften the development’s visual impact. While staff is supportive of the requested deviation, as the petitioner has indicated a 100’ Transition Type D Zone Landscape Buffer surrounding the data center campus which includes a mix of shade, ornamental, and evergreen trees. An 8-foot-tall berm along the areas of the data center campus perimeter that abuts existing residential, such as the frontages along Corneils Road, E. Beecher Road, Eldamain Road, and Galena Road, has been provided. The width of the berm varies between 30 feet and 70 feet wide. 12 10. Mechanical Screening – Per Section 10-5-4 Screening of the Unified Development Ordinance, ground/wall-mounted and roof mounted mechanical units that are visible from any public right- of-way or adjacent residential property shall be screened from public view. Petitioner is seeking to establish standards for screening both types of mechanical units (Deviation #9). Petitioner proposes to screen ground mounted mechanical equipment with vinyl fencing matching the height of the generator units but excluding any stacks protruding above the unit. No additional screening is proposed for rooftop mechanical units located within penthouses. Staff recommends that major mechanical equipment, including backup generators, chillers, and HVAC units be located on the sides of buildings or areas farthest from nearby residential structures. If rooftop placement is proposed, the equipment should be enclosed in penthouses with sound-dampening construction and utilize the quietest available technology, such as hospital-grade mufflers. Regardless of location, all major mechanical equipment must be fully enclosed or screened by solid barriers to minimize visual and noise impacts. Staff has engaged a sound engineer to evaluate the preliminary PUD plan, taking into consideration the surrounding existing and future land uses, and prepare a report regarding recommendations for noise mitigation and location of outdoor mechanical equipment. The sound engineer has prepared preliminary recommendations (see attached) which will be conditions of the special use for Planned Unit Development (PUD) and will also review the petitioner’s building permit applications for noise control design and analysis. 11. Lots – Per Section 10-7-2 requires all lots to conform with district standards and states all lots shall front or abut on a public street. Since the site has internal private roadways (Deviation #10). The petitioner is seeking waiver from the requirement for lots to have access on a public street due to the unique nature of the secure data center campus. Staff is supportive of this request. 12. Appearance Standards - Per Section 10-5-8-C-4 Industrial Uses, masonry products or precast concrete shall be incorporated on at least fifty (50) percent of the total building. Any other facade that abuts a street shall incorporate masonry products or precast concrete. The use of masonry products or precast concrete is encouraged on the remaining facades. Where precast concrete panels or split face block is utilized, the use of colors, patterns, or other architectural features within these panels/blocks is encouraged. The petitioner has submitted exterior building renderings (see following page) featuring a minimalist façade with clean lines and a predominantly white or light grey exterior, likely composed of metal panels or precast concrete for durability and thermal efficiency. However, the design incorporates few windows and architectural interest only at the building entrance. While the use of precast concrete panels aligns with the material requirements of the Appearance Standards, the overall design and color palette fall short of meeting those standards and fail to present an aesthetically acceptable appearance on the long blank expanses of the side facades. (Deviation #11). Staff recommends buildings visible from Eldamain, E. Beecher and Galena Roads have the highest aesthetic standards that can be economically achieve. It is important that these structures, which will be located at the entrance into the City, make a statement. 13 14 15 13. Street Design and Improvements – The petitioner is requesting exemption from the requirements of Section 10-7-3 in the Unified Development Ordinance (Deviation #12). Standards in this section apply only to publicly dedicated roadways. No internal roads are proposed for public dedication. While staff is supportive of the request, the extension of E. Beecher Road and its connection at Corneils Road may necessitate other traffic control/roadway safety mitigation solutions approved by the City. Prologis has also revised the location of the emergency access drive off of Galena Road to align with the proposed access drive of Project Cardinal to the north. Further, per the City Engineer, the following minimum improvements are recommended to the following abutting roadways: a. Reconstruction of E. Beecher Road from Corneils Road to Galena Road. b. Intersection improvements at E. Beecher Road and Galena Road. c. Corneils Road reconstruction across the frontage of the subject property, including the ComEd parcel. Note that section across the frontage of Bright Farms will need to be reconstructed also. d. Intersection improvements to E. Beecher Road and Corneils Road, which may include re-routing Beecher Road South or roundabouts. e. All improvements will need to be verified upon the submittal and approval of a full traffic impact study, which should occur prior to the approval of an infrastructure agreement. 14. Fencing - Per Section 10-5-5-B-1 of the Unified Development Ordinance states fences may be built up to the property line but shall not extend beyond the front plane of the primary building facade in residential and business districts. Maximum height for fencing in manufacturing districts is eight (8) feet (Deviation #13). Petitioner has provided a manufacturers brochure of proposed high security steel fencing. They are requesting to have a twelve (12) foot tall powder coated black steel security fence extend beyond the front plane of the primary building façade. Staff is supportive of the request. ELDAMAIN ROAD & BRIGHT FARMS RECAPTURES In 2011, the City of Yorkville, City of Plano, and Kendall County entered into an intergovernmental agreement regarding the future reconstruction of Eldamain Road from Menards Distribution Center north to Galena Road (Ord. 2011-05). Kendall County agreed to bring Eldamain Road under its jurisdiction and made roadway improvements costing $6,300,000 for that portion of the roadway. The three (3) governmental entities agreed to equally share the improvements cost which are to be paid through recapture agreements from future annexed properties with frontage along Eldamain Road (refer to attached Eldamain Road Recapture Benefitted Parcels). a. The recapture amount is approximately ~161.00 per lineal foot of frontage along Eldamain Road. The estimated total recapture is approximately $295,000. Below is an estimated amount of the proposed annexed parcel which is obligated to pay per the intergovernmental agreements at time of final plat: PARCEL ESTIMATED FRONTAGE ESTIMATED RECAPTURE 02‐06‐300‐011 ~ 1,832 linear feet $294,952 TOTAL ~ 1,832 linear feet $294,952 16 The Project Steel property is also subject to the Bright Farms/Corneils Road Interceptor recapture agreement. This 2022 agreement between the City and the Bright Farms greenhouse developer on Eldamain Road outlines the extension of sanitary sewer service to the area (see map below), including the design, land acquisition, and construction of approximately 8,500 linear feet of sewer interceptor—at a total estimated cost of up to $3.2 million. While Bright Farms was responsible for fronting the majority of the project costs, the agreement includes a recapture provision allowing Bright Farms to recover approximately $1.9 million from future properties that benefit from the infrastructure. Once a final land plan is confirmed and a water usage estimate is completed, the City Engineer will determine the applicable recapture fee for Project Steel. ADDITIONAL RECOMMENDATIONS: The following is a list of operational conditions recommended by staff to be included in the Planned Unit Development for the future data center campus, which is aimed at addressing resident concerns and maintaining quality of life: a. Nuclear Energy Uses - Data center campuses shall be 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. b. Noise Study – A preliminary noise study shall be provided as part of the PUD approval process. A final noise study will be provided as part of the building permitting process when refined details of specific equipment, placement, and mitigation strategies are finalized. Both studies will be subject to review and approval by the City’s sound engineering consultant. i. The preliminary or initial is noise study including baseline noise measurements of the current environment and predictive modeling per phase and at full buildout 17 to ensure the facility’s design will meet local noise limits is currently being prepared by the developer and will be available for the Planning and Zoning Commisssion public hearing. A formal review and recommendations of the submitted study by the City’s sound engineering consultant will be provided and made a condition of the special use for a Planned Unit Development. ii. A mitigation plan in their noise study to ensure that operational noise does not exceed the City’s current noise ordinance regulations. iii. Continuous noise monitoring devises shall be installed at the onset of construction and reports provided to the City throughout the life of the project is recommended by the City’s sound engineering consultant to verify ongoing noise compliance. c. Operational Testing – Operational testing of emergency backup generators shall be limited to the following: i. Only between the hours of 11am-5pm on weekdays and non-holidays. d. Emergency Operations Plan (EOP) - 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: i. Procedures for fire suppression, hazardous material spills, evacuation, and communication in case of an incident. ii. Training sessions/drill and or walkthroughs with fire and police shall be required prior to occupancy permit. iii. Designated contacts for emergency services and a plan to broadcast information if an incident could affect the public. iv. Must work with KenCom emergency managers to be part of text or siren alert systems. e. Building Code Standards – The following building code standards shall apply: i. 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. ii. Compliance with the National Fire Protection Association (NFPA) 855. f. Battery Storage - Battery uses and storage systems shall be in a separate standalone building a minimum of 50 feet away from any adjacent structure and must be readily accessible by the fire protection district for firefighting efforts. The following additional standards will apply: i. An approved fire safety and evacuation plan shall be prepared and maintained for occupancies that involve activities for the research and development, testing, manufacturing, handling, or storage of lithium-ion batteries or lithium metal batteries, or the repair or servicing of vehicles powered by lithium – ion batteries or lithium metal batteries. ii. A fire detection and alarm system are required for indoor storage rooms and outdoor storage. The method of fire detection is either an air-aspirating system or a radiant- energy sensing system. Indoor rooms are also required to be sprinklered and separated from the remainder of the occupancy by two- 18 hour barriers. This structure must provide a 2-hour fire-resistance-rated enclosure and must have an automatic sprinkler system and detection system. COMPREHENSIVE PLAN: The 2016 Comprehensive Plan Update designates the subject property for Project Steel as “Estate/Conservation Residential (ECR)”. The “Estate/Conservation Residential (ECR)” is intended to provide flexibility for residential design which will accommodate low-density detached single-family housing. The current future land use designation reflects a holding category for parcels not likely to develop within the 10-year horizon of the comprehensive plan’s timeline. While the land use map should guide future land use and development and zoning decisions, it is also meant to be adjusted and changed when circumstances warrant a change in planning direction in a given area of the City. Overall, staff supports the proposed PUD for a data center campus, as the corridor along Eldamain Road has been identified in the Comprehensive Plan for manufacturing development and has also experienced a recent trend of development for M-2 land uses (specifically data centers). However, staff would like to note the following recommendations from the Comprehensive Plan related to the subject property: In Figure 8.17: Eldamain Road Corridor Land Use Strategy of the Yorkville 2016 Comprehensive Plan Update (North of the Fox River) the subject area is identified as “Zone B – Distribution (Corneils Road to BNSF Railroad)” meaning this area is recommended for modern industrial park incorporating branding and placemaking elements, as well as a 50’ to 100’ buffer to maintain the zone’s semi-rural visual character. The recommended enhanced perimeter landscaping along Eldamain Road for the proposed Preliminary Planned Unit Development Plan will accomplish this comprehensive plan goal. DEVELOPMENT AGREEMENT: Similar to the Cyrus One and the proposed Project Cardinal data center campuses, Project Steel will require a separate development agreement. This agreement will define key provisions related to 19 development offsets and infrastructure funding. To help mitigate the scale and potential impact of the 540-acre data center project, the petitioner is expected to offer meaningful community contributions— such as the installation of gateway signage and dedication of land or monetary donations to the City. Additionally, the agreement will address funding for anticipated water and sanitary sewer improvements, including design engineering, payment schedules, and potential recapture provisions. City staff is working closely with the petitioner as they finalize projected utility demands, which will guide the City Engineer and YBSD in preparing a water and sewer capacity study. A draft of the development agreement is expected to be presented to the City Council on or before the date of the final project vote. COMMUNITY MEETING: In accordance with Section 10-8-13-B-1-a of the Unified Development Ordinance, the Plan Council may recommend that the petitioner hold a community meeting with nearby property owners to present the proposed Annexation, Rezoning, and Planned Unit Development (PUD). This meeting, conducted at the petitioner’s expense and at a location of their choosing, is intended to inform residents and gather input prior to the Planning and Zoning Commission public hearing. Given the scale and intensity of the proposed data center campus, City staff has required the petitioner to engage directly with neighboring homeowners along Eldamain Road, E. Beecher Road, and Corneils Road, as well as residents of the Caledonia subdivision located approximately 0.5 miles southeast of the project site. A meeting with the residents organized by the developers occurred on July 31, 2025 via Zoom. Invited attendees included the nearby/adjacent residential landowners as well as the Caledonia subdivision homeowner’s association (HOA) members. Feedback gathered from residents at that meeting will be provided by the petitioner. STANDARDS FOR REZONING: Section 10-8-12 Map Amendments establishes criteria for findings of fact related to rezoning (map amendment) requests. When the purpose and effect is to change the zoning of a property and amend the City’s Zoning Map, the Planning and Zoning Commission shall consider each of the following facts before rendering a decision on the request: 1. The proposed Map Amendment is consistent with the Comprehensive Plan and the purposes of the UDO. 2. The proposed Map Amendment is consistent with the existing and planned uses and zoning of the nearby properties. 3. The subject property is suitable for the purposes of the proposed district. 4. The proposed Map Amendment will not result in an individual parcel zoned in one zoning district that is not shared by the adjacent parcels. 5. The proposed parcel(s) to be rezoned shall meet the minimum frontage and area requirements of the requested rezoning district as specified in Section 10-3-9(A). 6. The community need for the proposed use. 7. The length of time the property has been vacant as zoned considered in the context of land development in the area in the vicinity of the subject property. The petitioner has provided written responses to these standards which will be incorporated into the record during the public hearing. STANDARDS FOR SPECIAL USE FOR PUD: Section 10-8-5 Special Uses is intended to provide the City additional discretion in the approval process for uses which, because of their unique characteristics, require additional consideration due to the potential impact on neighboring land and of the public need for the particular use at a particular location. 20 The Planning and Zoning Commission may recommend approval of a Special Use upon considering the following standards: 1. The establishment, maintenance or operation of the Special Use will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare. 2. The Special Use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within or near the neighborhood in which it is to be located. 3. The establishment of the Special Use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 4. Adequate utilities, access roads, drainage or other necessary facilities have been or shall be provided. 5. Adequate measures shall be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The proposed Special Use is not contrary to the objectives of the City’s adopted Comprehensive Plan. The petitioner has provided written responses to these standards which will be incorporated into the record during the public hearing. STANDARDS FOR PLANNED UNIT DEVELOPMENT: The Planning and Zoning Commission may recommend approval of a Planned Unit Development (PUD) upon considering the following standards (Section 10-8-8-E of the Unified Development Ordinance): 1. Plan and Policy Alignment. The Planned Unit Development is consistent with the goals, objectives, and policies set forth in the Comprehensive Plan and other adopted plans and policy documents of the City. 2. Integrated Design with Identifiable Centers and Edges. The Planned Unit Development shall be laid out and developed as a unit in accordance with an integrated overall design, in which the various land uses function as a cohesive whole and support one another. The design shall provide identifiable centers, which form focus areas of activity in the development, and edges, which define the outer borders of the development, through the harmonious grouping of buildings, uses, facilities, public gathering spaces, and open space. 3. Public Welfare. The Planned Unit Development is designed, located, and proposed to be operated and maintained so that it will not impair an adequate supply of light and air to adjacent property and will not substantially increase the danger of fire or otherwise endanger the public health, safety, and welfare. 4. Compatibility with Adjacent Land Uses. The Planned Unit Development includes uses which are generally compatible and consistent with the uses of adjacent parcels. If the uses are not generally compatible, all adverse impacts have been mitigated through screening, landscaping, public open space, and other buffering features that protect uses within the development and surrounding properties. 5. Impact on Public Facilities and Resources. The Planned Unit Development is designed so that adequate utilities, road access, stormwater management, and other necessary facilities will be provided to serve it. The Planned Unit Development shall include such impact fees as may be reasonably determined by the City Council. These required impact fees shall be calculated in reasonable proportion to the impact of the Planned Unit Development on public facilities and infrastructure. 21 6. Archaeological, Historical or Cultural Impact. The Planned Unit Development does not substantially adversely impact an archaeological, historical, or cultural resource, included on the local, state, or federal register, located on or off the parcel(s) proposed for development. The petitioner has provided written responses to these standards which will be incorporated into the record during the public hearing. STAFF COMMENTS: The proposed applications for Annexation, Rezoning, Planned Unit Development, and Preliminary PUD Plan are in general conformance with the standards provided in the Unified Development Ordinance. City staff is in support of the proposed data center development, as it aligns with the continued industrial development momentum along the Eldamain Road corridor and aids in closing unincorporated “gap” areas within Yorkville’s boundaries—promoting more cohesive growth and enabling the City to guide high-quality development in a strategic and coordinated manner. All PUD approvals will be contingent upon the requested deviations and the conditions outlined in staff’s memorandum. This includes review comments from the City Engineer (EEI) provided in a letter dated April 4 2025, and any subsequent feedback, as well as comments from the City’s sound engineering consultant, Soundscape Engineering, detailed in letters dated April 7, 2025 and April 21, 2025, and any follow-up reviews. The public hearing for the requested annexation was held at the June 24th City Council meeting. A tentative final vote by the City Council is expected at the August 26, 2025 meeting, at the earliest. PROPOSED MOTIONS: 1. Rezoning In consideration of testimony presented during a Public Hearing on August 13, 2025 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for rezoning from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District for Project Steel, a proposed future data center campus, generally located east of Eldamain Road between Corneils Road on the south and Galena Road on the north totaling approximately 540 acres, subject to {insert any additional conditions of the Planning and Zoning Commission}… 2. Special Use for Planned Unit Development In consideration of testimony presented during a Public Hearing on August 13, 2025 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council of a request for Special Use authorization of a Planned Unit Development for Project Steel, a data center campus, to be generally located east of Eldamain Road between Corneils Road on the south and Galena Road on the north totaling approximately 540 acres, subject to the conditions enumerated in a staff memorandum dated August 4, 2025 and further subject to {insert any additional conditions of the Planning and Zoning Commission}… 3. Preliminary PUD Plan The Planning and Zoning Commission recommends approval to the City Council of the Project Steel – Preliminary PUD Site Plan prepared by Langan Engineering dated 05/16/2025 and revised July 25, 2025, and further subject to {insert any additional conditions of the Planning and Zoning Commission} … Attachments: 1. Proposed Data Center Developments Map 2. Copy of Petitioner’s Applications dated March 14, 2025 3. Legal Descriptions prepared by Langan Engineering 22 4. Project Steel Narrative prepared by Gregory W. Jones, attorney, Ancel Glink dated March 14, 2025 5. Revised Preliminary PUD Site Plan dated revised 07/25/2025 submitted by Prologis and prepared by Langan Engineering. 6. Revised Conceptual Landscape Plan dated revised 07/25/2025 submitted by Prologis and prepared by Langan Engineering. 7. Architectural Renderings submitted by Prologis 8. Building Elevations prepared by JHET Architects submitted by Prologis 9. Trip Generation Memo dated March 14, 2025, submitted by Prologis, and prepared by Langan Engineering. 10. Security Fencing Details submitted by Prologis 11. Response Letter to Plan Council Meeting Follow-up Letter dated May 16, 2025, and prepared by Prologis 12. Project Steel/ Prologis Follow-up Letter to City Council dated July 11, 2025 13. EEI Review Letter to the City dated April 4, 2025 14. Soundscape Engineering Review Memos dated April 7, 2025, and April 28, 2025 15. Plan Council Packet Materials 04-24-2025 16. Project Steel Phasing Plan/School District Map dated July 29, 2025 17. Draft Proposed Shared Use Trail Exhibit dated May 2025, prepared by EEI 18. Corneils Road Interceptor Sewer Exhibit dated February 2022 and prepared by EEI 19. Westbury Villages Concept Plan 20. Email from Elizabeth Fotopoulos dated March 25, 2025 21. Public Hearing Notice Attachment 1 Annexation Territory 02-06-300-011: No address. 02-07-100-007 No address. 02-07-300-002 No address 02-07-400-002 No address 02-07-400-003 No address 02-07-400-004 No address 02-08-300-004 No address 02-08-100-007 No address 02-18-200-002 No address 02-18-200-003 No address 02-07-200-010 No address 02-07-200-001 1128 Beecher Rd W Bristol, IL 60512 02-07-200-008 No address 02-07-100-008 1327 Beecher Rd W Bristol, IL 60512 02-06-400-005 No address 02-07-200-009 1010 Beecher Rd W Bristol, IL 60512 Attachment 1 Annexation Territory 02-06-300-011: No address. 02-07-100-007 No address. 02-07-300-002 No address 02-07-400-002 No address 02-07-400-003 No address 02-07-400-004 No address 02-08-300-004 No address 02-08-100-007 No address 02-18-200-002 No address 02-18-200-003 No address 02-07-200-010 No address 02-07-200-001 1128 Beecher Rd W Bristol, IL 60512 02-07-200-008 No address 02-07-100-008 1327 Beecher Rd W Bristol, IL 60512 02-06-400-005 No address 02-07-200-009 1010 Beecher Rd W Bristol, IL 60512 Attachment 1 02-06-300-011: No address. 02-07-100-007 No address. 02-07-300-002 No address 02-07-400-002 No address 02-07-400-003 No address 02-07-400-004 No address 02-08-300-004 No address 02-08-100-007 No address 02-18-200-002 No address 02-18-200-003 No address 02-07-200-010 No address 02-07-200-001 1128 Beecher Rd W Bristol, IL 60512 02-07-200-008 No address 02-07-100-008 1327 Beecher Rd W Bristol, IL 60512 02-06-400-005 No address 02-07-200-009 1010 Beecher Rd W Bristol, IL 60512 UNITED CITY OF YORKVILLE PETITION FOR ANNEXATION Pursuant to and in accordance with Section 7-1-8 of the Illinois Municipal Code, 65 ILCS 5/7-1-8, the undersigned Petitioners seek to annex certain territory to the United City of Yorkville, Illinois (“City”) and in furtherance thereof, state as follows: 1. The Petitioners signing this Petition constitute all of the owners of record of the property described in Attachment 1 to this Petition (“Annexation Territory”). 2. There are either (i) no electors residing in the Annexation Territory or (ii) at least 51% of the electors residing in the Annexation Territory have joined this petition as evidenced by their signatures to this Petition. 3. As of the date of this Petition, the Annexation Territory is not within any other municipality and is wholly unincorporated. 4. The Annexation Territory is contiguous to the corporate limits of the City. 5. The Petition conforms in form and substance to the requirements of Section 7-1-8 of the Illinois Municipal Code, 65 ILCS 5/7-1-8. 6. The Petitioners desire that the Village annex the Annexation Territory to the City conditioned upon Rosenwinkel, Schultz, Auer and Foltz Properties or its assign, and the City entering into a mutually acceptable annexation agreement to govern the terms and conditions of the annexation and development of the Annexation Territory. WHEREFORE, the Petitioners respectfully request that the Village annex the Annexation Territory to the City in accordance with and pursuant to Section 7-1-8 of the Illinois Municipal Code. [SIGNATURES ON FOLLOWING PAGE] Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 Petitioner Signatures (Owners of Record) The undersigned certifies that he/she has read the foregoing Petition for Annexation, has knowledge of the allegations contained therein, is an owner of record of land within the Annexation Territory, and that the allegations are true and correct to the best of his/her knowledge: Owner’s Name Owner’s Address/PIN Owner’s Signature ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ____________________________________________________________________________ (Electors, if any) The undersigned certifies that he/she has read the foregoing Petition for Annexation, has knowledge of the allegations contained therein, is an elector residing within the Annexation Territory, and that the allegations are true and correct to the best of his/her knowledge: Elector’s Name Elector’s Address/PIN Elector’s Signature ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ 02-07-100-008 02-06-400-005 1327 W. Beecher Rd. Plano, IL 60545 Estate of Mary C. Auer, Crystal Jernigan, Independent Administrator AUER Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 Attachment 1 Annexation Territory Legal Description Rosenwinkel Parcels: 02-06-300-001 02-07-100-007 02-07-300-002 02-07-400-002 02-07-400-003 02-07-400-004 02-08-300-004 02-08-100-007 02-18-200-002 02-18-200-003 Schultz Parcels: 02-07-200-010 02-07-200-001 02-07-200-008 Auer Parcels: 02-07-100-008 02-06-400-005 Foltz Parcel: 02-07-200-009 Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 UNITED CITY OF YORKVILLE PETITION FOR ANNEXATION Pursuant to and in accordance with Section 7-1-8 of the Illinois Municipal Code, 65 ILCS 5/7-1-8, the undersigned Petitioners seek to annex certain territory to the United City of Yorkville, Illinois (“City”) and in furtherance thereof, state as follows: 1. The Petitioners signing this Petition constitute all of the owners of record of the property described in Attachment 1 to this Petition (“Annexation Territory”). 2. There are either (i) no electors residing in the Annexation Territory or (ii) at least 51% of the electors residing in the Annexation Territory have joined this petition as evidenced by their signatures to this Petition. 3. As of the date of this Petition, the Annexation Territory is not within any other municipality and is wholly unincorporated. 4. The Annexation Territory is contiguous to the corporate limits of the City. 5. The Petition conforms in form and substance to the requirements of Section 7-1-8 of the Illinois Municipal Code, 65 ILCS 5/7-1-8. 6. The Petitioners desire that the Village annex the Annexation Territory to the City conditioned upon Rosenwinkel, Schultz, Auer and Foltz Properties or its assign, and the City entering into a mutually acceptable annexation agreement to govern the terms and conditions of the annexation and development of the Annexation Territory. WHEREFORE, the Petitioners respectfully request that the Village annex the Annexation Territory to the City in accordance with and pursuant to Section 7-1-8 of the Illinois Municipal Code. [SIGNATURES ON FOLLOWING PAGE] Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 Petitioner Signatures (Owners of Record) The undersigned certifies that he/she has read the foregoing Petition for Annexation, has knowledge of the allegations contained therein, is an owner of record of land within the Annexation Territory, and that the allegations are true and correct to the best of his/her knowledge: Owner’s Name Owner’s Address/PIN Owner’s Signature ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ____________________________________________________________________________ (Electors, if any) The undersigned certifies that he/she has read the foregoing Petition for Annexation, has knowledge of the allegations contained therein, is an elector residing within the Annexation Territory, and that the allegations are true and correct to the best of his/her knowledge: Elector’s Name Elector’s Address/PIN Elector’s Signature ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ ___________________ ________________________ _______________________ 02-07-100-008 02-06-400-005 1327 W. Beecher Rd. Plano, IL 60545 Estate of Mary C. Auer, Crystal Jernigan, Independent Administrator AUER Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 Attachment 1 Annexation Territory Legal Description Rosenwinkel Parcels: 02-06-300-001 02-07-100-007 02-07-300-002 02-07-400-002 02-07-400-003 02-07-400-004 02-08-300-004 02-08-100-007 02-18-200-002 02-18-200-003 Schultz Parcels: 02-07-200-010 02-07-200-001 02-07-200-008 Auer Parcels: 02-07-100-008 02-06-400-005 Foltz Parcel: 02-07-200-009 Docusign Envelope ID: 0D0570EC-33F1-485F-9495-3CBCAABC4362 Proposed Consolidated Parcel A Being a part of Section 7 and the South ½ of Section 6, Township 37 North, Range 7 East, being located in Will County and State of Illinois bounded and described as follows: Beginning at a Drill Hole Found being the Southeast Corner of the Southwest Quarter of said Section 6, also being the Northwest Corner of the Northeast Quarter of said Section 7, Township 37 North, Range 7 East, said point being the Place of Beginning for the parcel herein described; Course No.1 Thence North 87°19’02” East along the North line of said Northeast Quarter of Section 7, a distance of 208.10 feet to a point at the Northeast corner of Kendall County parcel 02-07-200-009 now or formerly owned by Jerry G. & Marilee Foltz; Course No.2 Thence South 00°53’18” East along the East line of said Kendall County parcel 02-07-200- 009, a distance of 214.52 feet to a point at the Southeast corner of said parcel; Course No.3 Thence South 89°06’42” West along the South line of said Kendall County parcel 02-07-200- 009, a distance of 208.00 feet to a point in the West line of said Northeast Quarter of Section 7, said point also being the Southwest corner of said parcel; Course No.4 Thence South 00°53’18” East along said West line of the Northeast Quarter of Section 7, a distance of 373.43 feet to a point at the Northwest corner of Kendall County parcel 02-07-100-002 now or formerly owned by Yorkville Nexus III LLC, as recorded in Document No. 202400010316 of the Kendall County records; Course No.5 Thence South 87°20’23” West along said Yorkville Nexus III LLC land passing through a found 1” pipe at a distance of 21.80 feet, a total distance of 1540.44 feet to a set 5/8” rebar with cap “LANGAN ENG.” at a Northeast Corner of Kendall County parcel 02-07-100-014 now or formerly owned by Yorkville Nexus III LLC, as recorded in Document No. 202400010316 of the Kendall County records; Course No.6 Thence South 00°53’18” East along said Yorkville Nexus III Land and Kendall county parcel 02-07-300-005 now or formerly owned by Yorkville Nexus III LLC as recorded in Document No. 202400010316 of the Kendall County records being a line parallel to the East line of the Northwest Quarter of said section 7, a distance of 2073.03 feet to a 5/8” rebar with cap “LANGAN ENG.” set in the North line of the Southwest Quarter of said Section 7; Course No.7 Thence South 00°53’09” East along said Yorkville Nexus III Land being a line parallel to the East line of the Southwest Quarter of said section 7, a distance of 934.59 feet to a set 5/8” rebar with cap “LANGAN ENG.” along the North line of Kendall County parcel 02-07-300-004 now or formerly owned by Illinois Greenhouse LLC, as recorded in Document No. 202200008845 of the Kendall County records; Course No.8 Thence North 87°20’23” East along said Greenhouse LLC land, a distance of 1540.44 feet to a set 5/8” rebar with cap “LANGAN ENG.” along the East line of the Southwest Quarter of said Section 7; Course No.9 Thence South 00°53’09” East along said East line of the Southwest Quarter of said Section 7, a distance of 1712.61 feet to a ¾” inch iron pipe found at the Southeast corner of the Southwest Quarter of said Section 7; Page 2 of 3 Course No.10 Thence North 07°57’11” East along Kendall County parcel 02-07-400-001 now or formerly owned by Commonwealth Edison, a distance of 2692.07 feet to a 5/8” rebar with cap “LANGAN ENG.” set along the North line of the Southeast Quarter of said Section 7; Course No.11 Thence continuing North 07°57’11” East along Kendall County parcel 02-07-200-003 now or formerly owned by Commonwealth Edison, a distance of 197.38 feet to a 5/8” rebar with cap “LANGAN ENG.” set at an angle point thereof; Course No.12 Thence North 00°52’32” West along said Commonwealth Edison parcel 02-07-200-003, a distance of 2460.47 feet to a set 5/8” rebar with cap “LANGAN ENG.” at a point along the North line of the Northeast Quarter of said Section 7; Course No.13 Thence North 00°52’32” West along Kendall County parcel 02-06-400-002 now or formerly owned by Commonwealth Edison, a distance of 100.37 feet to a set 5/8” rebar with cap “LANGAN ENG.”; Course No.13 Thence North 25°58’37” East along said Commonwealth Edison parcel 02-06-400-002, a distance of 1049.27 feet to a set 5/8” rebar with cap “LANGAN ENG.” at the southeast corner of Kendall County parcel 02-06-400-001 now or formerly owned by Dale L Konicek LLC as recorded in Document No. 201702819 of the Kendall County Records; Course No.14 Thence South 87°59’38” West along said Konicek LLC land passing through a found 1” iron pipe at a distance of 1.92 feet and a found 1” iron pipe at a distance of 644.41 feet, a total distance of 645.62 feet to a set Railroad Spike in the centerline of Beecher Road; Course No.15 Thence North 13°51’44” East along said Beecher Road, a distance of 1351.75 feet to a MAG nail set at the centerline of Galena Road, width varies; Course No.16 Thence North 80°37’24” West along said centerline of Galena Road, a distance of 1700.21 feet to a MAG nail set at the Northeast corner of a parcel of land conveyed to the County of Kendall for highway or other public purpose as recorded in Document No. 200300007826 of the Kendall County records; Thence the following seven (7) course and distances along said Kendall County parcel; Course No.17 Thence South 08°36'02" West a distance of 63.15' to a point; Cours No.18 Thence North 80°37'24" West a distance of 691.60' to a point; Course No.19 Thence South 57°39'02" West a distance of 45.32' to a point; Course No.20 Thence South 16°42'03" West a distance of 172.08' to a point of curvature; Course No.21 Thence with a curve deflecting to the right an arc length of 388.30 feet, having a radius of 2914.79 feet, a delta of 07°37’58”, a chord bearing of South12°48'52" West, and a chord length of 388.01 feet; Course No.22 Thence South16°32'25" West a distance of 267.93' to a point; Page 3 of 3 Course No.23 Thence North73°22'09" West a distance of 53.45' to a MAG nail set in the centerline of Eldamain Road, width varies; Course No.24 Thence South 16°32’25” West along said centerline of Eldamain Road, a distance of 819.06 feet to a set MAG nail; Course No.25 Thence South 17°00’48” West along said Eldamain Road, a distance of 122.84 feet to a MAG nail set at the Northwest corner of Kendall County parcel 02-06-300-009 now or formerly owned by Latham Schleining and Tammi M Schleining as recorded in Document No. 201408168 of the Kendall County records; Course No.26 Thence North 87°15’26” East along said Schleining Land, a distance of 443.00 feet to a found ½” rebar; Course No.27 Thence South 17°00’48” East along said Schleining Land, a distance of 1149.27 feet to a set 5/8” rebar with cap “LANGAN ENG.” along the South line of said Section 6; Course No.28 Thence North 87°15’26” East along the South line of said Section 6, a distance of 2255.11 feet to the Place of Beginning, said parcel containing 13,051,959 square feet or 299.6317 acres of land according to a survey by LANGAN Engineering and Environmental Services dated March, 2025 and being the same more or less and being subject to all legal highways and easements. The basis of bearings of this survey is based on the Illinois State Plane Coordinate System, East Zone, NAD 83, per GPS observations in March, 2025. Proposed Consolidated Parcel B That Part of the West ½ of Section 8 and the East ½ of Section 7 all in Township 37 North, Range 7 East of the Third Principal Meridian, being located in Kendall County and State of Illinois bounded and described as follows: Beginning at a 1” Iron Pipe found being the Center of said Section 8, Township 37 North, Range 7 East, said point being the Place of Beginning for the parcel herein described; Course No. 1 Thence South 87°34’35” West along the South line of the Northwest Quarter of said Section 7, a distance of 2029.07 feet to a set 5/8” rebar with cap “LANGAN ENG.” at the Southeast corner of Kendall County parcel 02-08-100-005 now or formerly owned by George & Anne Marie Ostreko, as recorded in Document No. 84000193 of the Kendall County records; Course No.2 Thence North 01°18’34” West along said Ostreko land, a distance of 617.97 feet to a set 5/8” rebar with cap “LANGAN ENG.” at the Northeast Corner of said Kendall County parcel 02-08-100- 005; Course No.3 Thence South 87°45’53” West along said Ostreko land, a distance of 625.76 feet to a set 5/8” rebar with cap “LANGAN ENG.” in the West line of said Northwest Quarter of Section 8, said point also being the Northwest Corner of said Kendall County parcel 02-08-100-005; Course No.4 Thence South 00°51’47” East along said West line, a distance of 620.14 feet to a ¾” Iron Pipe found at the Southwest Corner of said Northwest Quarter of Section 8, said point also being the Southwest Corner of said Kendall County parcel 02-08-100-005; Course No.5 Thence North 87°34’35” East along the South line of said Northwest Quarter of Section 8, a distance of 14.00 feet to the Northeast corner of Kendall County parcel 02-08-300-014 now or formerly owned by Larry A. Wallis & Charles Van Thompson, from which point a ¾” Iron Pipe lies 0.15’ East and 0.15’ North; Course No.6 Thence South 01°33’15” East along a West line of said Wallis & Thompson Land, a distance of 1358.39 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.7 Thence North 87°46’06” East along a South line of said Wallis & Thompson Land, a distance of 216.72 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.8 Thence South 01°49’08” East along a West line of said Wallis & Thompson Land, a distance of 1057.46 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.9 Thence South 01°43’16” East along a West line of said Wallis & Thompson Land, a distance of 200.71 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.10 Thence South 87°32’04” West along a North line of said Wallis & Thompson land, a distance of 272.68 feet to a 1” Iron Pipe found along the West line of the Southwest Quarter of said Section 8; Page 2 of 3 Course No.11 Thence South 00°45’21” East along said West line of the Southwest Quarter of section 8, a distance of 37.42 feet to the Southwest Corner of said Section 8 being referenced by a found 3/4” iron pipe; Course No.12 Thence continuing South 00°45’21” East along the West line of the Northwest Quarter of section 17, a distance of 143.44 feet to the centerline of Corneils Road; Course No.13 Thence North 86°15’51” West along said centerline of Corneils Road, a distance of 1322.08 feet to a MAG nail set at the intersection of the centerline of Beecher Road; Course No.14 Thence South 87°30’36” West along the centerline of said Beecher Road, a distance of 566.16 feet to a MAG nail set at the Southeast corner of Kendall County parcel 02-07-400-001 now or formerly owned by Commonwealth Edison; Course No.15 Thence North 07°57’11” East along said Commonwealth Edison Parcel 02-07-400-001, a distance of 2694.50 feet to a MAG nail set in the South line of said Northeast Quarter of Section 7, said point also being the Southeast corner of Kendall County parcel 02-07-200-003 now or formerly owned by Commonwealth Edison; Course No.16 Thence continuing North 07°57’11” East along said Commonwealth Edison Parcel 02-07- 200-003, a distance of 115.68 feet to a 5/8” rebar with cap “LANGAN ENG.” set at an angle point; Course No.17 Thence North 00°52’32” West along said Commonwealth Edison Parcel 02-07-200-003, a distance of 1681.96 feet to a set 5/8” rebar with cap “LANGAN ENG.” At the Southeast corner of Kendall County parcel 02-07-200-015 now or formerly owned by Two Star Enterprises LLC as recorded in Document No. 20140529 of the Kendall County records; Course No.18 Thence North 89°07’28” East along a south line of Kendall County parcel 02-07-200-015 now or formerly owned by Two Star Enterprises, LLC as recorded in Document No. 20140529 of the Kendall County records, a distance of 137.17 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.19 Thence South 00°52’32” East along a West line of said Two Star Enterprises LLC land, a distance of 646.01 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.20 Thence North 87°19’40” East along a South line of said Two Star Enterprises LLC land, a distance of 807.16 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.21 Thence North 00°51’47” West along a South line of said Two Star Enterprises LLC land, a distance of 1051.29 feet to a set 5/8” rebar with cap “LANGAN ENG.” at an angle point thereon; Course No.22 Thence North 87°19’02” East along a South line of said Two Star Enterprises LLC land, a distance of 514.86 feet to a set Railroad Spike along the West line of said Section 8 also being the centerline of said Beecher Road; Course No.23 Thence South 00°51’47” East along the East line of said Northeast Quarter of Section 7, a distance of 668.33 feet to a MAG nail set at the Southeast corner of Kendall County parcel 02-08-100- 006 now or formerly owned by Milroy Farms LLC as recorded in Document No. 201218002 of the Kendall County records; Page 3 of 3 Course No.24 Thence North 87°34’15” East along a South line of said Kendall County parcel 02-08-100- 006, a distance of 2655.99 feet to a set 5/8” rebar with cap “LANGAN ENG.” along the East line of the Northeast Quarter of said Section 8; Course No.25 Thence South 01°00’08” East along said East line of the Northeast Quarter of section 8, a distance of 1528.63 feet to the Place of Beginning, said parcel containing 10,886,275 square feet or 249.9145 acres of land according to a survey by LANGAN Engineering and Environmental Services dated March 2025 and being the same more or less and being subject to all legal highways and easements. The basis of bearings of this survey is based on the Illinois State Plane Coordinate System, East Zone, NAD 83, per GPS observations in March, 2025. A Professional Corporation 140 South Dearborn Street, Suite 600 Chicago, IL 60603 www.ancelglink.com Gregory W. Jones gjones@ancelglink.com (P) 312.604.9195 (F) 312.782.0943 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON March 14, 2025 Via: E-Mail and Messenger Krysti J. Barksdale-Noble, AICP Community Development Director United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Re: Prologis, L.P. Annexation and Development Application Project Steel, Yorkville, Illinois Dear Krysti, We represent Prologis, L.P. (“Prologis”), the contract purchaser of +/- 540 acres of property (“Subject Property”) located in unincorporated Kendall County that is contiguous to the United City of Yorkville’s (“Yorkville”) municipal boundary. The Subject Property is generally located east of Eldamain Road between Corneils Road on the south and Galena Road on the north. Prologis is pleased to have the opportunity to invest in Yorkville by submitting the enclosed annexation and entitlement application for the Subject Property. I. Background Prologis proposes to annex the Subject Property and obtain approval of rezoning, preliminary planned unit development (“PUD”), and right-of-way vacation to facilitate development of a campus containing up to 24 data center buildings, electrical substations, and related improvements. Each data center building may contain up to 400,000 square feet of floor area, producing over 9 million square feet for the entire project. The parcels comprising the Subject Property are identified on Exhibit A and are zoned a mix of A1, Agriculture, A1, Special Use Agriculture, and M2, Heavy Industrial in accordance with the Kendall County Zoning Ordinance. The Subject Property is primarily used for farming and is bordered on the east and north by agricultural uses. BrightFarms’ industrial greenhouse facility is located south of the Subject Property and, south of that, is a Commonwealth Edison substation facility and the site of Cyrus One’s recently-approved data center campus. Excluding the current and pending developments south of the Subject Property, the area is predominantly agricultural property. Yorkville’s 2016 Comprehensive Plan Update (“Comprehensive Plan”) designates the Subject Property’s future land use as “estate/conservation residential” and the land immediately south of the Subject Property as “general industrial.” Notably, the Comprehensive Plan acknowledges future land use designations are intended to be adjusted as circumstances warrant change. (Comprehensive Plan p. 80) As discussed further below, the increasing need for data center infrastructure nationwide and Yorkville’s recent embrace of data center and industrial ANCEL GLINK March 14, 2025 Page 2 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON development on nearby properties supports revisiting the Comprehensive Plan’s future land use designation, which was adopted nearly a decade ago before the benefits of and demand for data centers became so apparent. II. Proposal Prologis proposes to annex and facilitate development of the Subject Property in 3 phases, all as detailed in the Phasing Plan enclosed as Exhibit B. Construction on the first phase is anticipated to begin during the summer of 2027, and Prologis anticipates the Subject Property will be fully developed over the course of 20 years. Each phase will be served by its own stormwater and other infrastructure that will be built in tandem with the private improvements included in each phase. Due to the project’s scale and the need to coordinate with third-party utility providers, including (among others) Commonwealth Edison (“ComEd”) and the Yorkville-Bristol Sanitary District, the precise start dates for each phase will necessarily depend on a variety of factors that are currently fluid. Upon completion, Prologis expects the Subject Property to be home to 24 data center facilities that include more than 9 million square feet of floor area, 3 ComEd substations, up to 8 stormwater detention facilities, a realigned and reconstructed public street (East Beecher Road), and related public and private improvements. Prologis’ investment in the Subject Property is expected to exceed one billion dollars. Prologis seeks approval of several requests to facilitate the Subject Property’s development, including: 1) Annexation of the Subject Property and approval of an annexation agreement; 2) A map amendment to zone the Subject Property M-2 General Manufacturing (“M2 District”) upon annexation; 3) Vacation and realignment of Beecher Road to create a secure data center campus and increase traffic efficiencies in the area; and 4) A special use for a preliminary PUD, including the deviations / variations identified in Section II(d) below. In addition to the above entitlement requests, Prologis proposes to enter into a public utility infrastructure agreement with Yorkville to allow Prologis to recover its upfront investment in water infrastructure, wastewater infrastructure, and Beecher Road improvements. Additional details concerning each of Prologis’ requests is below, including responses to the applicable UDO standards. ANCEL GLINK March 14, 2025 Page 3 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON a) Annexation and Annexation Agreement Annexation petitions are attached as Exhibit C and a draft annexation plat will be provided shortly. The Subject Property encompasses approximately 540 acres, is contiguous to Yorkville’s corporate boundaries on the south, west, and east, and is eligible for annexation into the Village. Prologis anticipates entering into an annexation agreement with Yorkville containing mutually beneficial terms governing the Subject Property’s annexation and future development. b) Map Amendment Prologis proposes to rezone the Subject Property from its current Kendall County zoning designations to Yorkville’s M2 District. Data centers and electrical substations are both identified as permitted uses in the M2 District. (UDO Sec. 10-3-12(B)) Prologis’ responses to the UDO’s rezoning standards are below. Standard 1: State how the map amendment is consistent with the Comprehensive Plan and the purposes of the UDO. The Comprehensive Plan identifies the Subject Property’s future land use as “estate/conservation residential;” however, the Comprehensive Plan also acknowledges future land use designations are intended to be adjusted as circumstances warrant change. Area development patterns and opportunities have changed significantly since the Comprehensive Plan’s adoption in 2016. The need for data center infrastructure has increased dramatically in recent years – something that Yorkville has acknowledged by amending the UDO to encourage data center projects generally, and, more specifically, by approving a data center project just south of the Subject Property. Yorkville has embraced industrial and energy redevelopments along the Eldamain Road corridor, including on property immediately south of the Subject Property, which (like the Subject Property) the Comprehensive Plan designated for future development as estate/conservation residential. Zoning the Subject Property M2 upon annexation is a logical extension of the zoning and development pattern Yorkville has already embraced. Standard 2: State how the map amendment is consistent with the existing and planned uses of nearby properties. The Eldamain Road corridor is planned for industrial and energy uses. Yorkville approved a data center project last summer at the intersection of Eldamain Road and Faxon Road. ComEd distribution lines bisect the Subject Property and a large substation is located just south of the Subject Property. An industrial-grade farming facility (BrightFarms) is located immediately south of the Subject Property, and we understand a solar farm will shortly be built east of the Subject Property. Yorkville has recently invested significantly in regional water and sanitary sewer infrastructure upgrades that would support the redevelopment of the Subject Property with additional industrial and energy uses. Prologis’ development represents the logical extension of the existing use pattern and realization of Yorkville’s intended outcome for the area. ANCEL GLINK March 14, 2025 Page 4 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Standard 3: State how the proposed zoning designation is suitable for the Subject Property. The M2 District provides suitable regulation for future development of the Subject Property. The properties on the east side of Eldamain Road adjacent to the Subject Property and extending south to the train tracks (a distance of 2+ miles) are almost uniformly zoned M2. Applying the M2 District to the Subject Property is consistent with the area’s existing zoning composition. Further, the M2 District accommodates large-lot, campus-style developments consistent with Prologis’ proposal. The Subject Property is large enough to mitigate potential off-site impacts (although few such impacts are anticipated) through the use of buffers greatly in excess of minimum setbacks, screening, and perimeter landscaping. Further, the proposed data center and electric utility uses are permitted by right in the M2 District. Standard 4: State how the proposed map amendment will not result in an individual parcel zoned in one zoning district that is not shared by any adjacent parcels. The property located immediately west of the Subject Property is zoned M2 – the same zoning designation Prologis seeks for the Subject Property. The property located south of the Subject Property is occupied by an industrial agricultural use (BrightFarms) and is zoned PUD. The east side of the Eldamain Road corridor from Faxon Road on the south to Corneils Road on the north is uniformly zoned M2. Rezoning the Subject Property to the M2 District is the logical northward extension of the M2 Zoning District. Standard 5: State how the Subject Property will meet the minimum frontage and area requirements in the M2 District. The M2 District does not establish minimum lot size or lot width standards. Regardless, the Subject Property has frontage on four public streets – Eldamain Road, Galena Road, Corneils Road, and Beecher Road – and contains 540 acres. The Subject Property will utilize that space and right of way adjacency to develop a thoughtful campus that is mindful of adjacent land uses and aesthetic integrity. Standard 6: State the community need for the proposed land use. Technological advances have increased the need for data center infrastructure to support the modern economy and a rapidly advancing society. Developing the Subject Property as a data center campus will position Yorkville and the entire region for continued growth while delivering increased tax revenue and infrastructure upgrades necessary to support Yorkville. Standard 7: State the length of time the Subject Property has been vacant as zoned considered in the context of the land development in the area in the vicinity of the Subject Property. The Subject Property has been farmed for many years. The Comprehensive Plan acknowledges the Subject Property will redevelop upon annexation, and Yorkville has recently and consistently ANCEL GLINK March 14, 2025 Page 5 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON embraced industrial and energy uses in the surrounding area. Allowing the Subject Property to redevelop as a data center campus will allow the Subject Property to be improved in a manner that is consistent with Yorkville’s development goals for the Eldamain Road corridor. c. Right of Way Vacation Beecher Road is a low-volume, 2-lane, rural road without curb, gutter, or other public improvements that currently bisects the Subject Property from north to south. While Beecher Road has historically provided adequate access for nearby agricultural uses, the road’s location presents significant challenges to the Subject Property’s successful redevelopment. Beecher Road bisects all 3 substation lots and 4 planned stormwater facilities as it meanders east and north through the Subject Property. Designing around Beecher Road is challenging at best and produces a layout that is less accessible and less secure for data center operators. Prologis proposes to realign Beecher Road to the east to provide a clear, unimpeded path of travel that aligns with the existing E. Beecher Road. This requires vacating W. Beecher Road and part of E. Beecher Road so Prologis can construct a new E. Beecher Road consistent with Yorkville’s standards for collector streets. The proposed realigned will not eliminate access for properties located adjacent to Beecher Road as it exists today. Prologis will continue to provide access to those properties that rely solely on Beecher Road for access, including the property located at 1010 Beecher Road. Prologis is confident that the realigned Beecher Road will benefit both the Subject Property and the region by providing a predictable, efficient, and safe roadway network. d. Special Use for a Planned Unit Development The UDO requires all lots containing 4 or more acres in the M2 District develop as a PUD. Prologis seeks approval of a special use for a preliminary PUD to develop the Subject Property as a data center campus. Below are responses to the UDO’s relevant standards and a list of requested UDO deviations. Special Use Standards Standard 1: The establishment, maintenance, or operation of the Special Use will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort or general welfare. The proposed data center campus will promote the public health, safety, and welfare. The proposed M2 zoning designation allows data centers and electric substations as a permitted use, communicating Yorkville’s commitment to attracting and supporting these types of developments. The development will produce significant construction jobs as well as long-term employment opportunities for area residents and generate significant tax revenue for Yorkville. Prologis seeks to invest significantly in the 500+ acre Subject Property that has long been used for agricultural purposes and help Yorkville to establish itself as a regional leader in the modern economy. ANCEL GLINK March 14, 2025 Page 6 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Standard 2: The Special Use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within or near the neighborhood in which it is to be located. Despite the high level of investment associated with creating a data center campus of this scale, data centers are passive uses that rarely impose negative impacts on surrounding properties. The Subject Property is divided by ComEd right of way – one of the reasons the Subject Property is appealing for data center users. The property located west of the Subject Property is zoned M2 – the same zoning designation Prologis seeks here. Properties to the north are occupied by an industrial concrete plant (Kendall County Concrete) and, north of Galena Road, additional agricultural uses. To the east is a solar farm that should shortly come on-line and additional agricultural uses. To mitigate potential impacts on neighboring properties, Prologis proposes setbacks that greatly exceed those required by the M2 Zoning District and enhanced landscaping along the Subject Property’s perimeter. The development is consistent with nearby uses and zoning rights and, in some cases, far less intense than neighboring uses. Prologis’ proposed investment in the Subject Property is estimated, upon completion, to exceed one billion dollars, which will increase nearby property values. Standard 3: The establishment of the Special Use will not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the district. Yorkville previously determined that it is sound policy to allow data centers as a permitted use in the M2 Zoning District. The data center and substation uses are not responsible for Prologis’ special use request; the UDO allows those uses by right. Instead, the special use request is driven by the UDO’s requirement that the Subject Property develop as a PUD because of its size. Allowing Prologis to establish a permitted use on the Subject Property will promote consistent development along the Eldamain Road corridor – much of which is also zoned M2. Developing the Subject Property as a PUD also provides predictability to nearby property owners, as Prologis is committing to construct the development on a schedule and in accordance with certain plans and agreements. This level of transparency is both unique and beneficial to surrounding property owners. Standard 4: Adequate utilities, access roads, drainage or other necessary facilities have been or shall be provided. The Subject Property is nearly surrounded by public streets that provide more than sufficient access for this relatively passive use. Consistent with industry standards and end-user requirements for data centers, vehicle access to the Subject Property will be provided primarily by private access drives, all of which will be privately constructed, maintained, and operated. This arrangement significantly reduces maintenance obligations Yorkville would otherwise assume if the access drives were publicly dedicated rights of way. Each data center facility will have a ANCEL GLINK March 14, 2025 Page 7 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON “looped” driveway to provide emergency services and others necessary access to all sides of each structure. Prologis will also invest significantly in regional water and sewer utility upgrades necessary to serve the Subject Property and promote future redevelopment opportunities in the area. The Subject Property will also be served by numerous stormwater facilities that will provide a greater degree of control than presently exists during storm events. Standard 5: Adequate measures shall be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. Data centers are a relatively passive use. Unlike other commercial and industrial uses, data centers generally do not generate significant traffic, particularly during morning and evening peaks. The development is designed to primarily accommodate vehicle traffic internally, which reduces the need for users to rely on public streets when navigating within the campus. Nevertheless, the development is accessible from Galena Road, Eldamain Road, Corneils Road, and the realigned E. Beecher Road. This design reduces reliance on public streets while still preserving a healthy level of access to the Subject Property. Standard 6: The proposed Special Use is not contrary to the objectives of the City’s adopted Comprehensive Plan. The 2016 Comprehensive Plan expressly acknowledges that Yorkville should update future land use designations as circumstances change. Since 2016, the data center industry has grown exponentially, a change that Yorkville has positioned itself well to capitalize upon. Yorkville recently approved a data center project south of the Subject Property and has actively rezoned much of the Eldamain Road corridor to the M2 Zoning District. Yorkville’s UDO – the document primarily responsible for implementing the Comprehensive Plan’s vision – allows data centers and supporting uses as a permitted use in the M2 Zoning District. Allowing a data center to be built on the Subject Property represents the logical implementation of the policy direction Yorkville has adopted over the last few years. Planned Unit Development Standards Standard 1: Please state how the PUD is consistent with the goals, objectives, and policies set forth in the Comprehensive Plan and other adopted City plans and policy documents. The Comprehensive Plan acknowledges that future land use designations should change as circumstances change. Since the Comprehensive Plan’s adoption in 2016, the demand for data center infrastructure has increased exponentially. Simultaneously, Yorkville modified its UDO to allow data centers as a permitted use in certain zoning districts, approved a data center project just south of the Subject Property on Eldamain Road, and modified the future land use designation of the adjacent property (to the west) from “estate/conservation residential” to “industrial.” Prologis’ ANCEL GLINK March 14, 2025 Page 8 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON plan to develop the Subject Property as a data center campus represents the logical northward extension of the land use pattern Yorkville has embraced along the Eldamain Road corridor. Standard 2: Please state how the PUD is laid out and developed as a unit in accordance with an integrated overall design, in which the various land uses function as a cohesive whole and support one another. The Subject Property will be developed in a comprehensive and cohesive manner consistent with the preliminary plan accompanying Prologis’ application. The preliminary plan divides the work into 3 phases, each of which will be self-sufficient. Prologis proposes only two uses for the Subject Property: (1) data centers; and (2) electric substations. These two uses are complimentary to and reliant upon each other, and the Subject Property will be developer as sufficient power capacity is secured. The Subject Property’s perimeter features enhanced setbacks and landscape treatments that communicate a high level of design and provide a consistent and quality “front door” for the development. Standard 3: Please state how the PUD is designed, located, and proposed to be operated and maintained so that it will not impair an adequate supply of light and air to adjacent property and will not substantially increase the danger of fire or otherwise endanger the public health, safety, and welfare. The proposed development will not impair the supply of light or air to nearby properties, nor will it substantially increase the danger of fire or endanger the public health, safety, and welfare. The development features 2-story data center facilities located on predominantly flat land. The height of these buildings, coupled with perimeter setbacks that greatly exceed what is required by the UDO, will not materially impact light supply. Within the site, the buildings are set back from each other at a sufficient distance to have no meaningful impact on light or air supply. Each data center facility is surrounded by a drive aisle wide enough to accommodate 2-way traffic, including emergency services vehicles. Standard 4: Please state how the PUD includes uses that are generally compatible and consistent with the uses of adjacent parcels. If the uses are not generally compatible, all adverse impacts have been mitigated through screening, landscaping, public open space, and other buffering features that protect uses within the development and surrounding properties. The proposed data center campus is consistent with the use and zoning of nearby properties. As discussed earlier, much of the Eldamain Road corridor is zoned M2 – the same designation sought for the Subject Property. Yorkville recently approved a data center campus on property located south of the Subject Property. ComEd right of way occupied by transmission lines passes through the middle of the Subject Property, and a large ComEd substation is located south of the Subject Property on the opposite side of Corneils Road. Establishing a data center campus (which is permitted by right in the M2 district) on the Subject Property is consistent with Yorkville’s existing and future development goals for the area. ANCEL GLINK March 14, 2025 Page 9 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Standard 5: Please state how the PUD is designed so that adequate utilities, road access, stormwater management, and other necessary facilities will be provided to serve it. The Subject Property is nearly surrounded by public streets that provide more than sufficient access for this relatively passive use. Consistent with industry standards and end-user requirements for data centers, vehicle access to the Subject Property will be provided primarily by private access drives, all of which will be privately constructed, maintained, and operated. This arrangement significantly reduces maintenance obligations Yorkville would otherwise assume if the access drives were publicly dedicated rights of way. Each data center facility will have a “looped” driveway to provide emergency services and others necessary access to all sides of each structure. Prologis will also invest significantly in regional water and sewer utility upgrades necessary to serve the Subject Property and promote future redevelopment opportunities in the area. The Subject Property will also be served by numerous stormwater facilities that will provide a greater degree of control during storm events than presently exists. Standard 6: Please state how the PUD does not substantially adversely impact an archaeological, historical, or cultural resource, included on the local, state, or federal register, located on or off the parcels proposed for development. The proposed development does not substantially adversely impact any known archaeological, historical, or cultural resource. Prologis is unaware of any such resources and, should one be identified, Prologis will work cooperatively with Yorkville to address any reasonable concerns. UDO Deviations 1) Interior Setbacks (UDO Sec. 10-3-9): The UDO requires each M2-zoned lot to provide a 25’ front yard setback and a 20’ interior side yard setback. The proposed campus-style development will be served primarily by private access drives and requires relief from these setback requirements. Prologis instead proposes that setbacks for the Subject Property only be measured from the property’s perimeter. 2) Energy Use Standards (UDO Sec. 10-4-10): The UDO provides that a data center qualifies as an “energy industrial use.” Prologis seeks a deviation to ensure that any UDO standards Yorkville subsequently adopts governing energy industrial uses will not apply to the Subject Property. 3) Off-Street Parking (UDO Sec. 10-5-1(H)(5)): The UDO requires data centers to provide 0.3 parking spaces for each 1,000 square feet of floor area. Prologis expects each data center to contain approximately 379,100 square feet, which would require 114 parking spaces per building. Prologis proposes to provide 47 parking spaces for each building, which is consistent with both industry standards and actual parking demand experienced at ANCEL GLINK March 14, 2025 Page 10 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Prologis’ other data center facilities. Further, parking shall not be calculated on a lot-by- lot basis. 4) Off-Street Loading (UDO Sec. 10-5-1(Q)): Prologis requests that Yorkville accept 1 loading space for each data center facility, and waive any requirement for further loading space accommodation. 5) Cross Access (UDO Sec. 10-5-1(F)): The UDO requires cross access between properties; however, based on security concerns associated with data center projects and the general lack of development adjacent to the Subject Property, Prologis asks Yorkville to waive this requirement. 6) Pedestrian Circulation (UDO Sec. 10-5-1(N)): Prologis plans to provide sufficient pedestrian walkways between parking lots and data center facilities; however, Prologis does not plan to provide pedestrian connections between data center facilities. In Prologis’ experience, employees and visitors infrequently visit more than one data center facility at a time. Further, the sheer size of the Subject Property and anticipated security protocols makes it unlikely that visitors would travel on foot between data center facilities. Prologis asks Yorkville to waive this requirement. 7) Bicycle Parking (UDO Sec. 10-5-1(O)): The Subject Property’s location eliminates any reasonable likelihood that bike parking would receive any meaningful, regular use. Prologis requests that Yorkville waive bike parking requirements for the Subject Property. 8) Landscaping (UDO Sec. 10-5-3): The UDO requires significant landscaping to be installed in and around parking lots and around building foundations. The secure nature of the proposed campus reduces the value received when such landscaping is provided in a public-facing development. In place of interior landscape requirements, Prologis proposes to install enhanced landscaping along those parts of the Subject Property’s perimeter that are adjacent to public streets (i.e., Eldamain Road, Galena Road, Corneils Road, and Beecher Road). 9) Mechanical Unit Screening (UDO Sec. 10-5-4(B) and (C)): The UDO requires ground and roof mounted mechanical units to be screened. The development will feature primarily ground mounted units, as is customary in data center developments, but there will also be rooftop mechanical units. Recognizing that these units will be set back far from any public roadway, Prologis seeks Yorkville’s approval of the following screening standards: (1) vinyl fencing for ground mounted units equal to the height of the generator unit, excluding stacks protruding above the generator; and (2) no screening for rooftop units. 10) Fences (UDO Sec. 10-5-5): The UDO prohibits fences from extending beyond the front plane of the primary building façade and limits fence height to no more than 8 feet. Prologis seeks Yorkville’s approval of fencing in the locations identified on the preliminary plan, portions of which are located closer to the right of way than the building facade. ANCEL GLINK March 14, 2025 Page 11 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Prologis also seeks approval to construct fences measuring up to 12 feet in height to ensure the Subject Property is appropriately secured. 11) Appearance Standards (UDO Sec. 10-5-8-(4)): The UDO provides that industrial buildings must meet certain design standards, including requiring that any building measuring longer than 100 feet must incorporate recesses along at least 30% of the façade facing a street. Recognizing that the data center facilities are set back significantly from adjacent rights of way, Prologis seeks to waive appearance standards in exchange for Prologis’ commitment to construct the buildings of masonry, pre-cast materials. 12) Frontage on a Public Street (UDO Sec. 10-7-2): The UDO requires all new lots abut a public street. Acknowledging that Prologis is proposing a secure data center campus primarily served by private drives, Prologis asks Yorkville to waive this requirement and approve – in the future – subdivision of the Subject Property into lots that Prologis reasonably determines sufficient to facilitate the use, operation, maintenance, and disposition of the Subject Property. 13) Street Standards (UDO Sec. 10-7-3 and 10-7-4): The UDO establishes standards for street construction and circulation. Excluding the realigned Beecher Road, the proposed development does not include new streets. Accordingly, Prologis asks Yorkville to waive these requirements. e. Incentive Requests Prologis plans to invest significantly in constructing water and wastewater extensions and a half mile of new public right of way – East Beecher Road. This public infrastructure will both support Prologis’ development and accelerate Yorkville’s realization of the land use goals set forth in the Comprehensive Plan. Among other things, Prologis’ investment will eliminate the need for a large, up-front, investment in regional-scale public infrastructure and “set the stage” for redevelopment that would otherwise not be feasible. Neighboring properties and Yorkville as a whole will benefit significantly from Prologis’ investment in public infrastructure. Prologis proposes entering into a public utility infrastructure agreement allowing Prologis to recover its up-front investment in public improvements over a period of 20 years. There are two funding sources for reimbursement: (1) a share of the utility tax generated by the Subject Property; and (2) recapture fees paid by properties that benefit from the improvements Prologis constructs. The agreement will also provide reasonable assurances regarding water capacity to ensure Prologis can fully develop the Subject Property. Prologis would appreciate an opportunity to further discuss with Yorkville the specific terms of this agreement. III. Conclusion Prologis respectfully requests Yorkville approve its application for annexation and development to facilitate the future redevelopment of the Subject Property. Please do not hesitate to contact me with questions. ANCEL GLINK March 14, 2025 Page 12 CHICAGO ● VERNON HILLS ● NAPERVILLE ● CRYSTAL LAKE ● BLOOMINGTON Sincerely, Gregory W. Jones cc: JC Witt, Prologis (via e-mail) Katie Fraser, Prologis (via e-mail) Enclosures VICINITY MAPSITE LOCATION MAP Project Steel (Yorkville) PLANO KENDALL COUNTY IL BRISTOL A EXHIBIT B Date: 7/25/2025 Time: 14:05 User: ajsharma Style Table: Langan.stb Layout: CP-01 Document Code:CP01-541061101-0102-CS101-0101©Langan2025200 West Madison Street, Suite 2900 Chicago, IL 60606 T: 312.547.7700 F: 312.547.7701 www.langan.com Langan Engineering, Environmental, Surveying, Landscape Architecture and Geology, D.P.C. ™ Date: 7/25/2025 Time: 13:39 User: cwilliamson Style Table: Langan.stb Layout: LP101 Document Code:CP01-541061101-0102-LP101-0101©Langan2025200 West Madison Street, Suite 2900 Chicago, IL 60606 T: 312.547.7700 F: 312.547.7701 www.langan.com Langan Engineering, Environmental, Surveying, Landscape Architecture and Geology, D.P.C. 0' - 0"ACM-2ACM-1MANUFACTURED CANOPYMETAL SCREEN, MT-1EXTERIOR STOREFRONT, GL-1ABOVE GLAZING METAL CANOPYMETAL REVEALSCLIENT LOGO SIGNGL-1ACM-2CMU-18'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGENTRY PORTALMAIN ENTRY57' - 0"68' - 3"0' - 0"57' - 0"8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGPREFINISHED METALCOLLECTOR BOXAND DOW NSPOUT, TYP.CP-1CP-2PANEL JOINTSACM-2ACM-1MANUFACTURED CANOPYMETAL SCREEN, MT-1GL-1GL-2ABOVE GLAZING METAL CANOPYMETAL REVEALS68' - 3"0' - 0"8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCING8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGCP-2CP-1PANEL JOINTSCP-257' - 0"68' - 3"0' - 0"57' - 0"8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGPREFINISHED METALCOLLECTOR BOXAND DOW NSPOUT, TYP.PAINTED METAL DOORCP-1CP-2PANEL JOINTSCP-268' - 3"CP-1 | TILT-UP CONCRETE PANELPAINTEDACM-1 | COMPOSITE METAL PANELLIGHT FINISHACM-2 | COMPOSITE METAL PANELDARK FINISHGL-1 | GLAZINGTRANSPARENTGL-2 | GLAZINGSPANDRELMT-1 | METAL SCREENPERFORATED METAL PANEL CP-2 | TILT-UP CONCRETE PANELPAINTEDCMU-1 | CMU BLOCKINGPAINTED CP-1 | TILT-UP CONCRETE PANELPAINTEDACM-1 | COMPOSITE METAL PANELLIGHT FINISHACM-2 | COMPOSITE METAL PANELDARK FINISHGL-1 | GLAZINGTRANSPARENTGL-2 | GLAZINGSPANDRELMT-1 | METAL SCREENPERFORATED METAL PANEL CP-2 | TILT-UP CONCRETE PANELPAINTEDCMU-1 | CMU BLOCKINGPAINTED ACM-2ACM-1MANUFACTURED CANOPYMETAL SCREEN, MT-1EXTERIOR STOREFRONT, GL-1ABOVE GLAZING METAL CANOPYMETAL REVEALSCLIENT LOGO SIGN8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGENTRY PORTALMAIN ENTRYABOVE GLAZING METAL CANOPY0' - 0"57' - 0"68' - 3"0' - 0"57' - 0"8'-0" AMERISTAR FENCE; TYPICAL FOR ALL SERVICE YARD FENCINGACM-2ACM-1MANUFACTURED CANOPYMETAL SCREEN, MT-1GL-1GL-2ABOVE GLAZING METAL CANOPYMETAL REVEALS68' - 3" Technical Memorandum 200 West Madison Street, Suite 1920 Chicago, IL 60606 T: 312.547.7700 F: 312.547.7701 To: Bradley P. Sanderson P.E., City of Yorkville From: Christopher A. Prisk, P.E., PTOE CC: Timothy O’Neill, P.E. Date: March 14, 2025 Re: Trip Generation Memorandum Project Steel City of Yorkville, Kendall County, Illinois Langan Project No.: 541061101 Project Overview The proposed Project Steel data center campus is anticipated to consist of 24,379,100 gross square foot (GSF) data center buildings located between, Galena Road, Eldamain Road, and Corneils Road in the city of Yorkville, Illinois. The proposed campus is anticipated to be constructed over three phases, with phase one comprising of seven buildings, phase two comprising of nine buildings, and phase three including the remaining eight buildings. The proposed development includes two full access driveways. The first driveway, associated with Phase 1, is proposed along Corneils Road via Beecher Road. The second driveway, associated with Phases 2 and 3, is proposed along Eldamain Road. As part of the development, Beecher Road will be realigned so that the north leg connects to Corneils Road east of its existing connection. The preliminary Planned Unit Development (PUD) site plan is included as Figure 1. Trip Generation ITE Methodology Trip generation for proposed developments are typically calculated using data contained in the Trip Generation Manual, 11th Edition, published by the Institute of Transportation Engineers (ITE). According to the trip generation calculations the anticipated trips for each phase of the development is as follows: • Phase 1 – Seven Buildings o 292 AM Peak Hour trips (161 In, 131 Out) o 239 PM Peak Hour trips (72 In, 167 Out) o 2,627 ADT • Phase 2 – Nine Buildings o 375 AM Peak Hour trips (206 In, 169 Out) o 307 PM Peak Hour trips (92 In, 215 Out) o 3,378 ADT Technical Memorandum Trip Generation Memorandum Project Steel Langan Project No.: 541061101 March 14, 2025 - Page 2 of 3 • Phase 3 – Eight Buildings o 334 AM Peak Hour trips (184 In, 150 Out) o 239 PM Peak Hour trips (82 In, 191 Out) o 3,002 ADT The resulting total trip generation for all three phases of the data center campus is 1,001 AM Peak Hour trips (551 In, 450 Out), 819 PM Peak Hour trips (246 In, 573 Out), and 9,007 average daily trips. These trip generation calculations are summarized in Table 1A. It should be noted that the trip generation data for data centers (Land use code [LUC] 160) contained within the 11th Edition of the Trip Generation Manual contains few data points in the AM and PM peak hour of adjacent street windows. Additionally, the information is from the 2010s and for a rapidly developing technology, the trip generation data should not be assumed representative of modern data center uses. As such, the client has provided employment information and shift scheduling for the purposes of calculating trip generation. Client Site-Specific Methodology Each data center building is anticipated to require a staff of 30 people split amongst shifts to provided 24/7 coverage. The first shift, the morning shift, is anticipated to contain 50% of the staff and will run between 6:00 AM and 2:00PM. The afternoon shift is anticipated to contain 25% of the total employees and will run between 12:00 PM and 8:00PM. Finally, the remaining 25% of employees will work the night shift from 8:00PM - 8:00 AM. Given these shift times, the majority of traffic generated by the campus will occur outside the AM and PM adjacent street windows. Assuming all staff trips will be made in single occupancy vehicles, the resulting trip generation for each phase is anticipated to be as follows: • Phase 1 – Seven Buildings o 56 AM Peak Hour trips (0 In, 56 Out) o 0 PM Peak Hour trips (0 In, 0 Out) o 420 ADT • Phase 2 – Nine Buildings o 72 AM Peak Hour trips (0 In, 72 Out) o 0 PM Peak Hour trips (0 In, 0 Out) o 540 ADT • Phase 3 – Eight Buildings o 64 AM Peak Hour trips (0 In, 64 Out) o 0PM Peak Hour trips (0 In, 0 Out) o 480 ADT Combing all three phases, the proposed 24 building data center campus is anticipated to generate 192 AM Peak Hour Trips (0 In, 192 Out), 0 PM Peak Hour trips, and 1,440 Average Daily trips based on the client’s site-specific methodology. The trip generation calculations using the campus employment information are summarized in Table 1B. Technical Memorandum Trip Generation Memorandum Project Steel Langan Project No.: 541061101 March 14, 2025 - Page 3 of 3 Conclusions Given the potential short comings in the ITE trip generation data, it is recommended that the trip generation projections based on the client’s site-specific methodology be used for traffic study evaluations and / or analyses. Using these projections, the proposed Project Steel development is anticipated to generate over 100 trips during the AM peak hour of adjacent street following the completion of the majority of phase two. The city of Yorkville does not appear to post trip generation thresholds for traffic impact studies. Given that the users for this development have not yet been identified, we propose that if a TIS is deemed required, it shall be completed in the Final PUD Process. That will ensure accurate employee data and traffic counts for the proposed users are utilized. This will ensure appropriate traffic mitigations and improvements are implemented for each phase of the project. FIGURES Figure 1 – Preliminary PUD Site Plan Figure 2 – Study Intersections Date: 3/14/2025 Time: 11:17 User: pdravet Style Table: Langan.stb Layout: CP-01 Document Code:CP01-541061101-0102-CS101-0101 www.langan.com 200 W Madison Street, Suite 1920 Chicago, IL 60606 T: 312.547.7700 F: 312.547.7701 ©Langan2025 TABLES Table 1A – ITE Trip Generation Table 1B – Client Site-Specific Trip Generation IMPASSE II ® High Security Steel Palisade Fence AMERISTARPERIMETER.COM | 800-321-8724 2 AMERISTARPERIMETER.COM | 800-321-8724 IMPASSE II® HIGH SECURITY STEEL PALISADE FENCE Ameristar is committed to providing products that meet the Buy American Act. Ameristar products have the opportunity to earn LEED points. Conforms to IEEE grounding standards.The SAFETY Act, created by the US Department of Homeland Security, manages risks and litigation related to acts of terrorism. 3IMPASSE II® Maintaining a secure perimeter is your first line of defense against potential threats. Impasse II fence systems serve as a visual deterrent backed with heavy steel components that give a higher level of protection compared to the traditional chain link or architectural mesh fence alternatives. Primary applications Military Sites Government Facilities Petroleum & Chemical Facilities Power Plants & Substations Airports Data Centers Ports of Entry Water Treatment & Storage UNPARALLELED PROTECTION 4 AMERISTARPERIMETER.COM | 800-321-8724 TRIDENT™GAUNTLET™STRONGHOLD™ SCALABLE DESIGN STYLESTRIDENT™ 5IMPASSE II® 2-RAIL PANELS Available in 6', 7' & 8' heights 3-RAIL PANELS Available in 6', 7', 8', 9' & 10' heights BLACK BRONZE SAND WHITECOLORS Refer to color sample for actual color Custom colors also available.6' not available in Gauntlet PALES RAILS I-BEAM POSTS HEIGHTS 2.75" W X 14 GA. 2" X 2" X 11 GA. 3" X 2.75" X 12 GA. 4" X 2.75" X 11 GA. 6', 7', 8', 9', 10' STRONGHOLD™ GAUNTLET™PANELS 6 AMERISTARPERIMETER.COM | 800-321-8724 PRIVACY SCREENING OPTION A security fence should cover multiple aspects of perimeter security, which is why Ameristar created the steel privacy screening option for its Impasse high security fence system. Secured by each adjacent pale, the overlapping design achieves the maximum level of opacity for visual screening. ANTI-SCALE OPTION The Impasse II Anti-Scale fence system has decreased pale spacing, which deters climbing and delays those trying to cut or pry through the fence. 7IMPASSE II® EXODUS Egress & ingress requirements are unique to each application. Managing traffic flow & usage demands are of the utmost importance, which is why Impasse II is manufactured in a variety of gate types built to balance function, security & beauty. Ameristar Traverse™ & Passport™ sliding gates perfectly match the perimeter fence system to create a seamless & stunning design while exuding a commanding presence of security built to unite perimeter and entry. TRAVERSE ™ PASSPORT ™ SLIDE AND SWING GATES 8 AMERISTARPERIMETER.COM | 800-321-8724 PRE-TREATMENT THE INDUSTRY STANDARD SINCE 1992 PERMACOAT ™ In our unique PermaCoat process, our pre-galvanized steel base undergoes an 11-stage cleansing and preparation process. PermaCoat's corrosion resistance exceeds that of painted surfaces with a "no-mar" polyester powder top coat. This dual coating not only withstands weathering but also reduces scratch and burnishing marks often seen during shipping. CORROSION TESTING Corrosion occurs more easily without the proper preparation and protection, which is why Ameristar has put our fence products to the test based on ASTM B117 standards. The results speak for themselves. ALKALINE WASH Cleans metal for proper adhesion of zinc phosphate 1 2 FIXIDINE RINSE Rinses excess alkaline prior to zinc phosphate application PAINTED STEEL 100 HOURS PRIMED & PAINTED STEEL 168 HOURS CORROSION-PROCESS Impasse II is backed by over 30 years of excellence in the fencing industry. 9IMPASSE II®DOUBLE COATINGAfter these 7 stages, the steel surface will be completely prepped for the next 4 coating stages by removing everything that inhibits proper adhesion. EPOXY POWDER COAT Epoxy powder is electrostatically applied 8 EPOXY GEL OVEN Powder is gelled & cured to finish coat 9 POLYESTER POWDER TGIC powder is electro-statically applied 10 FINISH CURING OVEN Seals finish for years of maintenance-free use 11 CLEAR WATER RINSE A bit of clean H2O to prep for the next phase 4 7 DRYING OVEN Eliminates all moisture prior to double coating 6 CLEAR WATER RINSE Final wash in H2O to remove any excess debris or particles 5 NON-CHROMATE SEAL Barrier to prevent moisture from reaching base metal PHOSPHATE Corrosion resistant layer that assists in bonding powder coating 3 PERMACOAT PROCESS Phosphate + Epoxy Powder Coat + Polyester Powder Coat 3,500 HOURS SINGLE COAT PROCESS Iron Phosphate + Polyester Powder Coat 200 HOURS SINGLE COAT PROCESS Phosphate + Polyester Powder Coat 1,500 HOURS 10 AMERISTARPERIMETER.COM | 800-321-8724 STAIR-STEPPING PANELS RACKABLE VS STAIR-STEP Biasability at a minimum of 25% that requires no additional assembly. This unique feature eliminates unsightly stair-stepping panels. FULLY RACKABLE PANELS SYSTEMS INTEGRATION The Impasse II framework is a raceway for wiring, conduits, and/or security cabling required around the perimeter of a project. This integrated design eliminates the need for costly trenching and boring, becoming a value-added solution for perimeter security upgrades. (Inside of rail shown above / view from protected side) When installing these security elements, use Impasse II as a platform: Communication & Video Cables Intrusion Detection / Fiber Optic Cables Access Control Wiring Conduits Anti-Ram Cabling (Stalwart) SECURITY FASTENER Security fastener secures the rail and deters removal by typical tools POST CAP Cast aluminum cap adds beauty and provides closure I-BEAM POST Specifically formed I-beam; pre-punched for rail attachment with pass through integrated design features HIGH STRENGTH RAIL Specifically formed for strength through architectural shape; lower lip contoured to conceal and carry security elements such as anti-ram cabling and IDS. STEEL PALES Specifically formed high strength corrugated architectural shape resists prying or bending; bolt holes are recessed to prevent bolt head from chiseling 11IMPASSE II® ARCHITECTURAL SUPPORT AND SOLUTION SERVICES Ameristar’s Project Solution Specialists are experienced in every facet of perimeter security design. Our goal is to assist the architectural community in finding the best perimeter and entry solutions for their projects. Services Extensive library of project photos BIM & CAD drawings Architectural specifications Project budget quotes ANTI-RAM BARRIER & IMPASSE II Stalwart integrates with Impasse II to create a high security fence system with anti-ram capabilities. Together, they form a crash-rated barrier, ensuring the highest level of protection. Stalwart IS is a great visual deterrent that delivers strength and fortitude to keep any assailant from easily breaching the perimeter. Stalwart offers multiple anti-ram ratings. Each installation can be designed with the most appropriate stand-off distance from the assets. M50 M40 M30 PU60 PU50 PU30 K12 K8 K4 #9718 | 05/2025 AMERISTARPERIMETER.COM | 800-321-8724 Scan to learn more about Impasse II® Why Choose Ameristar? KNOWLEDGE AND EXPERIENCE For over 40 years, we’ve delivered aesthetically pleasing, high-quality and innovative fencing products with superior design strength and easy installation. PROVEN CAPABILITIES Our integrated in-house processes, extensive raw materials and finished goods inventory translate into quality, on-time delivery. INDUSTRY LEADERSHIP We continually raise the bar in manufacturing customer-focused solutions. Our high standards produce premium products that go beyond merely meeting minimum industry standards. 1 To: Krysti Barksdale-Noble From: Katie Fraser, JC Witt Date: May 16, 2025 Subject: Response to Plan Council Meeting Follow-Up Letter Dear Krysti, Thank you and all the staff at the City of Yorkville for your time on April 24, 2025. Below are responses to the individual comments/feedback items that were provided in the letter dated April 28, 2025. We look forward to further discussion and collaboration with you and your colleagues regarding these matters. Please do not hesitate to contact me with any questions or concerns. GENERAL APPLICATION COMMENTS: Item 1: The petitioner has provided ownership authorization for submitted applications for the parcels owned by George Ostreko Jr. (#02-07-200-010, #02-07-200-001, and #02-07-200-008) and Mary Auer (#02-07100-008 and 02-06-400-005). Item 2: The petitioner shall provide the remaining ownership authorization from property owner Jerry G. and Marilee Foltz (#02-07-200-009). PLD Response: Owner authorization form will be provided upon receipt. PRELIMINARY PUD PLAN COMMENTS: Item 3: The petitioner will provide dimensioned distances in feet (US) of proposed data center buildings/structures to the adjacent property lines on a revised Site Plan. PLD Response: Requested dimensions will be added to the site plan. Item 4: The petitioner will provide dimensioned distances in feet (US) of proposed data center buildings/structures to the nearest existing residential or commercial structures on a revised Site Plan. PLD Response: Requested dimensions will be added to the site plan. 2 Item 5: The petitioner shall provide a “2,000 ft. Residence District Building Height Restriction Zone” buffer on the Preliminary PUD Plan indicating which proposed data center buildings will fall within this zone. PLD Response: Requested buffer will be added to the Preliminary PUD Plan. Item 6: The petitioner will confirm if they intend to accommodate the proposed realignment of E. Beecher Road as recommended by the City Engineer and Public Works Director. PLD Response: Petitioner requests additional meeting with City Engineer and Public Works Director to discuss East Beecher Road Realignment. PLD strongly prefers option 5 or 5A. a. If so, the petitioner will address roadway alignments recommended by City Engineer on a revised Site Plan. PLD Response: Site plan will be revised following meeting with City Engineer and Public Works Director. Item 7: The petitioner will confirm whether they still wish to pursue the vacation of W. Beecher Road and, if so, explain how access will be provided to the approximately 18-acre parcel located south of Galena Road (#02-06-400- 001), which is included in the proposed Project Cardinal development. PLD Response: PLD proposes to vacate West Beecher Road. The 18-acre parcel located east of the site (“Neighboring Property”) can add access off of Galena Road, either where the existing Beecher Road Access currently is or at a new access point further to the east. The revised site plan eliminates the proposed curb cut adjacent to the Neighboring Property; this should alleviate concerns regarding proximity of curb cuts on Galena Road. Item 8: The petitioner will indicate the recommended easements for trails and proposed sidewalks on an updated Site Plan. PLD Response: Proposed trails have been added to the site plan. Item 9: The petitioner will verify the correct parking count on the Site Plan. PLD Response: Parking count will be verified on the revised site plan. Item 10: The petitioner will provide a traffic study and traffic management plan. PLD Response: PLD will provide a traffic study and traffic management plan. Scoping for traffic study will require input from City Engineer and Public Works Director. 3 Item 11: The petitioner will provide a revised Landscape Plan indicating the proposed areas they seek relief from the recommended eight (8) foot tall berm within the required 100-foot landscape buffer. Architectural renderings or illustrative view shed exhibits are highly recommended to demonstrate the proposed vegetative screening in the areas seeking relief. PLD Response: PLD intends to work with the City on the appropriate location for berms based on sound and viewsheds. Item 12: The petitioner will provide architectural building elevation plans indicating proposed building materials and dimensions. The plans shall also illustrate greater architectural articulation, variation in materials, and a more dynamic color palette to those buildings visible from Eldamain, E. Beecher and Galena Roads. PLD Response: Project architect is working on generating the requested building elevations. PLD intends to have elevations completed ahead of the scheduled EDC meeting. Item 13: The petitioner will provide a pre-construction/existing conditions noise study of subject property and narrative of mitigation steps they intend to employ to ensure compliance with the City’s noise ordinance standards. PLD Response: PLD is actively working to identify a consultant to perform the requested baseline noise study. The proposed plan will be communicated to the city ahead of execution to confirm the city requirement is being satisfied. Item 14: The petitioner will provide details on the fence type and material. PLD Response: Cut sheets of the proposed fence type and material have been provided with this response. Item 15: The petitioner will provide additional narrative or details regarding the proposed use of ion-lithium batteries within the data center campus structures. PLD Response: Project team is working on the requested narrative for lithium batteries. Additional meeting is requested with the fire department. DEVELOPMENT OFFSETS: Item 16: The petitioner is requested to provide the planned average and maximum day water use for the development. The anticipated sanitary sewer flows should also be provided. These numbers will then be used to determine the infrastructure needed to serve this development. PLD Response: Revised water estimates will be provided ahead of EDC meeting date. 4 Item 17: The petitioner is requested to provide estimates of utility taxes and property taxes expected to be generated per building. PLD Response: PLD is working on utility and property tax estimates and will provide upon completion. Item 18: Regarding the requested contributions for entryway/gateway signage, regional park development, and other discussed community investments, staff plans to provide a total estimated amount and a per-acre fee for each data center developer, proportionate to the scale and impact of their respective developments. A detailed estimate from the City is forthcoming and will be provided to the petitioner in advance of the EDC meeting for their consideration. PLD Response: Noted. COMMUNITY MEETING COMMENTS: Item 19: While not discussed in the meeting, per Section 10-8-5-B-1-a of the Unified Development Ordinance, a community meeting conducted by the petitioner of area/neighborhood property owners, explaining the proposed data center campus development, at their own expense and at a location of their choosing may be required prior to the Planning and Zoning Commission public hearing date. PLD Response: Community meeting will be scheduled ahead of City Council hearing date. b. Accordingly, the petitioner will reach out to the various homeowners’ adjacent properties along Eldamain Road, E. Beecher Road, Corneils Road, and residents within the Caledonia residential subdivision approximately 0.5 miles southeast of the proposed data center campus. PLD Response: Noted. c. This outreach will need to occur prior to the City Council and Planning and Zoning Commission (PZC) public hearings providing an opportunity to present the plan and gather feedback from residents. PLD Response: Noted. 1 To: Krysti Barksdale-Noble From: Katie Fraser, JC Witt Date: July 11, 2025 Subject: Follow up to 6/24 City Council Meeting Items Dear Krysti, Thank you and all the staff and City Council members at the City of Yorkville for your time on June 24, 2025. Below are responses to comments and questions that required follow -up. We look forward to further discussion and collaboration with you and your colleagues regarding these matters. Please do not hesitate to contact me with any questions or concerns. Item 1 – Decommissioning the development. Prologis Response: As a clarification to a question about decommissioning, the developer intends to construct and operate a purpose-built data center campus with no alternative future use envisioned for the site. The data center campus buildings and infrastructure (e.g., drive aisles, parking lots, stormwater management facilities) are intended to be “permanent” improvements, much like improvements constructed as part of an office, industrial, or residential development. Accordingly, the only planned decommissioning activity will involve the removal and replacement of mechanical equipment at the end of its operational life. Item 2 – Does Prologis work with organized labor and does PLD expect to utilize union labor on Project Steel? Prologis Response: Prologis developments in the Greater Chicago Area, both industrial and data center have historically utilized 100% union labor. Prologis intends to utilize union labor for Project Steel. Item 3 – Sewer Discharge Prologis Response: The anticipated sewer discharge per building is approximately 315 GPD. This is a preliminary number and may vary depending on the final design and user of the project. Soundscape Engineering 3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032 729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663 www.SoundscapeEngineering.com MEMORANDUM April 7, 2025 To: Krysti J. Barksdale-Noble, Community Development Director, United City of Yorkville, knoble@yorkville.il.us From: Aimee Lalime, INCE Bd. Cert. Nathan Sevener, INCE Bd. Cert. Re: Project Steel Proposed Three-Phase Data Center Campus and On-site Substations Development Preliminary Comments on Potential Noise Transmission to the Community Per Soundscape Engineering’s consulting services contract with the United City of Yorkville, we are providing the following preliminary comments regarding potential noise transmission from the proposed three-phase development of a data center campus with on-site substations to the surrounding community. At this time, there is insufficient Project information available to allow calculation of noise transmission from the proposed Development to the surrounding community. However, based on our experience, review of the Preliminary PUD Plan dated 3/14/25, and the uses of the properties near the proposed site, we can provide the following comments for your consideration. 1. Chapter 4 of the Yorkville Code of Ordinances restricts noise transmission to both residential and commercial land uses. The limit on sound transmission to residential land uses during the nighttime is the most restrictive (50 dBA). Since the proposed Data Center Campus can be expected to operate during both daytime and nighttime, nighttime sound level limits will need to be considered when evaluating noise transmission from the proposed Data Center Campus. 2. In our experience, the primary noise sources associated with Data Centers are the electrical power generators and the cooling equipment. 3. The Applicant should note, in particular, that the Noise Ordinance includes a 10 dB sound level limit penalty for noise that is tonal in character. Some types of cooling equipment, such as chillers, can emit tonal noise. 4. There is a large residential development within Yorkville limits located approximately 2700 ft Southeast of the closest Project Steel building shown in the preliminary PUD (on Ryan Drive, Caledonia Drive, and Lauren Drive). The distance between the proposed data center buildings and these residences will be beneficial, and we expect the project can meet the noise ordinance at this distance with planning and if noise mitigation measures are implemented. 5. The closest residential land use within the City of Yorkville is 1400 feet east of the nearest data center building, located at 1414 Eldamain Road. For properties at this distance, it may be difficult for the Data Center Campus to comply with the City’s Noise Ordinance. Project Steel Data Center – Preliminary Comments April 7, 2025 SE No. 2311 Page 2 of 2 Soundscape Engineering 3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032 729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663 www.SoundscapeEngineering.com 6. Based on our noise control engineering experience and review of similar-sized data center campuses, the project will need to consider noise control early in the design, using thoughtful site planning, locating cooling equipment and generators as far as possible from residents, and selecting low-noise equipment. Since the nighttime ordinance is more stringent, it may be necessary for some of the equipment to be programmed to operate at quieter, but less efficient, operating modes during nighttime hours. In addition to equipment selection, load settings, and siting, meeting the noise ordinance may also require noise control screening, compressor wraps, or other approaches for the outdoor cooling equipment. Noise control enclosures and mufflers will most likely be needed for the generators. 7. The Applicant should provide a noise impact assessment report for review by the City. The report should describe how the assessment was performed, list the specific noise-generating equipment associated with operation of the Data Center Campus and On-site Substation, describe any noise control approaches and equipment that will be included in the project design, and confirm that the City’s noise ordinance will be met. Noise source data for the cooling equipment shall be based on actual sound level measurements of the specific equipment planned for the project, made in accordance with nationally recognized standards, not on interpolated, extrapolated, or otherwise calculated sound levels. 8. The City should consider whether it wishes to require the applicant to perform post-construction acoustic testing to demonstrate compliance with the noise ordinance, potentially at completion of each project phase. 9. We understand that some members of the community are concerned about noise emissions from the planned data center campus. The community noise ordinance protects Yorkville residents by limiting noise transmission to residential land uses to 60 dBA during the day and 50 dBA at night. In addition, tonal noise sources are required to be 10 dBA below those values (50 dBA daytime and 40 dBA at night). For reference, the Route 47 traffic noise at the closest Bristol Bay condos (400’ from the roadway) is estimated to be as low as 55 dBA at night and as high as 63 dBA during the day. This suggests that residences located near busy roadways will not experience a significant impact from data center noise. 10. Our comments are only in relation to the City of Yorkville noise ordinance and do not consider compliance relative to any other jurisdictions, including Kendall County or the Illinois Pollution Control Board. 11. Similarly, our comments are focused on residential and commercial land uses that are currently within the City of Yorkville. There are, however, several single-family residences located very near the proposed development that are not currently within the City of Yorkville. These residences are located immediately across the road to the West, South, and East of the proposed Data Center Campus on Eldamain, Corneils, and East Beecher Roads. **END OF MEMORANDUM** Soundscape Engineering 3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032 729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663 www.SoundscapeEngineering.com MEMORANDUM April 28, 2025 To: Krysti J. Barksdale-Noble, Community Development Director, United City of Yorkville, knoble@yorkville.il.us From: Aimee Lalime, INCE Bd. Cert. Nathan Sevener, INCE Bd. Cert. Re: Project Steel Proposed Data Center Campus and On-site Substations Development Follow-Up to Acoustics Questions during April 24th Plan Council Meeting On April 24, 2025, the City of Yorkville hosted a pre-plan meeting and a Plan Council meeting to discuss the proposed Project Cardinal Data Center Campus and on-site substation development. Here are our follow-up comments in responses to our acoustics-related discussion: 1. Continuous Noise Monitoring: The City is interested in requiring continuous noise monitoring during the construction and operation of the Project Steel and Project Cardinal data centers. We spoke with two sound level meter manufacturers, NTi and Larson Davis, regarding their continuous noise monitor offerings. The estimated cost for the hardware is $12,000 - $25,000 per monitor. This includes the purchase of a sound level meter, microphone, outdoor case, permanent mounting, solar power, and modem. There are also labor costs associated with site selection, installation coordination, setup, training, and data review. Let us know if you would like us to investigate further. 2. Equipment Placement: As discussed in the Plan Council meeting, the best location for mechanical equipment is on the side of the building opposite the residents, with the rooftop behind sound barrier screens being the next best location. The worst location is on the side of the building closest to residents. It is not necessary to restrict the project from mounting equipment on the roof, as long as the project demonstrates that the ordinance is fully met. 3. Operational Conditions: We recommend an update to item 31.kk.ii in the Plan Council Packet. Instead of requiring the operational noise levels to not exceed the pre-development baseline, we recommend requiring the project to meet the noise ordinance. Matching the pre-development baseline may be impractical for a project of this scale, and the ordinance is designed to balance the city’s needs for development and protect residents from excessive noise. **END OF MEMORANDUM** 1 I have reviewed the completed applications for Annexation, Rezone, Planned Unit Development (PUD), Preliminary PUD Plan and Project Narrative for Project Steel received March 14, 2025 as submitted by Ancel Glink P.C., attorney, on behalf of Prologis, L.P., petitioner, as well as a conceptual Preliminary PUD Plan dated 03/14/25, Proposed Phasing Schedule, Conceptual Landscape Plan dated 03/14/25, a Trip Generation Memorandum and exterior building renderings all prepared by Langan. The petitioner, as contract purchaser, along with property owner Rosenwinkel Family Trust Et Al, is seeking approval for the annexation of sixteen (16) parcels totaling 540 acres (subject property). These parcels will be part of a master planned high-tech data center campus. The petitioner also requests the rezoning of the subject property to within the M-2 General Manufacturing District, special use authorization for a Planned Unit Development (PUD), and approval of a preliminary PUD Plan which involves the phased construction of twenty-four (24) two-story data center buildings totaling approximately 9.5 million square feet, three (3) electrical substations, associated stormwater detention basins, equipment yards, and a proposed right-of-way vacation of W. Beecher Road. The plan proposes three (3) phases of development with each phase of development including between 7-9 data center buildings, one (1) substation, and eight (8) associated stormwater basins. If approved, construction is anticipated to begin in summer of 2027, with full campus buildout happening over the course of 20 years. As part of the petitioner’s application for Planned Unit Development (PUD), there is a request for thirteen (13) deviations to the Yorkville Unified Development Ordinance (UDO) from the base M-2 General Manufacturing District standards related to bulk and dimensional regulations; energy industrial use requirements; cross access; minimum parking requirements; pedestrian circulation; bicycle parking; off-street loading space requirements; landscaping; screening of mechanical units; fencing; appearance standards; lots; street design improvements and connectivity requirements. Each of these requested deviations will be detailed separately in this review memo under subsequent headings. Based upon my review of the application documents and provided plans, I have compiled the following comments: GENERAL APPLICATION COMMENTS: 1. Staff has reviewed the list of property owners of the subject property prepared by the petitioner and submitted as part of the application and noted several owners of record’s affidavit as part of the aforementioned petitions were not included. a. According to the Kendall County tax records the owner of parcels #02-07-200-010, - 001,and -008 is GEORGE OSTREKO JR ET AL; owner of parcels 02-07-100-008 and 02-06-400-005 is MARY AUER; and the owner of parcel 02-07-200-009 is JERRY G. MARILEE FOLTZ. b. Please have the owners of record execute a notarized application stating they are party to the annexation, rezoning, PUD and Preliminary PUD Plan application requests. Memorandum To: Plan Council From: Krysti Barksdale-Noble, Community Development Director Date: April 2, 2025 Subject: PZC 2025-07 Project Steel – Annex, Rezone, PUD & Prelim Plan SEC of Galena Road & Eldamain Road east toward E. Beecher Road Proposed Data Center Campus and On-Site Substation Development 2 GENERAL ANNEXATION COMMENTS: 2. SUBJECT PROPERTY - The subject property area for the proposed data center campus is comprised of sixteen (16) unincorporated parcels totaling 540-acres as broken down below: PIN ACRES OWNER JURISDICTION 02-06-300-011 142.82 ROSENWINKEL FAMILY TRUST ET AL 501 UNINCORPORATED 02-07-100-007 55.89 UNINCORPORATED 02-07-300-002 33.24 UNINCORPORATED 02-07-400-002 34.18 UNINCORPORATED 02-07-400-003 41.97 UNINCORPORATED 02-07-400-004 36.71 UNINCORPORATED 02-08-300-004 8.27 UNINCORPORATED 02-08-100-007 82.31 UNINCORPORATED 02-18-200-002 0.19 UNINCORPORATED 02-18-200-003 2.01 UNINCORPORATED 02-07-200-010 25.40 GEORGE JR OSTREKO ET AL UNINCORPORATED 02-07-200-001 1.24 UNINCORPORATED 02-07-200-008 52.30 UNINCORPORATED 02-07-100-008 9.89 MARY AUER UNINCORPORATED 02-06-400-005 12.48 UNINCORPORATED 02-07-200-009 1.01 JERRY G MARILEE FOLTZ UNINCORPORATED TOTAL 539.91 3. PLAT OF ANNEXATION – A plat of annexation shall be an exhibit to the annexing ordinance. The city engineer will prepare the exhibit. 4. CONTIGUITY – Contiguity with the current City of Yorkville corporate boundaries is established through the Hagemann and Bright Farms parcels to the west, Westbury South Village to the south, and the Bennett and Yorkville Renewables Solar Farm properties along with Westbury East Village to the east. 5. ANNEXATION AGREEMENT – The petitioner states they anticipate entering into an annexation agreement with the City “containing mutually beneficial terms governing the Subject Property’s annexation and future development.” GENERAL ZONING COMMENTS: 6. SUBJECT PROPERTY ZONING – The petitioner is seeking to rezone all sixteen (16) parcels upon annexation within the subject area to M-2 General Manufacturing District. a. Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed to the city shall automatically be classified within the R-1 Single- Family Suburban Residential District. Therefore, the petitioner is seeking rezoning the parcels to be annexed to the M-2 General Manufacturing District. 7. SURROUNDING LAND USE & ZONING - The following is a summary of the current zoning classifications and land uses of the properties immediately surrounding the subject site. This information provides context for the existing development patterns in the area and helps assess the compatibility of the proposed use with adjacent properties and overall community planning objectives: 3 b. Petitioner has provided written responses to the Standards for Rezoning which will be entered into the record during the public hearing process. 8. PERMITTED USES – Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “data center” and “electric substation” are permitted land uses in the M-2 General Manufacturing District. Data centers are defined as Energy Industrial Uses per Table 10-3-12(B) in the Unified Development Ordinance. PLANNED UNIT DEVELOMEMT (PUD) COMMENTS: 9. PLANNED UNIT DEVELOPMENT STANDARDS – Section 10-8-8 of City’s Unified Development Ordinance (UDO) establishes standards for Planned Unit Development (PUDs). PUDs are allowed to modify standards of the base district as long as the requested modifications are specifically identified and demonstrates how each allowance is compatible with surrounding development, is necessary for proper development of the site, and is aligned with at least one (1) modification standard found in Section 10-8-8D of the UDO. c. An application for Planned Unit Development (PUD) was not included in the packet submittal. However, responses to the PUD standards were provided in the narrative prepared by Gregory W. Jones of Ancel Glink. i. Staff recommends a formal application for Planned Unit Development (PUD) be provided which identifies at least one (1) modification standard found in Section 10-8-8D of the UDO. d. Staff recommends the petitioner consider the following modification standards which may be applicable to the proposed data center campus development: Zoning Land Use North A-1 (Kendall County) M-1 Limited Manufacturing (Kendall County) M-3 Manufacturing Special Use (Kendall County) Galena Road (Rte. 30) Farmland Agricultural Earth Materials Extraction, Processing and Site Transportation Land Use East A-1 Agricultural (Kendall County) A-1 Agricultural Special Use (Kendall County) A-1 Agricultural Special Use (Yorkville) R-2 Single-Family Traditional District Beecher Road Farmland Farmland Farmland (Solar Farms) Farmland (Westbury East Village) Transportation Land Use South A-1 Agricultural District Special Use (Kendall County) M-1/M-2 Limited/General Manufacturing (Yorkville) R-4 General Multi-Family Residence District Commonwealth Edison – Transmission Station Corneils Road Camp Mutty Paws (Dog Kennel) Bright Farms Farmland (Westbury South Village) Utility Land Use Transportation Land Use West M-2 General Manufacturing District (Yorkville) M-1 Limited Manufacturing (Kendall County) A-1 Agricultural/R-1 District (Kendall County) Eldamain Road Farmland (Hagemann) Auto Repair (Jet’s Towing) Residential Land Use Transportation Land Use 4 i. Modification Standard #11 “Funding or Construction of Public Roadways”. The Planned Unit Development includes the construction of roadways adjacent to the subject site as planned in the City of Yorkville Comprehensive Plan, Kendall County Long-Range Transportation Plan, or another transportation plan adopted by a local, County, or regional entity. 1. Staff believes this modification standard does apply, as the proposed development may be required to make roadway improvements to E. Beecher Road, Corneils Road, and at the intersection at Galena Road and E. Beecher Road. ii. Modification Standard #12 “Regional Utility Improvements”. The Planned Unit Development involves the construction of a utility improvement identified in the City or Yorkville Comprehensive Plan or other policy document adopted by a local, County, or regional entity. 1. Staff believes this modification standard does apply, as the proposed development will be required to construct and extend public utilities (water and sanitary) to the property. e. The petitioner has provided written responses to the standards for special use and for Planned Unit Development (PUD) which will be entered into the record during the public hearing process. PRELIMINARY PUD PLAN COMMENTS: 10. PRELIMINARY PLAN APPROVAL – Per Section 10-8-6. Subdivision Procedures of the Unified Development Ordinance, approval of the Preliminary Plan is tentative only and shall be effective for a period of twelve (12) months. f. However, Section 10-8-8-H of the Unified Development Ordinance Expiration and Lapse of Approval states, any Planned Unit Development in which there has been no Building Permit issued nor any portion of the property platted after three (3) years since approval by the City Council, the Planned Unit Development shall be considered null and void and shall be brought back before the Planning and Zoning Commission and the City Council for consideration prior to any development on the property. The underlining zoning of the Planned Unit Development shall not expire, only the Planned Unit Development overlay shall expire. g. Therefore, staff interprets the expiration of the Preliminary PUD Plan is three (3) years after approval of the Planned Unit Development if no portion of the property is final platted. 11. PROPOSED PHASING SCHEDULE – The petitioner proposes to develop the subject property in three (3) phases over an estimated twenty (20) year period, with each phase being served by its own stormwater and other infrastructure. According to the Project Steel’s narrative, construction of the first phase is anticipated to begin during the summer of 2027. Below is the proposed phase development: 5 h. Staff recommends the phasing plan consider minimizing impacts on nearby residential structures by prioritizing initial development at the farthest distance from existing residential structures. i. What is proposed for the future development of the 84 acres on the east side of proposed realigned E. Beecher Road? 12. BUILDING SETBACKS/BUILDING SEPARATION – Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current M-2 General Manufacturing District building setback standards with the proposed Planned Unit Development (PUD) requested modifications (Deviation #1): BUILDING SETBACKS REQUIRED MINIMUM SETBACKS M-2 DISTRICT PROPOSED MINIMUM SETBACKS SITE PLAN (Phase 1)* PROPOSED MINIMUM SETBACKS SITE PLAN (Phases 2-3)* FRONT YARD (Eldamain Road & Beecher Road) 25’ 80’ 150’ INTERIOR SIDE/CORNER YARDS (North – Galena Road/South- Corneils Road) Min. 10% of lot/Max. 20’ 50’ 50’ REAR YARD (ComEd Right-of-Way) 0’ 50’ 50’ *The petitioner is seeking to have the setbacks apply only to the boundary/perimeter of the subject property rather than each individual building on the site. Due to the irregularity of the subject property configuration, Eldamain Road and the proposed relocated E. Beecher Road are the established front yards, Galena and Corneils Roads are the interior side/corner yards, and the ComEd right-of-way is the established rear yard. a. It appears most buildings on the Site Plan exceed the required minimum building setbacks for the M-2 District. 1. Please provide dimensioned distances in feet (US) of proposed buildings to the adjacent property lines. b. Does the petitioner anticipate consolidating the various parcels into a single zoning lot or will the parcels be resubdivided for each building/user? 1. Regardless on the future platting of the data center campus, City Council approval will be required for any Final Plat. The petitioner is seeking a zero (0) foot building setback for all buildings within the campus- style development, as Section 10-8-6-C-6.c(6) of the Unified Development Ordinance requires building setback lines meeting the minimum standard on all lots. Staff supports this request due to the site being served primarily by internal private access drives. c. Building Separation – In consideration of the internal setback relief of buildings within the data center campus, staff recommends a minimum 500-foot building separation from the nearest data center building or structure (primary or accessory) to the nearest residential or commercial structure. 6 1. Please provide dimensioned distances in feet (US) of proposed buildings to the nearest existing residential or commercial structures. 13. ENERGY INDUSTRIAL USES - Use standards for Energy Industrial Uses are reserved for future regulations, if ever approved, under Section 10-4-10 in the Unified Development Ordinance. j. The petitioner is seeking waiver of future standards adopted being applicable to this subject property after adoption of the Planned Unit Development (Deviation #2). k. The City is currently in the process of adopting specific development standards for data center campus developments. l. Staff is open to granting a lock on future regulations under this section of the Unified Development Ordinance (UDO) for a period of ten (10) years, provided the applicant agrees to all staff-recommended development standards outlined in this memorandum, which incorporate the proposed best practices, design guidelines, and operational requirements intended to ensure the least impactful and high-quality development across the data center campus. 14. NUCLEAR ENERGY USES – Staff requires the petitioner agree that the data center campus be 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. 15. MAXIMUM BUILDING HEIGHT - The M-2 District does not have a maximum building height per Table 10-3-9(A) in the Unified Development Ordinance. However, the petitioner has provided overall building heights for the proposed two-story data center buildings to top of the building’s roof and to the top of rooftop equipment. As proposed buildings will not exceed 56.5’ to top of structure and 70’ to top of rooftop equipment. m. Staff recommends a maximum overall height for data center buildings within 2,000 feet of a residential structure shall be 70 feet. No rooftop mechanical equipment will be allowed within this buffer, unless specifically approved by City Council. i. The petitioner shall provide a “2,000 ft. Residence District Building Height Restriction Zone” buffer on the Preliminary PUD Plan indicating which proposed data center buildings will fall within this zone. 16. MAXIMUM LOT COVERAGE – Per Section 10-3-9(A) of the Unified Development Ordinance, the maximum lot coverage for the M-2 District (inclusive of sidewalks, parking areas and all impervious surfaces) is 85% of the gross lot area. According to the Site Data Table on the Preliminary PUD Plan, lot coverage calculations are provided as 60% in Phase 1 and 70% in Phases 2 and 3. 17. VEHICULAR/PEDESTRIAN ACCESS – The site features a total of seven (7) access points, including two (2) primary access drives—one from Corneils Road and one from Eldamain Road. Additionally, there are three (3) emergency access points: one off Galena Road and two along the proposed realigned E. Beecher Road. The site also includes two (2) direct access drives—one from Galena Road serving Substation #2 and one from Corneils Road serving Substation #1. All access points connect to an internal 30-foot-wide looped roadway system, which provides 7 circulation throughout the development, linking all 24 data center buildings, associated equipment yards, three (3) substations, and nine (9) stormwater basins. ii. Will the two (2) access drives to the substations intended exclusively for the user and ComEd, and will these access points will also be locked and secured? It appears some of these access drives are outside the fenced perimeter. iii. It appears the proposed primary access points to the data center will be fenced. Will these entry points be guarded stations requiring extensive security verification before entry? iv. It is essential that realignment of E. Beecher Road remains a seamless roadway—there can be no jogs or 90-degree curves. It must function as intended in our comprehensive plan, which may necessitate the reorientation or reconfiguration of buildings near Substation 1. Additionally, the road should serve as an attractive entry to the community, with proper beautification efforts, such as landscaping, berms, setbacks, and aesthetically designed buildings facing Beecher. 1. Staff defers to City Engineer and Public Works Director regarding site access and roadway alignments. n. Cross Access – Per Section 10-5-1-F of the Unified Development Ordinance, the petitioner is seeking relief from the providing cross access between adjoining developments which minimizes access points along streets, encourages shared parking, and allows for vehicular access between land uses (Deviation #5). i. According to Section 10-5-1-F-2-c The Zoning Administrator may waive or modify the requirement for vehicular cross access on determining that such cross access is impractical or undesirable because it would require crossing a significant physical barrier or environmentally sensitive area, would create unsafe conditions, or there exists an inability to connect to adjacent property. City Council shall have the authority to waive or modify vehicular cross access requirements for all public review processes involving review by City Council. ii. Staff has concerns regarding access for adjacent parcels. The control over adjacent parcels is a key concern. Currently, Prologis does not control all parcels in the area of the roadway, making it difficult for the City to justify blocking access to W Beecher for the Hagemann parcel, as well as the vacant parcels at the southeast corner of W. Beecher and Galena Road. Therefore, at this point staff does not support this deviation. o. Pedestrian Circulation – Per Section 10-5-1-N Pedestrian Circulation Standards of the Unified Development Ordinance required off-street parking areas to on-site pedestrian circulation systems and connection to existing and future planned trails. The petitioner states that walkways between parking areas and building entrances will be provided on-site, however they seek a waiver for public access and connection to public sidewalks and bicycle trails due to the nature and security of the proposed land use (Deviation #6). i. According to Section 10-5-1-N-5, the Zoning Administrator may waive this requirement upon determining that no walkway exists, a future walkway is 8 unlikely to exist, or such connection would create a safety hazard. Staff supports the waiver. ii. In consideration of the requested waiver, staff requests the petitioner constructs and provides easements for a ten-foot (10’) multi-use walking trail on the outer perimeter of the proposed data center at the following locations: 1. Along E. Beecher Road from Corneils Road to Galena Road. 2. Along Eldamain Road to Galena Road. 3. Along Corneils Road to E. Beecher Road 18. ELDAMAIN ROAD RECAPTURE - In 2011, the City of Yorkville, City of Plano, and Kendall County entered into an intergovernmental agreement regarding the future reconstruction of Eldamain Road from Menards Distribution Center north to Galena Road (Ord. 2011-05). Kendall County agreed to bring Eldamain Road under its jurisdiction and made roadway improvements costing $6,300,000 for that portion of the roadway. The three (3) governmental entities agreed to equally share the improvements cost which are to be paid through recapture agreements from future annexed properties with frontage along Eldamain Road (refer to attached Eldamain Road Recapture Benefitted Parcels). a. The recapture amount is approximately ~161.00 per lineal foot of frontage along Eldamain Road. The estimated total recapture is approximately $295,000. Below is an estimated amount of the proposed annexed parcel which is obligated to pay per the intergovernmental agreements at time of final plat: 19. PARKING - According to the Site Plan submitted, there are 1,080 total parking spaces to be provided on the property to accommodate the proposed twenty-four (24) building data center campus and electric substation uses as detailed below: Location Sq. Ft. Provided Parking Spaces Parking Required 0.3 Per 1,000 Sq. Ft. Phase 1 Building 1 379,100 45 114 Building 2 379,100 45 114 Building 3 379,100 45 114 Building 4 379,100 45 114 Building 5 379,100 45 114 Building 6 379,100 45 114 Building 7 379,100 45 114 Phase 2 Building 8 379,100 45 114 Building 9 379,100 45 114 PARCEL ESTIMATED FRONTAGE ESTIMATED RECAPTURE 02‐06‐300‐011 ~ 1,832 linear feet $294,952 TOTAL ~ 1,832 linear feet $294,952 9 Building 10 379,100 45 114 Building 11 379,100 45 114 Building 12 379,100 45 114 Building 13 379,100 45 114 Building 14 379,100 45 114 Building 15 379,100 45 114 Building 16 379,100 45 114 Phase 3 Building 17 379,100 45 114 Building 18 379,100 45 114 Building 19 379,100 45 114 Building 20 379,100 45 114 Building 21 379,100 45 114 Building 22 379,100 45 114 Building 23 379,100 45 114 Building 24 379,100 45 114 TOTAL 9,477,500 1,080 2,736 p. Per Table 10-5-1(H)(5) Minimum Parking Requirements of the Yorkville Unified Development Ordinance, staff would classify the data center campus for the purposes of off-site parking as an industrial use, which requires a minimum of 0.3 parking spaces per 1,000 sq. ft. of net floor area (NFA) for uses greater than 8,000 sq. ft. While there is no specific information provided as to the individual proposed buildings, the petitioner estimates the average building size is 379,100 sq. ft. requiring ~114 parking spaces per building, however, they contend the actual parking demand will be approximately 45 spaces per building (Deviation #3). i. Note, Preliminary PUD Plan states 45 spaces per building, while the narrative stated 47 parking spaces per building. Staff has deferred to the Preliminary PUD Plan, but the petitioner must verify the correct parking count. q. Staff has estimated the total required parking for the subject property is 2,736 spaces, including 55 ADA accessible spaces. Additionally, per Section 10-5-1K-1 of the Unified Development Ordinance, the petitioner is required to install the infrastructure for a minimum of 55 electric vehicle charging stations. i. The petitioner is proposing to provide 25 ADA accessible parking spaces and 21 E/V parking stalls. ii. Staff is not opposed to the requested shared parking request and proposed reduction in off-street parking, however, staff recommends a fee in lieu of the difference in the required electrical vehicle charging station infrastructure and provided stations (34) which will be used to install electric charging stations in the downtown or at other public facilities. r. Bicycle Parking – Per Section 10-5-1-O-2 of the Unified Development Ordinance to provision of bicycle parking is encouraged, not required, and if utilized on a development site will allow for a reduction of required off-street parking. The petitioner is seeking a waiver to not provide off-street bicycle parking (Deviation #7). i. No waiver required as it is a parking bonus mechanism, not a requirement. 10 s. Off-Street Loading – Per Section 10-5-1-Q of the Unified Development Ordinance, the number of off-street shall be determined on a case-by-case basis, and in the instance of special uses, loading berths adequate number and size to serve such use, as determined by the Zoning Administrators, shall be provided. The petitioner requests a minimum of one (1) off-street loading space per data center campus building on the subject property (Deviation #4). Staff supports the request. 20. TRAFFIC IMPACT – The petitioner has provided a Trip Generation Technical Memo prepared by Langan providing basic trip generation modeling for the proposed data center campus at full buildout. The preliminary report estimates a daily total of 1,440 trips. Staff defers to the City Engineer regarding Trip Generation Technical Memo. t. Traffic Management Plan – Staff does recommend a traffic management plan be required during construction, including a communication strategy and an on- site point of contact during construction. 21. LANDSCAPING – Section 10-5-3 establishes landscape standards for new developments. While the petitioner has not submitted a landscape plan, they are seeking relief from the minimum requirements (Deviation #8). u. Per staff’s review, the following sections of the Landscape Plan would apply: i. Section 10-5-3-C. Building Foundation Landscape Zone - All nonresidential, mixed-use, and multi-family development where a front yard setback is required, with the exception of food processing facilities regulated by the FDA, shall include landscape located at the building foundation as required by this section. Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide a softening effect at the base of buildings. 1. Petitioner is seeking relief from this standard. However, plans indicate a buffer planting area around the individual data center building. a. The petitioner shall verify if the building foundation landscape zone is being met or not per the Conceptual Landscape Plan. ii. Section 10-5-3-D. Parking Area Perimeter Landscape Zone - Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide screening between off-street parking areas and rights-of-way, and to provide for the integration of stormwater management with required landscaping. 1. Petitioner has indicated parking area buffer (perimeter) landscape zone plantings on Conceptual Landscape Plans. iii. Section 10-5-3-E. Parking Area Interior Landscape Zone - All off-street parking areas shall include landscape and trees located within the off-street parking area as required by this section. Trees and landscape required by this section shall be in addition to trees and landscape required under other sections of this title. It is the objective of this section to provide shade within parking areas, break up large expanses of parking area pavement, support stormwater management where appropriate, improve the appearance of parking lots as viewed from rights-of-way, and provide a safe pedestrian environment. 11 1. Petitioner is seeking relief from this standard. Staff supports this request. iv. Section 10-5-3-F. Transition Zone Landscape Requirements - Transition zone landscape shall be required along interior side and rear property lines of all nonresidential, mixed use, and multi-family development. It is not expected that the transition area will totally screen such uses but rather will minimize land use conflicts and enhance aesthetics. 1. Petitioner has indicated a 50’wide buffer planting area with shade, ornamental, and evergreen tree mix. The petitioner also proposes enhanced entry landscaping to the two (2) primary access points located at Corneils Road and Eldamain Road. 2. Staff recommends a 100’ Transition Type D Zone Landscape Buffer on the Conceptual Landscape Plan. 3. Staff recommends the installation of an 8-foot-tall berm along all perimeters of the data center campus as part of the 100’ landscape buffer due to the site’s adjacency to four (4) public roadways. 22. MECHANICAL SCREENING – Per Section 10-5-4 Screening of the Unified Development Ordinance, ground/wall-mounted and roof mounted mechanical units that are visible from any public right-of-way or adjacent residential property shall be screened from public view. Petitioner is seeking to establish standards for screening both types of mechanical units (Deviation #9). v. Petitioner proposes to utilize primarily ground mounted mechanical equipment with the equipment yard but will also utilize rooftop mounted equipment. w. As proposed, ground mounted mechanical equipment will be screened with vinyl fencing equal to the height of the generator units but excluding any stacks protruding above the unit. No additional screening is proposed for rooftop mechanical units. i. It is staff’s preference that mechanical equipment, particularly backup generators and condensers, are not located on the rooftop. Rather placed on the side of the building(s) or the opposite side of the facility, farthest from residential structures. ii. If approved to be placed on the rooftop, staff recommends they be enclosed in penthouses with sound damping construction and use of the lowest-noise equipment available, such as hospital-grade mufflers on generators, to aid in minimizing noise impacts on surrounding properties. iii. All major mechanical equipment (generators, chillers, HVAC units) shall be fully enclosed or screened by solid barriers. 12 iv. Staff defers to the sound engineering consultant for any additional recommendations with regards to mechanical screening. 23. FENCING – Per Section 10-5-5-B-1 of the Unified Development Ordinance states fences may be built up to the property line but shall not extend beyond the front plane of the primary building facade in residential and business districts. Maximum height for fencing in manufacturing districts is eight (8) feet. x. Petitioner has not provided manufacturers brochure of proposed security fencing. However, they are requesting to have twelve (12) foot tall security fence extend beyond the front plane of the primary building façade (Deviation #10). i. Since the fence placement requirement only applies to residential and business district uses, staff is supportive of the request as this property is within a manufacturing district. ii. Petitioner must provide details on the fence type and material. iii. Staff questions the request for a twelve-foot (12’-0”) tall security fence which exceeds the maximum permitted eight-foot (8’-0”) tall fence when previous data center developers have requested ten foot (10’) tall fences. 1. The petitioner needs to justify this request before staff can provide a recommendation. iv. Will the fences be locked with access (assuming via a Knox Box) to ComEd officials and EMS teams (assuming Bristol Kendall Fire District and Yorkville Police Department)? 24. BATTERY STORAGE – Per Table 10-3-12(B) of the Unified Development Ordinance, “Battery Uses” are permitted within the M-2 General Manufacturing District. “Battery Uses” are defined as 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. y. The petitioner’s plans do not indicate that battery uses, or storage, is proposed for the development. Please verify if battery uses or storage is planned for the proposed data center campus. z. If so, staff will require the following: i. Battery uses and storage systems shall be located in a separate standalone building a minimum of 50 feet away from any adjacent structure and must be readily accessible by the fire protection district for firefighting efforts. ii. An approved fire safety and evacuation plan shall be prepared and maintained for occupancies that involve activities for the research and development, testing, manufacturing, handling, or storage of lithium-ion batteries or lithium metal batteries, or the repair or servicing of vehicles powered by lithium – ion batteries or lithium metal batteries. (See comment #31 Recommended Operational Conditions) iii. A fire detection and alarm system is required for indoor storage rooms and outdoor storage. The method of fire detection is either an air-aspirating system or a radiant- energy sensing system. Indoor rooms are also required to be sprinklered and separated from the remainder of the occupancy by two-hour barriers. This structure must provide a 2-hour fire-resistance- 13 rated enclosure and must have an automatic sprinkler system and detection system. 25. APPEARANCE STANDARDS – Per Section 10-5-8-C-4 Industrial Uses masonry products or precast concrete shall be incorporated on at least fifty (50) percent of the total building, as broken down as follows: The "front facade" (defined as that facade that faces a street that includes a main entry to the building) shall itself incorporate masonry products or precast concrete on at least fifty (50) percent of the facade. Any other facade that abuts a street shall incorporate masonry products or precast concrete. The use of masonry products or precast concrete is encouraged on the remaining facades. Where precast concrete panels or split face block is utilized, the use of colors, patterns, or other architectural features within these panels/blocks is encouraged. aa. The petitioner has submitted exterior building renderings featuring a minimalist façade with clean lines and a predominantly white or light grey exterior, likely composed of metal panels or precast concrete for durability and thermal efficiency. However, the design incorporates few windows and architectural interest only at the building entrance. i. Staff recommends the petitioner provide architectural building elevation plans indicating proposed building materials and dimensions. bb. While the use of precast concrete panels aligns with the material requirements of the Appearance Standards, the overall design and color palette fall short of meeting those standards and fail to present an aesthetically acceptable appearance on the long blank expanses of the side facades. cc. Further, Section 10-5-8-C-4b.(2) requires industrial buildings with facades greater than one hundred (100) feet in length shall incorporate recesses, projections, windows, or other ornamental/architectural features along at least thirty (30) percent of the length of the facade abutting a public street in an effort to break up the mass of the structure. Petitioner is seeking relief from this requirement (Deviation #11). i. To achieve compliance with the Appearance Standards and enhance the visual quality of the proposed development, staff recommends the petitioner revise the building elevations to incorporate greater architectural articulation, variation in materials, and a more dynamic color palette. Elements such as vertical and horizontal modulation, material transitions, and fenestration should be integrated to break up the monolithic appearance of the side facades and improve overall aesthetics. ii. Staff further recommends buildings visible from Eldamain, E. Beecher and Galena Roads have the highest aesthetic standards that can be economically achieve. It is important that these structures which will be located at the entrance into the City will make a statement. 26. LOTS – The petitioner is seeking waiver from the requirement for lots to have access on a public street due to the unique nature of the secure data center campus (Deviation #12). dd. Per Section 10-7-2 requires all lots to conform with district standards and states all lots shall front or abut on a public street. Since the site has internal private roadways, staff is supportive of the request. 14 27. STREET DESIGN AND IMPROVEMENTS – The petitioner is requesting exemption from the requirements of Section 10-7-3 in the Unified Development Ordinance (Deviation #13). ee. Standards in this section apply only to publicly dedicated roadways. No internal roads are proposed for public dedication. Staff supports this request but refer to previous comments under #17. ff. Staff defers to the City Engineer regarding the realignment of E. Beecher Road. 28. SIGNAGE – The petitioner does not appear to propose any wall/building mounted signage on the exterior elevations but does propose ground-mounted entry way signage on Corneils Road, Eldamain Road, and Galena Road. gg. Per Section 10-6-6 of the Unified Development Ordinance, single tenant buildings shall be permitted a total of two (2) primary wall signs or one (1) primary wall sign per one hundred (100) linear feet of building frontage. One (1) additional wall sign shall be allowed per additional hundred (100) feet of building frontage. Only one (1) primary wall sign shall be displayed on any single building façade. hh. Single-tenant monument signs may have a maximum sign area of 32 square feet and a maximum height of 8 feet is designed utilizing base quality materials. Signs constructed of high-quality materials are permitted a maximum sign area of 48 square feet and a maximum height of 12 feet. ii. Multi-tenant signs are permitted a maximum sign area of 32 square feet and a maximum height of 10 feet is designed utilizing base quality materials. Signs constructed of high-quality materials are permitted a maximum sign area of 64 square feet and a maximum height of 14 feet. i. See comments under #32 Comprehensive Plan and #33 Development Offsets entryway and placemaking elements. 29. SITE ADDRESSING – Will the internal roadways be named for individual addressing, or will the petitioner seek a single site address off of Eldamain Road or Corneils Road with internal building numbering/identification? 30. LIGHTING – A photometric plan shall be provided along with manufacturers cut sheets of the proposed light standards to be installed within the parking lot area, per Section 10-5-7 of the Unified Development Ordinance. Maximum illumination at the property line shall not exceed zero (0) foot-candle and no glare shall spill onto adjacent properties or rights of way. jj. How tall do you anticipate the light standards will be for the data center campus? i. Maximum light standard height for manufacturing districts is 35 ft. Staff may recommend a shorter height. 31. RECOMMENDED OPERATIONAL CONDITIONS – The following is a list of operational conditions recommended by staff to be included in the Planned Unit Development for all future data center campus developments, aimed at addressing resident concerns and maintaining quality of life: kk. Noise Study – All applications for data centers shall provide a noise study as part of the building permitting process which will be subject to review by the City’s sound engineering consultant which entails: 15 i. A pre-construction noise study including 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 ii. A mitigation plan in their noise study to ensure that operational noise does not exceed the pre-development baseline measured at the property. iii. Annual noise monitoring is recommended to be conducted by the City’s sound engineering consultant for a period of three (3) years after construction is completed to verify ongoing noise compliance. ll. Operational Testing – Operational testing of emergency backup generators shall be limited to the following: i. Only between the hours of 11am-5pm on weekdays and non-holidays. mm. Emergency Operations Plan (EOP) - 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: i. Procedures for fire suppression, hazardous material spills, evacuation, and communication in case of an incident. ii. Training sessions/drill and or walkthroughs with fire and police shall be required prior to occupancy permit. iii. Designated contacts for emergency services and a plan to broadcast information if an incident could affect the public. iv. Must work with KenCom emergency managers to be part of text or siren alert systems. nn. Building Code Standards – The following building code standards shall apply: i. 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. ii. Compliance with the National Fire Protection Association (NFPA) 855. 32. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates the subject property for Project Steel as “Estate/Conservation Residential (ECR)”. The “Estate/Conservation Residential (ECR)” is intended to provide flexibility for residential design which will accommodate low-density detached single-family housing. oo. The current future land use designation reflects a holding category for parcels not likely to develop within the 10-year horizon of the comprehensive plan’s timeline. While the land use map should guide future land use and development and zoning decisions, it is also meant to be adjusted and changed when circumstances warrant a change in planning direction in a given area of the City.” pp. Overall, staff supports the proposed PUD for a data center campus, as the corridor along Eldamain Road has been identified in the Comprehensive Plan for manufacturing development and has also experienced a recent trend of development for M-2 land uses (specifically data centers). However, staff would 16 like to note the following recommendations from the Comprehensive Plan related to the subject property: i. In Figure 8.17: Eldamain Road Corridor Land Use Strategy of the Yorkville 2016 Comprehensive Plan Update (North of the Fox River) the subject area is identified as “Zone B – Distribution (Corneils Road to BNSF Railroad)” meaning this area is recommended for modern industrial park incorporating branding and placemaking elements, as well as a 50’ to 100’ buffer to maintain the zone’s semi-rural visual character. 33. DEVELOPMENT OFFSETS - As part of the City’s efforts to balance the scale and impact of the proposed 540-acre data center development, the petitioner is expected to provide appropriate development offsets that support the broader community. These include contributing to gateway signage that enhances the City’s identity, donating land and funding the development of a regional public park, community investment within the City’s downtown, and dedicating land to the local fire protection district for a future facility to address increased service demands as described below: qq. Entryway/Gateway Signs i. Staff requests the petitioner provides the necessary easements and funds the design, fabrication, and cost for the installation of one (1) Gateway Element/Entryway Monument Signs located at the southeast corner of Galena Road/Eldamain. 1. Staff further believes this will also assist the petitioner in meeting PUD Modification Standard #4 “Placemaking.” The Planned Unit Development has a distinctive identity and brand that is utilized in the signs, streetscape, architecture, public gathering spaces, open spaces, etc. 17 rr. Parks & Recreation i. Staff requests the petitioner purchase and donates specific land identified by the Parks and Recreation Department Director within the vicinity of the data center development to be utilized for a future regional park site. The petitioner will also provide upfront funding for the development of the park facility. 1. Staff further believes this will assist in the petitioner meeting PUD Modification Standard #10 “Provision of a Regional Park.” The Planned Unit Development includes a park of sufficient size and with high quality amenities adequate to draw visitors and provide recreational opportunities for residents throughout the region in addition to serving residents of Yorkville. ss. Utility Infrastructure i. It is expected that a separate development agreement will cover the expansion of water, sewer, and sanitary sewer district services, including service commitments, cost offsets, and the associated design engineering agreements. tt. Utility & Property Taxes i. Staff requests the petitioner provide estimates of utility taxes and property taxes expected to be generated per building, and whether we can publicly disclose those estimates. uu. Community Investment i. Staff recommends a community investment donation from the petitioner to support the development of the Hydraulic District project. This contribution which can be separate to, or in combination with, the Parks and Recreation donation in comment #33. Staff believes this contribution reflects a commitment to fostering long-term community partnerships and ensuring that large-scale developments like the data center generate shared benefits. The Hydraulic District project is a catalyst for revitalization, economic growth, and quality-of-life improvements, and the petitioner’s investment will help accelerate these outcomes for the broader community. vv. Bristol Kendall Fire District i. Staff requests the petitioner purchase and donate (or provide cash in lieu of) a minimum of five (5) acres for a future fire station with potential locations at the following at the discretion of the fire protection district: 1. Site #1 the unplanned ~8-acre parcel located at the NEC of Corneils and Future Beecher Road 2. Site #2 within the ~84-acre area of “future development” on the eastside of the Proposed Beecher Road. 7 Galena R oad Eldamain Road Galena R o a d 7 Beecher Road Corneils R o a dEldamainRoadEldamain Road Recapture Benefitted Parcels Nearmap, Map data from OpenStreetMap 6/26/2024, 1:45:10 PM 0 0.3 0.60.15 mi 0 0.45 0.90.23 km 1:23,646 Kendall County GIS Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: March 24, 2025 To: Krysti Barksdale-Noble (Community Development Director) From: James Jensen (Chief of Police Reference: List Project Name: Project Steel Data Center - Prologis List Applicant Name: List Project Manager: List Project Number: PZC 2025-08 Please see comments listed below pertaining to the project referenced above: Roadway & Property Signage Handicapped Signage Required: _X_ Yes ____ No **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended ____ Yes __X__ No School Zone Special Signage ____ Yes __X__ No Special Speed Zone Signage Requested ____ Yes __X__ No Comments: All roadways other than surrounding primary roadways are private and do not require speed limit signage. NO Construction Traffic Signage being requested? __X__ Yes ____ No Comment #1: Proper construction routes should be identified. Secondary roadways such as Corneils should not be used. Signage would be requested. Comment #2: Construction routes should be clearly posted and shared with employees. Alternate routes should be identified due to upcoming Route 47 construction and the closing of the intersection of Route 47 & Galena Road. Comment #3: Yorkville Police Department would request direct contact with construction managers in case a traffic problem has been identified. ***We request that all signage is posted prior to the first occupancy permit being issued for each POD or phase.*** ***All traffic control signage must conform to MUTCH Standards specific to location, size, color, and height levels*** Roadway Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Do you have intersection Concerns? __X__ Yes ____ No Comments: We do have intersection concerns with the private driveways coming out onto Galena Roadway. This roadway is well traveled with higher speed limits (55mph). Proper signage is being requested. Entrance/Exits match up with adjacent driveways? ____ Yes __X__ No Total Entrance/Exits for development? 3 – Galena Road Are vehicle entrance/exits safe? __X__ Yes ____ No Are warning signs for cross traffic requested? __X__ Yes ____ No Comments: Direct entrances/exits to Galena Road should be reviewed, clearly marked and properly signed. Emergency Contact for after hours during construction Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Is this a gated or controlled access development? __X__ Yes ____ No If yes, will police & Fire and Access? ____ Yes ____ No Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Security Will security cameras be in use? ____ Yes ____ No Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Will the business/management provide the police department remote access to the camera system (User credentials only)? ____ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. What are the business Hours of Operation? Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Will the property be alarmed? ____ Yes ____ No Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Will you provide Floor Plans/Maps to the police department ____ Yes ____ No Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Emergency Contact information is being requested. Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Miscellaneous Comments Noise Ordinance Concerns __X__ Yes ____ No Comments: Concerns specific to noise on site (i.e. generators) Criminal Investigations Procedures Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. Emergency Operations & Continuity of Operations Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Comments: Yorkville Police Department would request additional meetings with security leadership to discuss law enforcement response and expected responsibilities during and after construction. I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments, or concerns please do not hesitate to contact me. From:Tim Evans To:Krysti Barksdale-Noble Cc:Scott Sleezer Subject:Data Centers - P&R Land Cash Requests Date:Friday, March 14, 2025 7:24:38 AM Hello Krysti, I know we have had some minor discussion about Data Center and P&R Land Cash requests, but just to put something in writing, the following would be P&R staff initial requests: 1. Land Cash, so that the City is able to purchase land and develop parks sites somewhereelse in the City. 2. If possible, new trails: a. Trail along Beecher from Rt34 to Galena b. Trail along Eldamain from Rt 34 to Baseline c. Trail along Baseline from Ashe/Eldamain to Rt47 d. Trail along Corneils from Eldamain to Rt 47 e. Trail along Faxon from Beecher to Alen Dale Ln Thank You, Timothy V. Evans, CPRP Director of Parks and Recreation United City of Yorkville Parks and Recreation Department 630-553-4357 / tevans@yorkville.il.us Like the Yorkville Parks and Recreation Department at: https://www.facebook.com/YorkvilleParksandRec/ Register for classes at: www.yorkvilleparksandrecreation.com City of Yorkville 2.0: Facebook, Twitter, and YouTube N. BRIDGEE. BEECHERGALEN A CORNEILS W. BEECHERELDAMAINProject Steel 557 ac 0 2,000 4,000 Feet Proposed Shared-Use Path Project Steel Development Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, Illinois 60554 (630) 466-6700 / www.eeiweb.con EXHIBIT XX PROPOSED PATH LOCATIONS DATE: MAY 2025United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 (630) 553-4350 http://www.yorkville.il.us PROJECT STEELCONSULTING ENGINEERS NO.DATE REVISIONS PROJECT NO.: YO2508 PATH: H:/GIS/PUBLIC/YORKVILLE/2024/ YO2451_PROJECT STEEL PATH EXHIBITFILE: . PROPOSED 10' SHARED-USE PATH PROPOSED 10' SHARED-USE PATH From:Bart Olson To: Cc:Jori Behland; Krysti Barksdale-Noble Subject:RE: Written Comment for May 6th 2025 meeting Date:Thursday, March 27, 2025 3:44:47 PM Hello Elizabeth, Thanks for providing these questions so far in advance. I can answer some of them now, and I will forward your questions and my responses to the aldermen in advance of the May meeting: 1) The plan provided shows water/storm basins being utilized throughout the plan to help mediate noise pollution to residences in addition to help create a more aesthetically pleasing environment. Why was there no plan to put a storm basin in front of my home that is located at the corner of Baseline Road and Mighell Rd? -I would like to formally request that this Plan be revised to include a storm basin located in front of my home that is similar to the majority of the homes surrounding this location. a) City response - This is the first draft of a plan submitted by a petitioner with little feedback given so far by the City. I am acknowledging your request and we will communicate it to the developer and the committee members. On a technical basis, I am not sure if the area in front of your home will lend itself to a drainage basin, but I am guessing you would be more comfortable if there was more distance from your home to the buildings (i.e. maybe they can buffer the area with equivalent distances or noise reduction measures without a basin). The City has engaged a sound engineer that will be reviewing this site plan to see if there are ways we can improve it, and we will be recommending the developer to commit to a sound study post construction so we can monitor the noise in the area. 2) what is the developer and or committee doing about noise pollution? this large of a data center could cause significant noise pollution in this area to residents, causing neurological and mental health stressors in addition to medical issues and complications. These kinds of complications have been reported in numerous research studies by residence who live next to these types of data centers. a) City response - I mentioned above about our sound engineer. We have spoken with our government counterparts in Loudoun County Virginia, which is the data center capital of the world. They have spoken a bit about noise complaints being the most frequent issue cited by neighbors, but they tended to downplay the severity of it compared to your assertion of medical issues and complications. If you have any research studies that you'd like us to review, please forward them along. 3) how much data is being processed or projected to be processed through this facility? How much of this data is identified as United States data, local data, and worldly data? a) City response - I don't believe there are public estimates of the amount of data expected for this facility, nor am I familiar with that being a standard metric to study data centers elsewhere in the world. Usually, data centers are compared on an acreage, square footage, or power use basis. I don't believe there's a way to identify where the data originates publicly either (I suppose it would depend on the end-user of the systems within the building). 4)what is the plan and committee doing to help ensure safety of not just this data center, but the residence that live in this area. I’m speaking specifically not to cyber attacks but terrorism that could come in the form of destroying the data center-being that it could be providing significant data resources to individual throughout the world. a) City response - The City is in touch with the Department of Homeland Security and the FBI Field Office in Chicago on these issues. Generally, the property will be heavily monitored by security guards and systems and all access to the development will be heavily restricted through gated access. 5) what is the developers plan to ensure that during the construction of this facility garbage and debris, including significant dust and dirt kick up is kept to a minimum and does not impact the residents who are living in this area? a) City response - The City has robust development rules that address on-site cleanliness and street debris concerns. We also have rules about dust abatement during mass grading which involve on-site watering and other measures. 6) when it comes to cooling this facility why would the developers identify this area as a prime location for a date center that needs to be cooled significantly when during the spring to early fall months, this area is incredibly hot and humid. a) City response - External temperature has little bearing on the internal operation of the buildings. Data centers are interested in this area primarily because it has adequate power supply and infrastructure. 7) how does the developer plan to mediate the cooling issue of this data center so that it doesn’t impact local residence? a) City response - I'm not sure what you mean here - but, the water usage of the buildings will be reviewed by the City to make sure we have adequate capacity, the power usage will be reviewed and endorsed by ComEd before a power allocation is given, and we're looking to manage any noise generated on site through the sound engineer review of the plans. Thanks, Bart Olson City Administrator United City of Yorkville 651 Prairie Point Drive Yorkville, Illinois 60560 630-553-8537 direct 630-308-0582 cell bolson@yorkville.il.us -----Original Message----- From: Jori Behland <jBehland@yorkville.il.us> Sent: Tuesday, March 25, 2025 2:08 PM To: Krysti Barksdale-Noble <knoble@yorkville.il.us>; Bart Olson <BOlson@yorkville.il.us> Cc: Monica Cisija <mcisija@yorkville.il.us> Subject: FW: Written Comment for May 6th 2025 meeting Please see the comments/questions below regarding Project Cardinal. Would you like us to forward this to the elected officials? Thank you, Jori Behland City Clerk 651 Prairie Pointe • Yorkville, IL 60560 630-553-8567 (Direct) 630-553-4350 (City Hall) jbehland@yorkville.il.us https://linkprotect.cudasvc.com/url? a=https%3a%2f%2flink.edgepilot.com%2fs%2f90f88701%2fJ0i56l0OmEK1- rdMPdND0w%3fu%3dhttp%3a%2f%2fwww.yorkville.il.us%2f&c=E,1,yL9DHRPWxs76XqHTZd2w- 13H_lhAaZwo5KEKXh5hRWBBCgsPHLlPlf6yLpUteCmrmD0VEc4IbbinIxwY2Y3X- VDpnX2WVragfVpYGNIUV6sk8Kb0KIjmNw,,&typo=1 -----Original Message----- From: Elizabeth Fotopoulos Sent: Tuesday, March 25, 2025 1:18 PM To: Jori Behland <jBehland@yorkville.il.us> Subject: Written Comment for May 6th 2025 meeting This is for the meeting on May 6th 2025 Elizabeth Fotopoulos “Economic development committee: project cardinal data center” My questions for the committee are 1) The plan provided shows water/storm basins being utilized throughout the plan to help mediate noise pollution to residences in addition to help create a more aesthetically pleasing environment. Why was there no plan to put a storm basin in front of my home that is located at the corner of Baseline Road and Mighell Rd? -I would like to formally request that this Plan be revised to include a storm basin located in front of my home that is similar to the majority of the homes surrounding this location. 2) what is the developer and or committee doing about noise pollution? this large of a data center could cause significant noise pollution in this area to residents, causing neurological and mental health stressors in addition to medical issues and complications. These kinds of complications have been reported in numerous research studies by residence who live next to these types of data centers. 3) how much data is being processed or projected to be processed through this facility? How much of this data is identified as United States data, local data, and worldly data? 4)what is the plan and committee doing to help ensure safety of not just this data center, but the residence that live in this area. I’m speaking specifically not to cyber attacks but terrorism that could come in the form of destroying the data center-being that it could be providing significant data resources to individual throughout the world. 5) what is the developers plan to ensure that during the construction of this facility garbage and debris, including significant dust and dirt kick up is kept to a minimum and does not impact the residents who are living in this area? 6) when it comes to cooling this facility why would the developers identify this area as a prime location for a date center that needs to be cooled significantly when during the spring to early fall months, this area is incredibly hot and humid. 7) how does the developer plan to mediate the cooling issue of this data center so that it doesn’t impact local residence? Thank you, Elizabeth Sent from my iPhone