Ordinance 2025-15202500011702
DEBBIE GILLETTE
RECORDER - KENDALL COUNTY, IL
RECORDED: 09/12/2025 11,04 AM
RECORDING FEE 57.00
PAGES: 19
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO.2025-15
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, APPROVING THE FINAL PLAT OF SUBDIVISION FOR COSTCO
WHOLESALE
Passed by the City Council of the
United City of Yorkville, Kendall County, Illinois
This 28' day of January, 2025
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville, Kendall
County, Illinois on February 6, 2025.
STATE OF ILLINOIS }
) ss.
COUNTY OF KENDALL }
Ordinance No. 2025-15
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, APPROVING THE FINAL PLAT OF SUBDIVISIONS FOR COSTCO
WHOLESALE
WHEREAS, the United City of Yorkville (the "City") is a duly organized and validly
existing non home -rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and
WHEREAS, Costco Wholesale Company (the "Petitioner") has filed an application and
petition for approval of the Final Plat of Subdivision of Costco Wholesale, generally located at the
southeast corner of East Countryside Parkway and McHugh Road, for members -only retail store
and a fueling facility on approximately 34 acres, along with two perimeter lots on an additional
seven (7) acres and a stormwater management basin on approximately 3.4 acres; and
WHEREAS, the Planning and Zoning Commission convened and held a meeting on
January 8, 2025, to consider the Final Plat of Subdivision of Costco Wholesale; and
WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in
Chapter 7 of Title 10 Subdivision Standards and Chapter 8 Section 8 of Title 10 Subdivision
Procedures of the Yorkville Unified Development Ordinance and made a recommendation to the
Mayor and City Council (the "Corporate Authorities") for approval of the Final Plat of Subdivision
of Costco Wholesale subject to the review comments provided by the City Engineer, Engineering
Enterprises, Inc. dated December 5, 2024; and
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United
City of Yorkville, Kendall County, Illinois, as follows:
Section 1. The above recitals are incorporated herein and made a part of this Ordinance.
Section 2. That the Corporate Authorities hereby approve the Final Plat of Subdivision of
Costeo Wholesale, for the property legally described and attached hereto and made a part hereof
by reference as "Exhibit A ".
Section 3. That the Corporate Authorities hereby approve the Final Plat of Subdivision of
Costco Wholesale as prepared by V3 Companies, Ltd., date last revised November 13, 2024,
attached hereto and made a part hereof as "Exhibit B ", and authorize the Mayor, City Clerk, City
Administrator and City Engineer to execute said Plat, subject to the review comments provided in
letters from Engineering Enterprises, Inc., dated December 5, 2024, attached hereto and made a
part hereof as "Exhibit C ".
Ordinance No. 2025-15
Page 2
Section 4. That the City Clerk is hereby authorized pursuant to Section 10-8-6-C-7.c of the
Yorkville Unified Development Ordinance to file a copy of this ordinance and the Final Plat of
Subdivision of Costco Wholesale with the Kendall County Recorder of Deeds.
Section 5. That this Ordinance shall be in full force and effect from and after its passage,
approval, and publication in the mariner provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois
this 28`h day of January, A.D. 2025.
1 Y CLERK
KEN KOCH
AYE
DAN TRANSIER
AYE
ARDEN JOE PLOCHER
AYE
CRAIG SOLING
AYE
CHRIS FUNKHOUSER
AYE
MATT MAREK
AYE
SEAVER TARULIS
AYE
RUSTY CORNEILS
AYE
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
this��ay of 5Q , A.D. 2025.
MAYOR
Attest:
Y CLERK
Ordinance No. 2025-15
Page 3
EXHIBIT A
The legal description is as follows:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 27, AND PART OF THE
NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE
INTERSECTION OF THE SOUTHERLY RIGHT OF WAY LINE OF COUNTRYSIDE PARKWAY
PER PLAT OF DEDICATION DOCUMENT NO. 2000-00009655, WITH THE NORTHERLY
RIGHT OF WAY LINE OF U.S. ROUTE NO. 34 PER DOCUMENT NUMBERS 2002-00008973
AND 2002-00007755; THENCE SOUTH 12 DEGREES 50 MINUTES 13 SECONDS WEST,
ALONG THE NORTHERLY RIGHT OF WAY LINE OF SAID U.S. ROUTE NO. 34, 77.16 FEET;
THENCE SOUTH 55 DEGREES 12 MINUTES 38 SECONDS WEST, ALONG SAID
NORTHERLY RIGHT OF WAY LINE, 976.51 FEET; THENCE WESTERLY ALONG SAID
NORTHERLY RIGHT OF WAY LINE, BEING ALONG A CURVE TO THE RIGHT WITH A
RADIUS OF 1390.00' AND A CHORD BEARING OF SOUTH 67 DEGREES 53 MINUTES 14
SECONDS WEST, AN ARC LENGTH OF 616.39 FEET; THENCE NORTH 67 DEGREES 09
MINUTES 38 SECONDS WEST, ALONG SAID NORTHERLY RIGHT OF WAY LINE, 97.31
FEET; THENCE SOUTH 85 DEGREES 58 MINUTES 01 SECONDS WEST, ALONG SAID
NORTHERLY RIGHT OF WAY LINE, 1.41 FEET TO THE EASTERLY RIGHT OF WAY LINE
OF MCHUGH ROAD PER PLAT OF DEDICATION DOCUMENT NO. 2000-00009655; THENCE
NORTH 04 DEGREES 07 MINUTES 38 SECONDS WEST, ALONG SAID EASTERLY RIGHT OF
WAY LINE, 183.64 FEET; THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY
LINE, BEING ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 460.00 FEET AND A
CHORD BEARING OF NORTH 03 DEGREES 01 MINUTES 21 SECONDS EAST, AN ARC
LENGTH OF 114.80 FEET; THENCE NORTH 10 DEGREES 10 MINUTES 20 SECONDS EAST,
ALONG SAID EASTERLY RIGHT OF WAY LINE, 300.40 FEET; THENCE NORTHERLY
ALONG SAID EASTERLY RIGHT OF WAY LINE, BEING ALONG A CURVE TO THE LEFT
WITH A RADIUS OF 1040.00 FEET AND A CHORD BEARING OF NORTH 01 DEGREES 38
MINUTES 51 SECONDS EAST, AN ARC LENGTH OF 309.47 FEET; THENCE NORTH 06
DEGREES 52 MINUTES 38 SECONDS WEST, ALONG SAID EASTERLY RIGHT OF WAY
LINE, 250.39 FEET; THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE,
BEING ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 460.00 FEET AND A CHORD
BEARING OF NORTH 01 DEGREES 24 MINUTES 19 SECONDS WEST, AN ARC LENGTH OF
87.86 FEET; THENCE, NORTH 04 DEGREES 04 MINUTES 00 SECONDS EAST, ALONG SAID
EASTERLY RIGHT OF WAY LINE, 226.43 FEET; THENCE NORTHEASTERLY ALONG A
CURVE TO THE RIGHT WITH A RADIUS OF 25.00 FEET AND A CHORD BEARING OF
NORTH 49 DEGREES 04 MINUTES 00 SECONDS EAST, AN ARC LENGTH OF 39.27 FEET TO
A POINT ON SAID SOUTHERLY RIGHT OF WAY LINE OF COUNTRYSIDE PARKWAY;
THENCE SOUTH 85 DEGREES 56 MINUTES 00 SECONDS EAST, ALONG SAID SOUTHERLY
RIGHT OF WAY LINE, 338.21 FEET; THENCE SOUTHEASTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY LINE, BEING ALONG A CURVE TO THE RIGHT WITH A
RADIUS OF 1390.03 FEET AND CHORD BEARING OF SOUTH 60 DEGREES 21 MINUTES 36
SECONDS EAST, AN ARC LENGTH OF 1240.81 FEET TO A POINT DRAWN NORTH 34
DEGREES 47 MINUTES 13 SECONDS WEST, 54.08 FEET FROM THE POINT OF BEGINNING;
THENCE SOUTH 34 DEGREES 47 MINUTES 13 SECONDS EAST ALONG SAID SOUTHERLY
RIGHT OF WAY LINE, 54.08 FEET TO THE POINT OF BEGINNING, ALL IN KENDALL
COUNTY, ILLINOIS.
EXCEPTING THEREFROM: THAT PART TAKEN FOR ROAD PURPOSES BY ORDER
VESTING TITLE ENTERED 1N CASE NO. 15-ED-10, CIRCUIT COURT OF KENDALL
COUNTY, ILLINOIS, RECORDED OCTOBER 28, 2015 AS DOCUMENT NO.201500016982.
Exhibit B
202500011335
DEBBIE GILLETTE
RECORDER - KENDALL COUNTY, IL
RECORDED: 09/05/2025 11:11 AM
RECORDING FEE 93.00
Plat of- PAGES. 4
SLOT2342 THRU SLOT2344
Subdivision
Name: Z06�_I_
Date: �' -� - y
Slot: - 83 yd-
Lega l: P d k� N vJ S
Number of Lots:
Lot Numbers: /.7Z� rL,� 3
oa- a +- /sae-- 003
4a-d' �o
V
9
t- o f4-ke- N
Kendall County 202500011335 Page 1 of 4
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FINAL PLAT OF SUBDIVISION
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FINAL PLAT OF SUBDIVISION ,, a 240T
COSTCO YYF%)LESALE, YORKVILLE. IL Y^ YPBQ1
Exhibit c
December 5, 2024
Ms. Krysti Barksdale -Noble
Community Development Director
United City of Yorkville
651 Prairie Pointe
Yorkville, IL 60560
Re: Costco
Preliminary Engineering — Vt Submittal
United City of Yorkville
Dear Krysti:
We have reviewed the following items for the above -referenced project:
• Preliminary Engineering Plans (5 sheets) dated November 13, 2024, and prepared by V3
Companies
• Final Plat of Subdivision (2 sheets) dated October 29, 2024, and prepared by V3
Companies.
• Photometric Plan dated July 22, 2024, and prepared by T.E. Inc.
• Preliminary Stormwater Management Report dated November 13, 2024, and prepared by
V3 Companies
• Traffic Impact Study dated November 13, 2024, and prepared by V3 Companies
• Preliminary Landscape Plan dated November 15, 2024, and prepared by Kimley-Horn
• Other Supporting Documentation
Our review of these plans and reports are to generally determine their compliance with local
ordinances and whether the improvements will conform to existing local systems and equipment.
This review and our comments do not relieve the designer from his duties to conform to all required
codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises,
Inc.'s review is not intended as an in-depth quality assurance review, we cannot and do not
assume responsibility for design errors or omissions in the plans. As such, we offer the following
comments:
Ms. Krysti Barksdale -Noble
December 5, 2024
Page 2
General
The following permits may be required during final engineering and should be provided to the
City when obtained. The City and EEI should be copied on all correspondence with the
agencies.
• IEPA NPDES General Construction Permit is required. The Notice of Intent must be
filed with IEPA 30 days prior to start of construction.
• IEPA Water and Sanitary Sewer Permits
• Yorkville Bristol Sanitary District (YBSD) approval is needed for the connection of the
proposed sanitary lines to the existing sanitary sewer.
• ]DOT for the connection to U.S. Route 34
• United City of Yorkville Stormwater Management Permit
2. The following will need to be submitted with final engineering:
a. An engineer's estimate needs to be provided and must include all public
improvements within the ROW including all public utilities and connections, all soil
erosion and sediment control items, and all permitted stormwater items. This cost
estimate will be used to determine the construction guarantee amount. In addition, a
cost estimate needs to be provided for all site improvements which will be used to
calculate the building permit fees.
b. Truck turning exhibits for delivery and emergency vehicles
3. Additional forms and information can be found at https:t/www.vorkville.i1.us/333/Enqineering-
Department.
4. The comments in the attached review letter from the City's landscaping consultant must be
addressed and a revised landscaping plan submitted with final engineering.
Preliminary Engineer nPlans
We have completed a cursory review of the preliminary engineering plans and stormwater
management report. A detailed review will be completed with the submittal of final engineering.
The following comments should be considered when developing final engineering.
CQA - Cover Sheet
5. The plans should be signed and sealed by a Professional Engineer prior to final approval.
6. The JULIE logo or contact information should be included on the cover sheet.
7. Include contact information for the City and YBSD on the cover sheet.
Ms. Krysti Barksdale -Noble
December 5, 2024
Page 3
C2.0 - Layout Plan
8. The City should confirm that the number of parking spaces is adequate.
C3.0 — Preliminary Grading Plan
9. Additional grading should be shown in the fueling area.
10. Include 1-ft contours in the non -paved area to the west (where the future employee parking
will be).
C4.0 — Preliminary Utility Plan
11. All utility conflicts will need to be shown.
12. Water valves should be included on the water main.
13. Provide details of the water main connections.
14. The storm structures should be labeled with unique identifiers and the type of structure,
frame, and lids/grates.
Photometric Plan
15. The photometric plan should include a summary table that includes average, average to
minimum, and maximum to minimum light intensity data to confirm that the lighting plan
meets the requirements of the Ordinance.
16. Light intensity shall be zero -foot candles at all property lines.
17. Light fixtures should be fully cut off and conform to the dark sky concept.
Prelimina Stormwater Management Re ort
18. A City of Yorkville Stormwater Permit Application should be submitted with Final Engineering,
19_ The stormwater management report should be signed and sealed by a Professional Engineer
prior to final approval.
20. Confirm that the detention basin design accounts for the future development of the fueling
station and employee parking lot that is indicated on the plans.
21. The report includes a requirement to control the outlet to 0.08 cfslacre for a 25-year storm. It
has been determined that this will not be required for this project.
22. A full report with calculations, modeling, and exhibits as indicated in the permit application
should be included with final engineering.
23. A certified wetland determination will need to be included with final engineering.
Ms. Krysti Barksdale -Noble
December 5, 2024
Page 4
24. Confirm that the existing storm sewer that goes to the existing detention basin is installed.
25. Calculations for the drawdown time of the detention basin will be required due to the 5.8`
bounce.
Traffic Study
The following roadway -related improvements are anticipated to accommodate the new
development based on the submitted traffic study:
• A new full -access driveway on US 34 that aligns with Tuma Road.
a. Eastbound dedicated left turn lane into Costco.
b. Westbound dedicated right turn lane into Costco.
• Two new full -access driveways on McHugh Road.
c. Restriping the existing two-way left turn lane into a dedicated left turn lane into the
proposed Costco gas station.
d. Widening McHugh Road near US 34 for a dedicated right -turn lane into the proposed
Costco gas station.
• A new full -access driveway on Countryside Parkway that aligns with Crimson Lane.
e. Restriping the unused, existing left turn lane in the paved, westbound Countryside
Parkway median area.
• A new full -access driveway on Countryside Parkway.
f. Removal of the existing landscaped and curbed median area.
g. Adding dedicated left turn lane into the proposed Costco parking lot.
• A new Right -In Right -Out driveway on Countryside Parkway.
26. The traffic impact study should be submitted to IDOT for review. The City should be copied
on all correspondence with IDOT.
27. IDOT should comment on the proposed mitigations at US 34 and Countryside. Note that the
capacity analysis indicated an inadequate level of service without the proposed mitigations.
Storage lengths were also exceeded in this area.
28. The storage length for the southbound Countryside Parkway at US 34 should meet the
proposed mitigation queue length and avoid blocking the exit of Driveway 3.
29. The existing traffic volumes displayed in Figure 5 along McHugh Road do not balance with
the volumes entering the intersections of US 34 l McHugh Road and McHugh Road I
Countryside Parkway.
30. The existing traffic volumes displayed in Figure 5 along Countryside Parkway do not balance
with those entering the intersections of US 34 / Countryside Parkway and Countryside
Parkway I Crimson Lane.
31. The pages from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th
Edition, should be included in the Appendix.
Ms. Krysti Barksdale -Noble
December 5, 2024
Page 5
32. The size utilized in Table 1 for trip generation of the Gasoline/Service Station does not
account for the future expansion of the gas station.
33. A traffic signal warrant analysis at the intersection of US 34Neterans Parkway and Costco
Driveway 4/Tuma Road found the installation of a traffic signal to be unwarranted. It is noted
that an inadequate Level of Service at US 34 / Tuma Road / Driveway 4 is expected. A
proposed mitigation plan should be provided.
The safety of the eastbound left turn into Driveway 4 is of concern.
34_ A traffic signal warrant analysis should be performed for McHugh Road and Countryside
Parkway with the anticipated project traffic volumes.
35. The taper length for the left turn at Driveway 2 should meet minimum IDOT Bureau of Local
Roads and Streets (BLRS) design requirements.
36. The shifting of driveway 5 further north should be considered. Ideally, the taper length for the
southbound left turn at US 34 is extended as it should meet minimum IDOT BLRS design
requirements.
This would also allow the shifting of the dedicated right -turn lane for driveway 5 away from the
intersection at US 34,
Final Plat of Subdivision
37. The legal description is the surveyor's certificate must describe the measured boundary.
38. The chord length should be added to all curve dimensions.
39. All easements must be dimensioned.
40. The water main easement should be changed to a C.U.E.
41. The S.S.E. should be changed to C.U.E.
42. Cross -access easements are needed over all lots.
43. The Public Utility Easement Provisions and the stand-alone Nicor Gas provisions should be
removed.
44. The stormwater management easement and City Utility Easement C.U.E. provisions should
be added.
45. The building setback line on the west line of Lot 1 needs to be labeled.
46. The area table must match the areas on the plat.
47. All fire hydrants, valves and emergency shut off must be inside the C.U.E.
Ms. Krysti Barksdale -Noble
December 5, 2024
Page 6
48. The concrete monument symbols do not match the location labels on the plat.
49. Note 2 on the IDOT access notes contradicts the site plan.
The plans should be resubmitted for further review. If you have any questions or require additional
information, please contact our office.
Respectfully Submitted,
ENGINEERING ENTERPRISES, INC.
Brad y P. Sanderson, P.E.
Chief Operating Officer / President
BPSltnplpgw2
PC: Mr. Bart Olson, City Administrator (via email)
Ms. Erin Willrett, Assistant City Administrator (via email)
Mr. Eric Dhuse, Director of Public Works (via email)
Mr. Pete Ratos, Building Department (via email)
Ms. Gina Nelson, Admin Assistant (via email)
Ms. Sara Mendez, City Planner (via email)
Building Department (via email) BzpermitsgVorkvilleJl.us
Ms. Jori Behland, City Clerk (via email)
Mr. Stephen Cross, Costco (via email)
Mr. Dan Free, V3 (via email)
TNP, PGW2, EEI (via e-mail)
IIM1 kywaylEEl Storage0ocsftbiiclYarkviliei2o241fc2458-DR costco` I.nal Engineering and °IatkDacs�Review and Response
LettersllcoyReviewOl Am
Hey and Associates, Inc.
Engineering, Ecology and Landscape Architecture
8755 W HYGcvvs ROAD, SuiTE 835
CHICAGO, AL rmom 6-0631
PHONE (773) 693-9200
FAX (773) 693-9200
December 5, 2024
Pamela Whitfield, PE, CFM
Senior Project Engineer II
Engineering Enterprises, Inc.
52 Wheeler Road
Sugar Grove, IL 60554
Project No.: 21-0275 AO
Re: Landscape Plan Review
Costco
Dear Pamela:
We have completed our first landscape plan review of the proposed Costco development located
southwest of McHugh Road and East Countryside Parkway in Yorkville.
Landscape Plan — NOT RECOMMENDED FOR APPROVAL
Because it is preliminary and lacks sufficient detail, and based upon comments below, this landscape plan
is not recommended for approval at this time. A response letter from the petitioner which addresses all
review comments should be provided with their next submittal.
REVIEW COMMENTS
Comments must be addressed before landscape plan approval can be recommended. If there are any
changes to the proposed project, additional comments may be provided. Please note that the
requirements of each section are in addition to the requirements of all other sections of the ordinance
(i.e., trees and other plant materials cannot be "double counted" to meet multiple requirements).
Building Foundation Landscape Zone
A Building Foundation Landscape Zone, consisting of 5 square feet of landscape area per linear foot of
building frontage, is required along front and side yards. No foundation landscaping is shown on the east
and west sides of the building. Requirements are not met.
Parking Area Perimeter Landscape Zone
Requirements appear to be met and will be confirmed later after more detailed plans have been
submitted. The City may require Parking Lot Perimeter Landscape along the southern edge of the main
parking lot if Outlots 1 and 2 are to remain vacant_
Pamela Whitfield
Castco
December 5, 2024
page 2
Parking Area Interior Landscape Zone
Parking area medians are required every third bay of parking in front or side of building. Parking area
islands spaced not more than 10 continuous spaces apart are also required . Requirements are not met.
'transition Zone
Requirements appear to be met and will be confirmed later after more detailed plans have been
submitted.
Species Diversity Requirements
Compliance with species diversity requirements cannot be assessed at this time due to lack of
information on the plan. Requirements are not met.
Minimum Plant Size Requirements
Compliance with minimum plant size requirements cannot be assessed at this time due to lack of
information on the plan. Requirements are not met.
Tree Preservation and Removal
A review of Google Earth and Google Streetview imagery suggests there are a few parkway trees on the
subject property, which are shown to be preserved. Requirements appear to be met and will be
confirmed later after more detailed plans have been submitted
Street Trees
A minimum of 1 canopy tree is required per every 40 linear feet of parkway. Requirements are not met.
Wetlands
A review of Google Earth and Google Streetview imagery suggests there are no wetlands on the subject
property.
SUMMARY
This review was based upon the following documents, pursuant to relevant landscape requirements of
the City's Unified Development Ordinance and Wetland Regulations.
• Landscape Plans, 7 sheets, prepared by Kimley-Horn, most recently dated 11/15/2024
Let us know if there are any questions or comments.
Sincerely,
Ar
PO&4*7
Tim Pollowy, RLA (IL & WI)
Senior Landscape Architect