HomeMy WebLinkAboutPlanning and Zoning Commission Packet 2026 01-14-26PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, January 14, 2026
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: November 12, 2025
Citizen’s Comments
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Public Hearings
1.PZC 2025-13 Matt Gilbert, petitioner, on behalf of Yorkville Nexus V LLC, property owner,
has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting
rezoning classification. The request seeks to rezone three (3) parcels totaling approximately 130-
acres into two (2) separate zoning districts. The two (2) western parcels (PINS: 02-18-200-004,
2-17-100-004) totaling approximately 91-acres are proposed to be rezoned from the R-4
General Multi-Family Residence District to the M-2 General Manufacturing District for a future
data center or other specified land uses. While the one (1) eastern parcel (PIN: 02-17-100-010)
totaling approximately 37-acres, is proposed to be rezoned from the R-4 General Multi-Family
Residence District to the A-1 Agricultural District and remain an agricultural land use.
2.PZC 2025-14 Heather DiVerde, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting rezoning classification, on behalf of the Yorkville School
District 115. The real property consists of three (3) parcels totaling approximately 155-acres and
is generally located north of River Road, west of Game Farm Road, and east of Eldamain Road.
The petitioner is seeking to rezone the property from the R-1 Single-Family Suburban Residence
District to the PI Public Institutional District to accommodate public school facilities.
Unfinished Business
New Business
1.PZC 2025-13 Matt Gilbert, petitioner, on behalf of Yorkville Nexus V LLC, property owner,
has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting
rezoning classification. The request seeks to rezone three (3) parcels totaling approximately 130-
acres into two (2) separate zoning districts. The two (2) western parcels (PINS: 02-18-200-004,
02-17-100-004) totaling approximately 91-acres are proposed to be rezoned from the R-4
General Multi-Family Residence District to the M-2 General Manufacturing District for a future
data center or other specified land uses. While the one (1) eastern parcel (PIN: 02-17-100-010)
totaling approximately 37-acres, is proposed to be rezoned from the R-4 General Multi-Family
Residence District to the A-1 Agricultural District and remain an agricultural land use.
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Action Item
Rezone
2.PZC 2025-14 Heather DiVerde, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting rezoning classification, on behalf of the Yorkville School
District 115. The real property consists of three (3) parcels totaling approximately 155-acres and
is generally located north of River Road, west of Game Farm Road, and east of Eldamain Road.
The petitioner is seeking to rezone the property from the R-1 Single-Family Suburban Residence
District to the PI Public Institutional District to accommodate public school facilities.
Action Item
Rezone
Additional Business
1.Introduction of new Planner I – Thian Dim
2.City Council Action Updates
a.PZC 2025-12 The United City of Yorkville, petitioner, has submitted an application
requesting rezoning classification. The real property consists of a parcel totaling
approximately 4.03 acres and is generally located directly north of East Schoolhouse
Road (Illinois Route 126), east of Wing Road, and south of Illinois Route 71. The City is
seeking to rezone the property from the B-3 General Business District to the PI Public
Institutional District to accommodate the development of a south receiving station
building, a standpipe (water tower), and a DuPage Water Commission (DWC) metering
building as part of the City’s Lake Michigan water project (South Receiving Station).
Action Item
Rezone
Adjournment
DRAFT
Page 1 of 2
PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, November 12, 2025 7:00pm
Meeting Called to Order
Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call
Ryan Forristall-yes, Wally Werderich-yes, Michael Crouch-yes, Marge Linnane-yes, Richard
Vinyard-yes
Absent: Danny Williams, Chad Green
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Senior Planner
David Hansen, Senior Planner
Megan Lamb, City Attorney
Lynn Dubajic Kellogg, City Consultant
Katelyn Gregory, Economic Development Coordinator
Other Guests
Chris Vitosh, Vitosh Reporting Service
Previous Meeting Minutes August 13, 2025
Motion by Mr. Crouch and second by Mr. Forristall to approve the minutes as presented. Roll
call: Werderich-abstain, Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Carried 4-0 and
one abstain.
Citizen’s Comments None
Public Hearing
1. PZC 2025-12 The United City of Yorkville, petitioner, has submitted an application
requesting rezoning classification. The real property consists of a parcel totaling
approximately 4.03 acres and is generally located directly north of East Schoolhouse
Road (Illinois Route 126), east of Wing Road and south of Illinois Route 71. The City is
seeking to rezone the property from the B-3 General Business District to the PI Public
Institutional District to accommodate the development of a south receiving station
building, a standpipe (water tower) and a DuPage Water Commission (DWC) metering
building as part of the City's Lake Michigan water project. (South Receiving Station).
The Hearing opened at 7:01pm on a motion and second by Mr. Werderich and Mr. Crouch,
respectively. Roll call: Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Werderich-yes.
Carried 5-0.
(See Court Reporter's Transcript)
Page 2 of 2
After all testimony was heard, a motion was made at 7:07pm by Mr. Crouch and seconded by Mr.
Forristall, to close the Public Hearing.
Roll call: Werderich-yes, Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Carried 5-0.
Unfinished Business None
New Business
1. PZC 2025-12 United City of Yorkville (see full description above)
As noted by Chairman Vinyard, this project is part of the Lake Michigan water hookup for long
term water storage. Mr. Hansen read the standards to which the Commissioners agreed.
Action Item
Rezoning
A motion was made by Ms. Linnane and seconded by Mr. Werderich to approve PZC 2025-12
rezoning request for this parcel of land. Motion was read by Chairman Vinyard as follows: In
consideration of testimony presented during a Public Hearing on November 12, 2025 and
discussion of the findings of fact, the Planning and Zoning Commission recommends approval to
the City Council a request for rezoning from B-3 General Business District to PI Public
Institutional District, for the development of a south receiving station building, a standpipe (water
tower) and a DuPage Water Commission (DWC) metering building as part of the City's Lake
Michigan water project, for one (1) parcel totaling approximately 4.03 acres
(PIN #05-03-300-043), generally located directly north of East Schoolhouse Road (Illinois Route
126), east of Wing Road and south of Illinois Route 71.
Roll call: Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Werderich-yes. Carried 5-0.
Additional Business
Chairman Vinyard said there was discussion of the proposed Cardinal data center project at the
City Council meeting on Monday night. He said he made a public statement in support of the
project and said it was for the welfare of the entire city. He said a project like this would bring in
a solid sales tax base. Ms. Noble said the PUD and Annexation agreements were both approved
at that meeting and the development and utility/infrastructure have yet to be approved. After that,
the developer can close on the property.
Mr. Vinyard also welcomed the newest Commissioner, Wally Werderich, who was a former
Alderman from 2007-2011. He replaces Seaver Tarulis.
1. 2026 Meeting Schedule: The November meeting is moved to a Thursday in honor of
Veterans' Day. A motion was made by Chairman Vinyard to approve this schedule and
Mr. Crouch seconded. It was approved on a unanimous voice vote.
2. City Council Action Updates: See above paragraph for updates.
Adjournment
There was no further business and the meeting was adjourned at 7:19pm on a motion by Mr.
Werderich and second by Ms. Linnane. Unanimous voice vote approval.
Respectfully submitted by Marlys Young, Minute Taker
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PZC - Public Hearing - November 12, 2025
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, November 12, 2025
7 :00 p .m .
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PZC - Public Hearing - November 12, 2025
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PRESENT:
Mr. Rich Vinyard, Chairman,
Mr. Ryan Forristall, Commissioner,
Ms. Marge Linnane, Commissioner,
Mr. Michael Crouch, Commissioner,
Mr. Wally Werderich, Commissioner.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Sara Mendez, Senior Planner;
Mr. David Hansen, Senior Planner;
Ms. Marlys Young, Minute Taker.
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PZC - Public Hearing - November 12, 2025
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APPEARANCES:
OTTOSEN, DiNOLFO, HASENBALG & CASTALDO,
LTD.
BY: MS. MEGAN LAMB
1804 North Naper Boulevard, Suite 350
Naperville, Illinois 60563
(630) 682-0085
appeared on behalf of the United City of
Yorkville.
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PZC - Public Hearing - November 12, 2025
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(WHEREUPON, the following
proceedings were had in
public hearing, commencing
at 7 :01 p .m . as follows:)
CHAIRMAN VINYARD: We have one public
hearing scheduled for tonight's PZC meeting.
Anyone who wishes to speak?
(No response.)
CHAIRMAN VINYARD: No, very good. May I
have a motion to open the public hearing on
petition number PZC 2025-12, United City of
Yorkville, south receiving session?
COMMISSIONER WERDERICH: So moved.
COMMISSIONER CROUCH: Second.
CHAIRMAN VINYARD: May I have a roll
call vote on the motion, please?
MS. YOUNG: Yes. Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Forristall.
COMMISSIONER FORRISTALL: Yes.
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PZC - Public Hearing - November 12, 2025
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MS. YOUNG: And Werderich.
COMMISSIONER WERDERICH: Yes.
CHAIRMAN VINYARD: Okay. PZC 2025-12,
the United City of Yorkville, the petitioner, is
requesting rezoning a n approximately 4 .03 acre
parcel located directly north of East Schoolhouse
Road, Illinois Route 126, east of Wing Road, and
south of Illinois Route 7 1 , from the B -3 General
Business District to the P I Public Institutional
District for the development of a south receiving
station building, a standpipe water tower and a
DuPage Water Commission metering building as part
of the City's Lake Michigan water project.
Staff, please present your memo on
the proposed request.
MR. HANSEN: Sure, Mr. Chairman. This,
as you mentioned, the PZC 2025-12 south receiving
station site is on the agenda tonight.
It's a four-acre parcel rezoning for
B -3 General Business District to PI Public
Institutional District located off of Illinois
Route 126, east of Wing Road and south of
Illinois Route 7 1 .
Just some background on the
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PZC - Public Hearing - November 12, 2025
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property. The City recently acquired the parcel
from Restored Church. Prior to the parcel split
the parcel is located in the southwest portion of
this, as you can see on the map on the screen.
The bigger parcel was annexed into
Yorkville in 2008, part of the Windmill Farms
PUD.
Although the City annexed the parcel
and rezoning of the site under a PUD zoning, a
final plat was never recorded to formalize the
PUD and development never commenced.
And in November of 2022 the City
Council approved Restored Church's rezoning
petition which rezoned three parcels of
approximately 33 acres to the B -3 General
Business District.
Part of that was an annexation
agreement as well which removed the three parcels
from the Windmill Farms PUD. I mention that
since the subject parcel is no longer part of the
Windmill Farms PUD, it only requires rezoning.
So for the rezoning request, the use
for the subject property is considered a public
utilities facilities other, which is a permitted
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815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - November 12, 2025
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land use in the P I District.
The purpose of the PI District is to
recognize the public and institutional facilities
providing necessary services to the community.
The City has provided written
responses addressing each of the map amendment
review standards, which will be entered into the
record during the public hearing process. I will
read those later.
For the project overview, there is
three different projects tied into this parcel;
it includes two buildings, one for the south
receiving station building, another for the
DuPage Water Commission metering building, and
the last one is for standpipe, which is a water
tower. There is also going to be a few
impervious surfaces for site access and parking.
The subject project is accessible
via an access point off of East Schoolhouse Road,
otherwise known as Route 1 26, which also serves
Yorkville Hill Landscaping.
The City has provided also the
proposed heights of each building and structures.
The south receiving station building will be
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PZC - Public Hearing - November 12, 2025
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approximately 26 feet tall, the DWC metering
station building will be about 14 feet tall, and
the water tower will be about 138 feet tall to
the top of the tank.
Since this is a request for
rezoning, all the bulk and dimension standards,
appearance, landscaping and all other elements
will be verified during the building permit
review process.
As you guys might have seen in the
packet, there is a few pages showing renderings
of the site, along with a site plan, and then a
few other exhibits just showing what the water
tower and metering and stand -- the other
building will look like.
Also included in the memo is the
property summary information of all the current
zoning of land uses adjacent to the property,
along with the bulk regulations for the PI
District.
Also, the subdivision lot split
process, this parcel was actually split in
October of 2025 after it was cleared by the
Kendall County treasurer's office, and also in
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PZC - Public Hearing - November 12, 2025
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your packet is a plat of survey provided by the
City's engineering consultant, EEI, which is
proposing the lot split into fewer lots, and this
is considered a public tract of land, so no final
plat of subdivision approval is needed.
The zoning administrator, which is
Krysti, can authorize the lot split as part of
the rezoning approval.
And, lastly, regarding the
Comprehensive Plan, the 2016 Comprehensive Plan
calls for this area to be estate conservation
residential.
Since the PI District is
significantly different compared to large lot,
low density residential envisioned for this area,
a Comprehensive Plan amendment would be required,
which would be the institutional land use
category.
Lastly, staff is supportive of this
proposing rezoning, even though it requires an
amendment to the Comp Plan, due to the City's
immediate need for a reliable, long-term water
source, as well as the length of time the land
has remained vacant.
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PZC - Public Hearing - November 12, 2025
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If you have any other questions,
please let me know; otherwise, the final
consideration for this item will be on
December 9 th at the City Council.
CHAIRMAN VINYARD: Very good. Thank
you. Is there anyone present or in Zoomland who
would like to speak?
(No response.)
CHAIRMAN VINYARD: Seeing as there is
none, would the City like to have its responses
to the standards recorded in the public record?
MR. HANSEN: Yes.
CHAIRMAN VINYARD: Very good. All
right. Conclusion of 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?
COMMISSIONER CROUCH: So moved.
COMMISSOINER FORRISTALL: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Werderich.
COMMISSIONER WERDERICH: Aye.
MS. YOUNG: Crouch.
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PZC - Public Hearing - November 12, 2025
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COMMISSIONER CROUCH: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: And Forristall.
COMMISSOINER FORRISTALL: Yes.
CHAIRMAN VINYARD: All right. The
public hearing portion of tonight's meeting is
now closed.
(Which were all the proceedings had
in the public hearing, concluding
at 7 :07 p .m .)
---o 0 o ---
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PZC - Public Hearing - November 12, 2025
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STATE OF ILLINOIS )
) SS:
COUNTY OF LASALLE )
I , CHRISTINE M . VITOSH, a Certified
Shorthand Reporter of the State of Illinois, do
hereby certify:
That the foregoing public hearing
transcript, Pages 1 through 13, was reported
stenographically by me by means of machine
shorthand, was simultaneously reduced to
typewriting via computer-aided transcription
under my personal direction, and constitutes a
true record of the testimony given and the
proceedings had;
That the said public hearing was taken
before me at the time and place specified;
That I am not a relative or employee or
attorney or counsel, nor a relative or employee
of such attorney or counsel for any of the
parties hereto, nor interested directly or
indirectly in the outcome of this action.
I further certify that my certificate
attached hereto applies to the original
transcript and copies thereof signed and
certified under my hand only. I assume no
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PZC - Public Hearing - November 12, 2025
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responsibility for the accuracy of any reproduced
copies not made under my control or direction.
IN WITNESS WHEREOF, I do hereunto set my
hand at Leland, Illinois, this 25th day of
November, 2025.
/s / Christine M . Vitosh
CHRISTINE M . VITOSH,
Illinois C .S .R . Certificate
No. 084-02883
/
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5:16
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13:9
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Church [1] - 6:2
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12:18
COUNTY [1] - 12:2
County [1] - 8:24
CROUCH [4] - 4:14,
4:18, 10:18, 11:1
Crouch [1] - 2:5
crouch [2] - 4:17,
10:24
current [1] - 8:17
D
David [1] - 2:12
December [1] - 10:4
density [1] - 9:15
development [2] -
5:10, 6:11
Development [1] -
2:10
different [2] - 7:11,
9:14
dimension [1] - 8:6
DiNOLFO [1] - 3:2
direction [2] - 12:11,
13:2
directly [2] - 5:6,
12:19
Director [1] - 2:10
District [9] - 5:9, 5:10,
5:20, 5:21, 6:16, 7:1,
7:2, 8:20, 9:13
Drive [1] - 1:17
due [1] - 9:21
DuPage [2] - 5:12,
7:14
during [2] - 7:8, 8:8
DWC [1] - 8:1
E
East [2] - 5:6, 7:19
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - November 12, 2025
1
east [2] - 5:7, 5:22
EEI [1] - 9:2
elements [1] - 8:7
employee [2] - 12:16,
12:17
engineering [1] - 9:2
entered [1] - 7:7
envisioned [1] - 9:15
estate [1] - 9:11
exhibits [1] - 8:13
F
facilities [2] - 6:24, 7:3
Farms [3] - 6:6, 6:19,
6:21
feet [3] - 8:1, 8:2, 8:3
few [3] - 7:16, 8:11,
8:13
fewer [1] - 9:3
final [3] - 6:10, 9:4,
10:2
following [1] - 4:1
follows [1] - 4:4
foregoing [1] - 12:6
formalize [1] - 6:10
Forristall [3] - 2:3,
4:23, 11:6
FORRISTALL [3] -
4:24, 10:19, 11:7
four [1] - 5:19
four-acre [1] - 5:19
G
General [3] - 5:8, 5:20,
6:15
given [1] - 12:12
guys [1] - 8:10
H
hand [2] - 12:24, 13:4
Hansen [1] - 2:12
HANSEN [2] - 5:16,
10:12
HASENBALG [1] - 3:2
hearing [10] - 4:3, 4:6,
4:10, 7:8, 10:14,
10:17, 11:9, 11:12,
12:6, 12:14
HEARING [1] - 1:11
heights [1] - 7:23
hereby [1] - 12:5
hereto [2] - 12:19,
12:22
hereunto [1] - 13:3
Hill [1] - 7:21
I
ILLINOIS [2] - 1:7,
12:1
Illinois [9] - 1:18, 3:4,
5:7, 5:8, 5:21, 5:23,
12:4, 13:4, 13:9
immediate [1] - 9:22
impervious [1] - 7:17
IN [1] - 13:3
included [1] - 8:16
includes [1] - 7:12
indirectly [1] - 12:20
information [1] - 8:17
Institutional [2] - 5:9,
5:21
institutional [2] - 7:3,
9:17
interested [1] - 12:19
item [1] - 10:3
K
Kendall [1] - 8:24
known [1] - 7:20
Krysti [2] - 2:9, 9:7
L
Lake [1] - 5:13
LAMB [1] - 3:3
land [5] - 7:1, 8:18,
9:4, 9:17, 9:23
landscaping [1] - 8:7
Landscaping [1] -
7:21
large [1] - 9:14
LASALLE [1] - 12:2
last [1] - 7:15
lastly [2] - 9:9, 9:19
Leland [1] - 13:4
length [1] - 9:23
LINNANE [2] - 4:20,
11:3
Linnane [3] - 2:4,
4:19, 11:2
located [3] - 5:6, 5:21,
6:3
long-term [1] - 9:22
look [1] - 8:15
low [1] - 9:15
LTD [1] - 3:2
M
machine [1] - 12:8
map [2] - 6:4, 7:6
Marge [1] - 2:4
Marlys [1] - 2:13
means [1] - 12:8
meeting [2] - 4:6, 11:9
MEGAN [1] - 3:3
memo [2] - 5:14, 8:16
Mendez [1] - 2:11
mention [1] - 6:19
mentioned [1] - 5:17
metering [4] - 5:12,
7:14, 8:1, 8:14
Michael [1] - 2:5
Michigan [1] - 5:13
might [1] - 8:10
Minute [1] - 2:13
motion [4] - 4:10,
4:16, 10:16, 10:21
moved [2] - 4:13,
10:18
MR [2] - 5:16, 10:12
MS [11] - 3:3, 4:17,
4:19, 4:21, 4:23, 5:1,
10:22, 10:24, 11:2,
11:4, 11:6
N
Naper [1] - 3:3
Naperville [1] - 3:4
necessary [1] - 7:4
need [1] - 9:22
needed [1] - 9:5
never [2] - 6:10, 6:11
Noble [1] - 2:9
none [1] - 10:10
North [1] - 3:3
north [1] - 5:6
November [3] - 1:21,
6:12, 13:5
number [1] - 4:11
O
October [1] - 8:23
OF [3] - 1:6, 12:1, 12:2
office [1] - 8:24
one [3] - 4:5, 7:12,
7:15
open [1] - 4:10
original [1] - 12:22
otherwise [2] - 7:20,
10:2
OTTOSEN [1] - 3:2
outcome [1] - 12:20
overview [1] - 7:10
P
p.m [3] - 1:22, 4:4,
11:13
packet [2] - 8:11, 9:1
Pages [1] - 12:7
pages [1] - 8:11
parcel [10] - 5:6, 5:19,
6:1, 6:2, 6:3, 6:5,
6:8, 6:20, 7:11, 8:22
parcels [2] - 6:14,
6:18
parking [1] - 7:17
part [5] - 5:12, 6:6,
6:17, 6:20, 9:7
parties [1] - 12:19
permit [1] - 8:8
permitted [1] - 6:24
personal [1] - 12:11
petition [3] - 4:11,
6:14, 10:15
petitioner [1] - 5:4
PI [6] - 5:9, 5:20, 7:1,
7:2, 8:19, 9:13
place [1] - 12:15
plan [1] - 8:12
Plan [4] - 9:10, 9:16,
9:21
Planner [2] - 2:11,
2:12
PLANNING [1] - 1:10
plat [3] - 6:10, 9:1, 9:5
point [1] - 7:19
Pointe [1] - 1:17
portion [2] - 6:3, 11:9
Prairie [1] - 1:17
present [2] - 5:14,
10:6
PRESENT [2] - 2:1,
2:8
proceedings [3] - 4:2,
11:11, 12:13
process [3] - 7:8, 8:9,
8:22
project [3] - 5:13,
7:10, 7:18
projects [1] - 7:11
property [4] - 6:1,
6:23, 8:17, 8:18
proposed [2] - 5:15,
7:23
proposing [2] - 9:3,
9:20
provided [3] - 7:5,
7:22, 9:1
providing [1] - 7:4
public [15] - 4:3, 4:5,
4:10, 6:23, 7:3, 7:8,
9:4, 10:11, 10:14,
10:15, 10:17, 11:9,
11:12, 12:6, 12:14
PUBLIC [1] - 1:11
Public [2] - 5:9, 5:20
PUD [5] - 6:7, 6:9,
6:11, 6:19, 6:21
purpose [1] - 7:2
PZC [4] - 4:6, 4:11,
5:3, 5:17
Q
questions [1] - 10:1
R
read [1] - 7:9
receiving [5] - 4:12,
5:10, 5:17, 7:13,
7:24
recently [1] - 6:1
recognize [1] - 7:3
record [3] - 7:8, 10:11,
12:12
recorded [2] - 6:10,
10:11
reduced [1] - 12:9
regarding [2] - 9:9,
10:15
regulations [1] - 8:19
relative [2] - 12:16,
12:17
reliable [1] - 9:22
remained [1] - 9:24
removed [1] - 6:18
renderings [1] - 8:11
reported [1] - 12:7
Reporter [1] - 12:4
reproduced [1] - 13:1
request [3] - 5:15,
6:22, 8:5
requesting [1] - 5:5
required [1] - 9:16
requires [2] - 6:21,
9:20
residential [2] - 9:12,
9:15
response [2] - 4:8,
10:8
responses [2] - 7:6,
10:10
responsibility [1] -
13:1
Restored [2] - 6:2,
6:13
review [2] - 7:7, 8:9
rezoned [1] - 6:14
rezoning [9] - 5:5,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - November 12, 2025
2
5:19, 6:9, 6:13, 6:21,
6:22, 8:6, 9:8, 9:20
Rich [1] - 2:2
Road [4] - 5:7, 5:22,
7:19
roll [2] - 4:15, 10:20
Route [5] - 5:7, 5:8,
5:22, 5:23, 7:20
Ryan [1] - 2:3
S
Sara [1] - 2:11
scheduled [1] - 4:6
Schoolhouse [2] -
5:6, 7:19
screen [1] - 6:4
second [2] - 4:14,
10:19
see [1] - 6:4
seeing [1] - 10:9
Senior [2] - 2:11, 2:12
serves [1] - 7:20
services [1] - 7:4
session [1] - 4:12
set [1] - 13:3
Shorthand [1] - 12:4
shorthand [1] - 12:9
showing [2] - 8:11,
8:13
signed [1] - 12:23
significantly [1] - 9:14
simultaneously [1] -
12:9
site [5] - 5:18, 6:9,
7:17, 8:12
source [1] - 9:23
south [7] - 4:12, 5:8,
5:10, 5:17, 5:22,
7:12, 7:24
southwest [1] - 6:3
specified [1] - 12:15
split [5] - 6:2, 8:21,
8:22, 9:3, 9:7
SS [1] - 12:1
staff [2] - 5:14, 9:19
stand [1] - 8:14
standards [3] - 7:7,
8:6, 10:11
standpipe [2] - 5:11,
7:15
STATE [1] - 12:1
State [1] - 12:4
station [5] - 5:11,
5:18, 7:13, 7:24, 8:2
stenographically [1] -
12:8
structures [1] - 7:23
subdivision [2] - 8:21,
9:5
subject [3] - 6:20,
6:23, 7:18
Suite [1] - 3:3
summary [1] - 8:17
supportive [1] - 9:19
surfaces [1] - 7:17
survey [1] - 9:1
T
Taker [1] - 2:13
tall [3] - 8:1, 8:2, 8:3
tank [1] - 8:4
term [1] - 9:22
testimony [3] - 10:15,
10:17, 12:12
thereof [1] - 12:23
three [3] - 6:14, 6:18,
7:11
tied [1] - 7:11
tonight [1] - 5:18
tonight's [2] - 4:6,
11:9
top [1] - 8:4
tower [4] - 5:11, 7:16,
8:3, 8:14
tract [1] - 9:4
transcript [2] - 12:7,
12:23
transcription [1] -
12:10
treasurer's [1] - 8:24
true [1] - 12:12
two [1] - 7:12
typewriting [1] - 12:10
U
under [4] - 6:9, 12:11,
12:24, 13:2
UNITED [1] - 1:6
United [3] - 3:5, 4:11,
5:4
uses [1] - 8:18
utilities [1] - 6:24
V
vacant [1] - 9:24
verified [1] - 8:8
via [2] - 7:19, 12:10
Vinyard [3] - 2:2, 4:21,
11:4
VINYARD [11] - 4:5,
4:9, 4:15, 4:22, 5:3,
10:5, 10:9, 10:13,
10:20, 11:5, 11:8
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - November 12, 2025
3
VITOSH [2] - 12:3,
13:9
Vitosh [1] - 13:8
vote [2] - 4:16, 10:20
W
Wally [1] - 2:6
water [6] - 5:11, 5:13,
7:15, 8:3, 8:13, 9:22
Water [2] - 5:12, 7:14
Wednesday [1] - 1:21
WERDERICH [3] -
4:13, 5:2, 10:23
Werderich [3] - 2:6,
5:1, 10:22
WHEREOF [1] - 13:3
WHEREUPON [1] -
4:1
Windmill [3] - 6:6,
6:19, 6:21
Wing [2] - 5:7, 5:22
wishes [1] - 4:7
WITNESS [1] - 13:3
written [1] - 7:5
Y
YORKVILLE [2] - 1:6,
1:7
Yorkville [6] - 1:18,
3:6, 4:12, 5:4, 6:6,
7:21
YOUNG [10] - 4:17,
4:19, 4:21, 4:23, 5:1,
10:22, 10:24, 11:2,
11:4, 11:6
Young [1] - 2:13
Z
zoning [3] - 6:9, 8:18,
9:6
ZONING [1] - 1:10
Zoomland [1] - 10:6
1
SUMMARY:
An application for rezoning has been submitted by Matt Gilbert, on behalf of Green Door
Capital, to the United City of Yorkville, Kendall County, Illinois. The request seeks to rezone three (3)
parcels totaling approximately 130-acres into two (2) separate zoning districts. The two (2) western
parcels (PINS #02-18-200-004 and #02-17-100-004) totaling approximately 91-acres are proposed to be
rezoned from the R-4 General Multi-Family Residence District to the M-2 General Manufacturing
District for a future data center or other specified land uses. While the one (1) eastern parcel (PIN #02-17-
100-010) totaling approximately 37-acres, is proposed to be rezoned from the R-4 General Multi-Family
Residence District to the A-1 Agricultural District and remain an agricultural land use.
The three (3) subject parcels are generally located south of Corneils Road and east of Beecher
Road, as depicted in the aerial map below.
Memorandum
To: Planning and Zoning Committee
From: Sara Mendez, Senior Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
David Hansen, Senior Planner
Date: January 6, 2026
Subject: PZC 2025-13 Meyer
Proposed Rezoning Request for Future Data Center
2
PROPERTY BACKGROUND:
The subject property consists of approximately 130-acres, including parcels #02-18-200-004,
#02-17-100-004, and #02-17-100-010. The three (3) subject parcels were annexed into Yorkville and
rezoned as M-1 Limited Manufacturing District in 2000, through Ordinances 2000-41 and 2000-42. In
2005, an amendment was made to the ordinances mentioned above as the three (3) subject parcels were
rezoned to R-4 PUD General Multi-Family Residence District, as part of the Westbury South Village,
through Ordinance 2005-69.
This rezoning was initiated by the property owner due to a lack of interest from industrial users.
Additionally, the property owner to the east of the subject parcels had successfully rezoned their land
from M-1 Limited Manufacturing District to R-2 PUD Single-Family Traditional Residence District for
the future development of the Caledonia subdivision. In response to the growing trend of residential
zoning in the area, the property owner determined that R-4 zoning was more appropriate and consistent
with surrounding development patterns. A preliminary Planned Unit Development (PUD) plan for
Westbury South Village was subsequently approved in 2006 through Ordinance 2006-33 however the
development was never constructed.
REZONING REQUEST:
The petitioner is requesting rezoning for the two (2) western parcels (PINS #02-18-200-004 and
#02-17-100-004) from R-4 General Multi-Family Residence District to M-2 General Manufacturing
District to accommodate the future development of a proposed data center or other specified land uses.
Additionally, the one (1) eastern parcel (PIN #02-17-100-010) is proposed to be rezoned from R-4
General Multi-Family Residence District to the A-1 Agricultural District. The eastern parcel will remain
an agricultural land use, if rezoned to the A-1 district.
Data centers are facilities that house networked computers, storage systems, and computing
infrastructure, enabling organizations to collect, process, store, and distribute data. This rezoning aligns
with the recent trend of annexation and/or rezoning within the northeast quadrant of Eldamain Road and
US Route 34 in the City to the M-2 zoning district for potential data center developments.
According to Section 10-3-6-F of the Yorkville Unified Development Ordinance (UDO), the M-2
General Manufacturing District is intended for manufacturing, industrial, and related uses that may
produce more significant off-site impacts compared to the M-1 Limited Manufacturing District. This
district is designed to ensure compatibility between industrial uses and nearby residential or commercial
areas, while minimizing off-site impacts such as noise, traffic, and visual disturbances. According to
Section 10-3-7 of the UDO, the A-1 Agricultural District is intended to accommodate areas where the
conditions are best suited for agricultural pursuits.
As outlined in Table 10-3-12(B) of the UDO, data centers are permitted land uses within the M-2
District. Additionally, agricultural uses are permitted in the A-1 district. The UDO includes specific
rezoning standards that must be reviewed by all recommending bodies. The petitioner has provided
responses addressing each of these standards in their application.
To evaluate the potential impact of the proposed rezoning and future use of the property, staff has
prepared the following chart summarizing the current zoning and land uses of the surrounding area:
Zoning Land Use
North A-1 Agricultural District – Special Use Farmland (Corneils Road Solar Farm)
3
BULK REGULATIONS:
Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following are the current M-2
General Business District, A-1 Agricultural District and R-4 General Multi-Family Residence District
standards:
M-2 Zoning
Regulations
A-1 Zoning
Regulations
R-4 Zoning
Regulations
Min. Lot Area N/A N/A 15,000 sq. ft./5,000 sq. ft.
(min. lot size per DU)
Front Yard
Setback 25 feet
100 feet (200 feet
along Illinois Route
34,47,71,126)
30 feet
Rear Yard
Setback N/A N/A 40 feet
Side Yard
Setback
Min. 10% of lot
width/Max. 20 feet 50 feet 12 feet or 60% of building
height
Corner Yard
Setback
Min. 10% of lot
width/Max. 20 feet 50 feet 20 feet
Max. Lot
Coverage 85% N/A 70%
Max. Building
Height N/A
80 feet
building/30 feet
dwelling
80 feet
building/40
feet
dwelling
ENERGY INDUSTRIAL STANDARDS:
In June 2025, the City approved an amendment to Section 10-4-10 Energy Industrial Standards in
the Unified Development Ordinance, establishing development regulations specific to data centers. This
section outlines requirements related to landscape buffering, building separation, maximum height, noise
study and noise mitigation, operational testing, nuclear energy, phasing plan, fencing, lighting and
photometric, traffic management plan, battery storage, emergency operations plan, building code
enhanced standards, and appearance standards.
Any future development plans must comply with all applicable standards set forth in Section 10-
4-10 of the Unified Development Ordinance
East B-2 Mixed-Use Business District
R-2 Single-Family Traditional Residence District
Farmland
Caledonia
South
Burlington Northern Santa Fe (BNSF) Railroad
A-1 Agricultural District – Special Use
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
M-2 General Manufacturing District
Transportation Land Use
Farmland (New Leaf Energy Solar Farm)
Farmland
Farmland (Unit 3 Whispering Meadows)
Cyrus One (Data Center)
West
A-1 Agricultural District (Kendall County)
M-1/M-2 Limited/General Manufacturing
M-2 General Manufacturing District
ComEd Substation/Transfer Station – Utility Use
Bright Farms
Farmland (Green Door – approved for data center)
4
PROPOSED CONDITIONS FOR REZONING:
Below are proposed conditions for rezoning staff recommends related to the proposed future data
center development which is consistent with provisions required for recently approved similarly situated
data center projects. These recommendations will be considered a condition to the rezoning request:
1. REZONING ORDINANCE -
Given the subject parcel’s proximity to the Caledonia subdivision development and its general
location along an industrial corridor that includes a recently approved annexation and Planned Unit
Development for a data center project (Project Cardinal), previously approved rezonings for future data
centers, and the Bright Farms facility, staff recommends that the rezoning ordinance include a condition
requiring consideration of restrictions on future manufacturing uses within the M-2 District if a data
center campus is not developed on the site.
Should a data center user not develop on the two (2) western parcels, staff recommends only the
following M-2 General Manufacturing land uses be permitted on the subject property per Table 10-3-
12(B) of the Unified Development Ordinance:
1. Agricultural – defined as “The employment of land for the primary purpose of raising,
harvesting, and selling crops, or feeding (including grazing), breeding, managing, selling, or
producing livestock, poultry, furbearing animals, or honeybees, or by dairying and the sale of
dairy products, by any other horticultural, floricultural or viticulture use, by animal
husbandry, or by any combination thereof. It also includes the current employment of land for
the primary purpose of obtaining a profit by stabling or training equines including, but not
limited to, providing riding lessons, training clinics and schooling shows.”
2. Automobile sales and services (enclosed) – defined as “An establishment engaged in the
sale of automobiles where all operations take place entirely within an enclosed showroom in
a primary building.”
3. Bakery (wholesale) – defined as “a bakery in which there is permitted the production and/or
wholesaling of baked goods, excluding retail bakery.”
4. Building material sales – defined as “establishments or places of business primarily engaged
in retail or wholesale sale, from the premises, of materials used in the construction of
buildings or other structures.”
5. Data Center – defined as “A facility comprised of networked computers, storage systems,
and computing infrastructure which organizations use to assemble, process, store and
disseminate data. Cryptocurrency centers, which use networked computers, storage systems,
and computing infrastructure to manage the flow of digital or virtual currencies, shall be
included in the definition.”
6. Nursery/greenhouse – defined as “Retail business whose principal activity is the selling of
plants and having outdoor storage, growing and/or display of plants.”
7. Research laboratories – defined as “A building or group of buildings in which are located
facilities for scientific research, investigation, testing or experimentation, but not facilities for
the manufacture or sale of products, except as incidental to the main purpose of the
laboratory.”
8. Recreational vehicle sales and services – defined as “An establishment engaged in the sale
of recreational vehicles, including motorhomes and pickup campers, travel trailers, tent
trailers, and similar vehicles that are designed and constructed for permit sleeping or
housekeeping in an outdoor or a showroom enclosed in a primary building.”
9. Storage, single-building climate controlled – defined as “A facility consisting of a single
building where individual self-contained units are leased or rented to the general public for
5
dead storage and where the individual storage units are accessed from the interior of the
building.”
10. Refrigerated Warehouse (Cold Storage) – defined as “A facility which is artificially or
mechanically cooled in order to maintain the integrity and quality of perishable goods.”
The above identified limited permitted uses shall be in effect for the term of the agreement, twenty
(20) years, if no development occurs.
Considering the subject property proposed for
rezoning is located within a predominately
industrial corridor, the list of permitted land uses
slightly differs from recently approved rezoning
entitlements. These include projects like the
Hamman-Kelaka property, located south of Faxon
Road and west of Iroquois Lane, and the Daniels
(south) property, located north of US Route 34,
west of Beecher Road, and east of Eldamain Road,
as shown in the Data Center Project Map to the
right.
The difference in permitted uses is a result of
the Hamman-Kelaka and Daniels (south) properties
being situated along a commercial corridor,
specifically US Route 34. Both the Hamman-
Kelaka and Daniels (south) annexation agreements
allow additional commercial-oriented uses such as
brewery/winery/distillery, microdistillery,
microbrewery/microwinery, retail store, general –
less than one (1) acre, retail store, general – greater
than one (1) acre, medical clinic/office, and a
treatment center, which staff does not believe would
be appropriate land uses in this location.
As mentioned, the Hamman-Kelaka and
Daniels (south) properties were annexed into the
City and each have annexation agreements. In
contrast, the subject parcels are already within City
limits and would have language that limits the list
of permitted land uses in the rezoning ordinance.
PRELIMINARY SITE PLAN:
The petitioner has included a preliminary site plan (see following page) should a data center end
user choose to locate on the 91-acre western parcels, demonstrating that the potential use could meet the
Energy Industrial Standards in Section 10-4-10 of the Unified Development Ordinance. This plan is for
illustrative purposes only and has not been reviewed as an in-depth plan submittal. However, we note that
the general provisions for a data center development could be met on this site.
6
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan Update designates these
parcels as “Suburban Neighborhood (SN)” which is designated
primarily for single-family detached residential homes.
However, the Comprehensive Plan also states “while he land
use map should guide future land use and development and
zoning decisions, it is also meant to be adjusted and changed
when circumstances warrant a change in planning direction in a
given area of the City.”
Due to the recent trend in rezoning and development in
the area, the Cyrus One future data center campus to the north,
Project Steel and Project Cardinal requested annexation,
rezoning, and PUD to the north/west, the Kelaka properties
approved annexation and/or rezoning to M-2 to the south/west,
and the DMYF, LLLP project approved for rezoning to the
south of the subject parcels, staff supports the proposed M-2
General Manufacturing District zoning for a future data center
campus development only if approved with the stated conditions.
While the proposed A-1 Agricultural District zoning is not consistent with the 2016
Comprehensive Plan’s future land use designation for the eastern parcel, the proposed use does align with
the surrounding farmland and with the Plan’s designation of the properties to the north as an “Agricultural
Zone.”
If approved for rezoning, the City will initiate an amendment to the Comprehensive Plan to
reflect the new M-2 General Manufacturing zoning district and A-1 Agricultural District. The two (2)
western parcels (PINS #02-18-200-004 and #02-17-100-004) future land use designation will be revised
from “Suburban Neighborhoods (SN)” to “General Industrial (GI)”. While the one (1) eastern parcel’s
7
(PIN #02-17-100-010) future land use designation will be revised from “Suburban Neighborhoods (SN)”
to “Agricultural Zone (AZ)”.
COMMUNITY MEETING:
Section 10-8-12-C-1-a of the Unified Development Ordinance states a community meeting of
area/neighborhood property owners, explaining the proposed rezoning conducted by the petitioner at their
own expense and at a location of their choosing may be required as a recommendation from the Plan
Council prior to the Planning and Zoning Commission public hearing date.
Given the subject parcels proximity to the Caledonia subdivision, staff recommended the
petitioner reach out to the homeowners’ associations (HOA) regarding the proposed future land use of the
subject property prior to the Planning and Zoning Commission public hearing. The petitioner has
informed staff they have scheduled a community meeting with representatives of the HOAs and residents
on January 7, 2026. At the time of this memo, that meeting has not occurred, therefore the petitioner will
provide an update on the outcome of their discussion at the PZC public hearing.
MAP AMENDMENT REVIEW STANDARDS:
Per Section 10-8-12 of the Yorkville Unified Development Ordinance, Map Amendments may
be proposed by the subject property owner, the Mayor and City Council, the Planning and Zoning
Commission, Zoning Administrator, or another City official.
Map Amendment Review Standards. The Planning and Zoning Commission shall make findings of fact
regarding Map Amendments based upon the following standards:
1. The proposed Map Amendment is consistent with the Comprehensive Plan and the purposes of
this UDO.
2. The proposed Map Amendment is compatible with the existing and planned uses and zoning
of nearby properties.
3. The subject property is suitable for the purposes of the proposed zoning district.
4. The proposed Map Amendment will not result in an individual parcel zoned in one zoning
district that is not shared by any adjacent parcels.
5. The proposed parcel(s) to be rezoned shall meet the minimum frontage and area requirements
of the requested zoning district as specified in Section 10-3-9(A), unless otherwise granted
relief as specified in Section 10-8-9. Variations.
6. The community need for the proposed use, and
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.
STAFF COMMENTS:
Staff is generally supportive of the rezoning requests due to the additional restrictions on
permitted land uses as outlined in the draft rezoning ordinance, should the property not develop as a data
center and that the eastern parcel (PIN #02-17-100-010), which is closest to the Caledonia subdivision, be
rezoned to the A-1 Agricultural District. Given the subject property’s location within the northeast
quadrant of Eldamain Road and U.S. Route 34, the rezoning request is consistent with the recent trend of
annexation and/or rezoning requests in the area, as illustrated in the Data Center Project Map above.
8
Additionally, rezoning the eastern parcel to the A-1 Agricultural District would serve to provide a buffer
between any potential data center development and the Caledonia subdivision.
The request is tentatively scheduled for a final vote at the February 10, 2026 City Council
meeting.
PROPOSED MOTIONS:
REZONING PARCELS #02-18-200-004 and #02-17-100-004
In consideration of testimony presented during a Public Hearing on January 14, 2026, and discussion
of finding of fact, the Planning and Zoning Commission recommends approval to the City Council a
request for rezoning from R-4 General Multi-Family Residence District to the M-2 General
Manufacturing District of a proposed future data center, for two (2) parcels totaling approximately 91-
acres and generally located south of Corneils Road and east of Beecher Road, subject to {insert any
additional conditions of the Planning and Zoning Commission}…
REZONING PARCEL #02-17-100-010
In consideration of testimony presented during a Public Hearing on January 14, 2026, and discussion
of finding of fact, the Planning and Zoning Commission recommends approval to the City Council a
request for rezoning from R-4 General Multi-Family Residence District to the A-1 Agricultural
District, for one (1) parcel totaling approximately 37-acres and generally located south of Corneils
Road and east of Beecher Road, subject to {insert any additional conditions of the Planning and
Zoning Commission}…
ATTACHMENTS:
1. Draft Rezoning Ordinance
2. Rezoning Application
3. Legal Description
4. Proposed Site Plan
5. Public Hearing Notice - Rezoning
6. Plan Council memo dated August 19, 2025
7. Objection Letter
8. Objection Email dated 01.07.26
Ordinance No. 2025-____
Page 1
Ordinance No. 2026-________
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,
APPROVING THE REZONING OF CERTAIN TERRITORY LOCATED SOUTH OF
CORNEILS ROAD AND EAST OF BEECHER ROAD
WHEREAS, the United City of Yorkville, Kendall County, Illinois (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, Green Door Capital Investments, LLC, an Illinois limited liability limited
partnership (“Applicant”) owns approximately 130 acres of land located generally south of Corneils
Road and east of Beecher Road and comprised of three parcels within the corporate limits of the
City, all of which is legally described in Section 2 and as shown on Exhibit A, attached hereto and
made a part hereof (the “Subject Property”); and
WHEREAS, the Subject Property is currently classified in the R-4 General Multi-Family
Residence Zoning District; and
WHEREAS, the Applicant desires to rezone the two western-most parcels, identified by
PINs 02-18-200-004 and 02-17-100-004 and approximately 91 acres in size, (the “Western
Parcels”) into the M-2 General Manufacturing District; and
WHEREAS, the Applicant desires to rezone the eastern-most parcel, identified by PIN
02-17-100-010 and approximately 37 acres in size, (the “Eastern Parcel”) into the A-1
Agricultural District; and
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on January 14, 2026, to consider the rezoning after publication of notice and notice to property
owners within five hundred (500) feet of the Subject Property; and
Ordinance No. 2025-____
Page 2
WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in
Section 10-8-12 of the City’s Unified Development Ordinance and made findings of fact and
recommended approval of the rezoning request to the Mayor and City Council (“Corporate
Authorities”); and
WHEREAS, the Planning and Zoning Commission recommend rezoning the Western
Parcels to M-2 General Manufacturing District, so long as the use of the Subject Property is
restricted to M-2 uses that align with other surrounding property uses, and providing that the
Subject Property’s designation as a M-2 General Manufacturing District shall sunset if no
development occurs within a 20-year period; and
WHEREAS, the Corporate Authorities have received and considered the recommendation
of the Planning and Zoning Commission.
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 Planning and Zoning Commission recommended approval of this
rezoning request after making certain findings of fact, which are attached hereto as Exhibit B.
Section 3. That, subject to Sections 4 and 6 of this Ordinance, the Corporate Authorities
hereby approve the rezoning of the Subject Property, legally described as:
THAT PART OF THE NORTHWEST 1/4 OF SECTION 17 AND THE EAST 1/2 OF THE
NORTHEAST 1/4 OF SECTION 18, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SAID EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 18,
THENCE SOUTH 0 DEGREES, 22 MINUTES, 35 SECONDS EAST ALONG THE WEST LINE
OF SAID EAST 1/2 OF THE NORTHEAST 1/4 1668.70 FEET TO THE NORTH LINE OF
PROPERTY CONVEYED TO THE COMMONWEALTH EDISON COMPANY BY
WARRANTY DEED RECORDED FEBRUARY 28, 1972 AS DOCUMENT 72-892, THENCE
NORTH 88 DEGREES, 22 MINUTES, 03 SECONDS EAST ALONG SAID NORTH LINE,
2865.87 FEET TO THE NORTHEAST CORNER OF SAID THE COMMONWEALTH EDISON
COMPANY PROPERTY, THENCE SOUTH 00 DEGREES, 22 MINUTES, 56 SECONDS
Ordinance No. 2025-____
Page 3
EAST ALONG THE EAST LINE OF SAID THE COMMONWEALTH EDISON COMPANY
PROPERTY, 975.25 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID NORTHWEST
1/4 OF SECTION 17, THENCE NORTH 88 DEGREES, 20 MINUTES, 43 SECONDS EAST
ALONG SAID SOUTH LINE 458.62 FEET, MORE OR LESS, TO THE EAST LINE OF THE
WEST 1/2 OF THE SOUTHEAST 1/4 OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE
NORTH 00 DEGREES, 23 MINUTES, 10 SECONDS WEST ALONG THE EAST LINE OF
THE WEST 1/2 OF THE EAST 1/2 OF SAID NORTHWEST 1/4, 1543.12 FEET, THENCE
NORTH 88 DEGREES, 07 MINUTES, 57 SECONDS EAST 663.59 FEET, MORE OR LESS,
TO THE EAST LINE OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE NORTH 00
DEGREES, 23 MINUTES, 23 SECONDS WEST ALONG THE EAST LINE OF SAID
NORTHWEST 1/4 1104.36 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF
SAID NORTHWEST 1/4 OF SECTION 17, THENCE SOUTH 87 DEGREES, 58 MINUTES, 50
SECONDS WEST ALONG THE NORTH LINE OF SAID SECTION 17, 1353.09 FEET,
THENCE SOUTH 7 DEGREES, 53 MINUTES, 22 SECONDS EAST 291.72 FEET TO A POINT
ON THE PROLONGATION SOUTHEASTERLY OF THE CENTER LINE OF CORNEILS
ROAD, THENCE NORTH 85 DEGREES, 28 MINUTES, 45 SECONDS WEST ALONG SAID
PROLONGATION AND SAID CENTER LINE OF CORNEILS ROAD, 2681.33 FEET, MORE
OR LESS, TO THE POINT OF BEGINNING (EXCEPT THAT PART DESCRIBED AS
FOLLOWS: THAT PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHWEST 1/4,
THENCE SOUTH 88 DEGREES, 28 MINUTES, 22 SECONDS WEST ALONG THE NORTH
LINE OF SAID NORTHWEST 1/4, 1091.77 FEET FOR A POINT OF BEGINNING, THENCE
SOUTH 88 DEGREES, 28 MINUTES, 22 SECONDS WEST ALONG SAID NORTH LINE
261.32 FEET, THENCE SOUTH 07 DEGREES, 23 MINUTES, 50 SECONDS EAST, 291.32
FEET, THENCE NORTH 37 DEGREES, 05 MINUTES, 47 SECONDS EAST, 370 92 FEET TO
THE POINT OF BEGINNING), IN THE CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS.
AND ALSO EXCEPTING THEREFROM: THE NORTH 645.0 FEET OF THE EAST 559.98
FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHEAST
CORNER OF SAID NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, ALL IN THE CITY OF YORKVILLE,
KENDALL COUNTY, ILLINOIS.
AND ALSO EXCEPTING THEREFROM: THE NORTH 990.79 FEET OF THE EAST 630.00
FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHWEST
1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL
MERIDIAN, EXCEPTING THEREFROM THE NORTH 645.0 FEET OF THE EAST 559.98
FEET (AS MEASURED ALONG SAID NORTH AND EAST LINES) OF SAID NORTHWEST
1/4, ALL IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
with Property Index Numbers 02-18-200-004 and 02-27-100-004 into the M-2 General
Manufacturing Zoning District.
Ordinance No. 2025-____
Page 4
Section 4: Rezoning of the Western Parcels is subject to the following conditions:
(a) Only the following M-2 General Manufacturing District uses shall be permitted on the
Western Parcels:
Automobile sales and services (enclosed); Bakery (wholesale); Building material sale;
Nursery/greenhouse; Research laboratories; Recreational vehicle sales and services;
Storage, single-building climate controlled; Refrigerated Warehouse (Cold Storage);
Agricultural; Data center.
(b) Upon rezoning to M-2, Developer is permitted to continue to use the Subject Property
for agricultural purposes.
(c) No residential buildings may be constructed on the Eastern Parcel within 500’ (five
hundred feet) of the Western Parcels.
Section 5: That the Corporate Authorities hereby approve the rezoning of the Eastern
Parcel, legally described as:
THAT PART OF THE NORTHWEST 1/4 OF SECTION 17 AND THE EAST 1/2 OF THE
NORTHEAST 1/4 OF SECTION 18, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SAID EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 18,
THENCE SOUTH 0 DEGREES, 22 MINUTES, 35 SECONDS EAST ALONG THE WEST LINE
OF SAID EAST 1/2 OF THE NORTHEAST 1/4 1668.70 FEET TO THE NORTH LINE OF
PROPERTY CONVEYED TO THE COMMONWEALTH EDISON COMPANY BY
WARRANTY DEED RECORDED FEBRUARY 28, 1972 AS DOCUMENT 72-892, THENCE
NORTH 88 DEGREES, 22 MINUTES, 03 SECONDS EAST ALONG SAID NORTH LINE,
2865.87 FEET TO THE NORTHEAST CORNER OF SAID THE COMMONWEALTH EDISON
COMPANY PROPERTY, THENCE SOUTH 00 DEGREES, 22 MINUTES, 56 SECONDS
EAST ALONG THE EAST LINE OF SAID THE COMMONWEALTH EDISON COMPANY
PROPERTY, 975.25 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID NORTHWEST
1/4 OF SECTION 17, THENCE NORTH 88 DEGREES, 20 MINUTES, 43 SECONDS EAST
ALONG SAID SOUTH LINE 458.62 FEET, MORE OR LESS, TO THE EAST LINE OF THE
WEST 1/2 OF THE SOUTHEAST 1/4 OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE
NORTH 00 DEGREES, 23 MINUTES, 10 SECONDS WEST ALONG THE EAST LINE OF
THE WEST 1/2 OF THE EAST 1/2 OF SAID NORTHWEST 1/4, 1543.12 FEET, THENCE
NORTH 88 DEGREES, 07 MINUTES, 57 SECONDS EAST 663.59 FEET, MORE OR LESS,
TO THE EAST LINE OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE NORTH 00
DEGREES, 23 MINUTES, 23 SECONDS WEST ALONG THE EAST LINE OF SAID
NORTHWEST 1/4 1104.36 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF
Ordinance No. 2025-____
Page 5
SAID NORTHWEST 1/4 OF SECTION 17, THENCE SOUTH 87 DEGREES, 58 MINUTES, 50
SECONDS WEST ALONG THE NORTH LINE OF SAID SECTION 17, 1353.09 FEET,
THENCE SOUTH 7 DEGREES, 53 MINUTES, 22 SECONDS EAST 291.72 FEET TO A POINT
ON THE PROLONGATION SOUTHEASTERLY OF THE CENTER LINE OF CORNEILS
ROAD, THENCE NORTH 85 DEGREES, 28 MINUTES, 45 SECONDS WEST ALONG SAID
PROLONGATION AND SAID CENTER LINE OF CORNEILS ROAD, 2681.33 FEET, MORE
OR LESS, TO THE POINT OF BEGINNING (EXCEPT THAT PART DESCRIBED AS
FOLLOWS: THAT PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHWEST 1/4,
THENCE SOUTH 88 DEGREES, 28 MINUTES, 22 SECONDS WEST ALONG THE NORTH
LINE OF SAID NORTHWEST 1/4, 1091.77 FEET FOR A POINT OF BEGINNING, THENCE
SOUTH 88 DEGREES, 28 MINUTES, 22 SECONDS WEST ALONG SAID NORTH LINE
261.32 FEET, THENCE SOUTH 07 DEGREES, 23 MINUTES, 50 SECONDS EAST, 291.32
FEET, THENCE NORTH 37 DEGREES, 05 MINUTES, 47 SECONDS EAST, 370 92 FEET TO
THE POINT OF BEGINNING), IN THE CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS.
AND ALSO EXCEPTING THEREFROM: THE NORTH 645.0 FEET OF THE EAST 559.98
FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHEAST
CORNER OF SAID NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, ALL IN THE CITY OF YORKVILLE,
KENDALL COUNTY, ILLINOIS.
AND ALSO EXCEPTING THEREFROM: THE NORTH 990.79 FEET OF THE EAST 630.00
FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHWEST
1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL
MERIDIAN, EXCEPTING THEREFROM THE NORTH 645.0 FEET OF THE EAST 559.98
FEET (AS MEASURED ALONG SAID NORTH AND EAST LINES) OF SAID NORTHWEST
1/4, ALL IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
with Property Index Number 02-17-100-010 into the A-1 Agricultural Zoning District.
Section 6: Should the Western Parcels not be developed within 20 years of the approval of
this Ordinance, the zoning designation on the Subject Property shall revert to R-4 General Multi-
Family Residence use.
Section 7: That this Ordinance shall be in full force and effect upon its passage, approval
and publication as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
______ day of _______________, 2026.
Ordinance No. 2025-____
Page 6
KEN KOCH _________ DAN TRANSIER _________
ARDEN JOE PLOCHER _________ CRAIG SOLING _________
CHRIS FUNKHOUSER _________ MATT MAREK _________
RUSTY HYETT _________ RUSTY CORNEILS _________
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
______ day of _______________, 2026.
______________________________
Mayor
Attest:
___________________________
City Clerk
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSERezoning is a type of map amendment which allows for the reclassification of a property’s zoning district. A request for rezoning must not be arbitrar y. There are several land use factors which are considered during the review process for a rezoning request including the suitability of surrounding land uses and zoning districts, local development trends, potential traffic impacts, and the overall public health and safety of the community.
This packet explains the process to successfully submit and complete an Application for Rezoning. It includes a detailed description of the process, outlines required submittal materials, and contains the application for rezoning.
For a complete explanation of what is legally required throughout the Special Use process, please refer to “Title 10, Chapter 8, Section 12: Map Amendments” of the Yorkville, Illinois Unified Development Ordinance.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the property in Microsoft Word.
Three (3) copies each of the exhibits, proposed drawings, location map, and site plan. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once a submitted and complete application is received, Community Development staff will provide a tentative schedule of meetings as well as all needed documents for the process.
This step is dependent on the complexity of the request and may be skipped at the discretion of staff.The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed plan to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their request at a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No rezoning request shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance.
The petitioner is responsible for sending certified public hearing notices to adjacent property owners within five hundred (500) feet of the subject property no less than fifteen (15) days and no more than thirty (30) days prior to the public hearing date. The public hearing notice will be drafted by the City as well aspublished in a local newspaper. Additionally, a public hearing notice sign must be placed on the propertyno less than fifteen (15) days prior to the public hearing.
A certified affidavit must be filed by the petitioner with the Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notified. The Certified Mailing Affidavit form is attached to this document.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the special use will be considered. City Council will make the final approval of the special use. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SUMMARY OF RESPONSIBILITIES
Below is a summary breakdown of what will be required by the petitioner and what will be completed by the City:
Detailed Schedule After Complete Submission
Public Hearing Notice Language
Posting of the Public Notice in a Local Newspaper
Public Hearing Sign Application
Draft Ordinance & Signatures for RecordingPETITIONERCITY STAFFSigned and Notarized Application
Required Plans, Exhibits, and Fees
Certified Mailing of Public Notice
Posting Public Hearing Sign(s)
Signed Certified Affidavit of Mailings
Attendance at All Meetings
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
•The applicant has been notified of such deficiencies and has not responded or provided a time line for completing theapplication within ninety (90) days from the time of notification.
•The applicant has not responded in writing to a request for information or documentation from the initial planning andzoning commission review within six (6) months from the date of that request.
•The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and feeswithin ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011 and Section 10-8-2: General Application Requirements)
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
Su M Tu W Th F Sa
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
City CouncilPlanning & Zoning CommissionPublic HearingEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Public Notice Mailing WindowMeeting Date Updated Materials Submitted for Meeting
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE HOW THE MAP AMENDMENT IS CONSISTENT WITH THE COMPREHENSIVE PLAN AND THE PURPOSES OF THE UNIFIED DEVELOPMENT ORDINANCE:
PLEASE STATE HOW THE MAP AMENDEMENT IS COMPATIBLE WITH THE EXISTING AND PLANNED USES AND ZONING OF NEARBY PROPERTIES:
PLEASE STATE HOW THE SUBJECT PROPERTY IS SUITABILE FOR THE PURPOSES OF THE PROPOSED ZONING DISTRICT:
PLEASE STATE HOW THE PROPOSED MAP AMENDEMENT WILL NOT RESULT IN AN INDIVIDUAL PARCEL ZONED IN ONE ZONING DISTRICT THAT IS NOT SHARED BY ANY
ADJACENT PARCELS:
Existing zoning classifications/uses within the general area include utility use (ComEd substation and right-of-ways for
above-ground transmission), planned and proposed data center use, planned solar farm use, agricultural and residential.
Potential Data Center use is considered highly compatible with the site due to location of the ComEd substation to the
west of the property and the planned and approved data center and solar farm uses to the north, west and south.
The 2016 Comprehensive Plan designated the Subject Property as future suburban neighborhood which was consistent
with the zoning then-approved under a 2005 development agreement. The parcel is located immediately north of the
parcels designated in 2016 as Metra Station Transit-Oriented development. Earlier this year, several addendums were
made to the Comprehensive plan for other parcels near the ComEd substation including adjusting Agricultural and
Residential planned areas to General Industrial as well as approving solar farm land use for three parcels, including a
portion of the land designated in 2016 as future transit-oriented development.
The requested map amendment is consistent with those recent addendums which recognize the value of energy
industrial uses as well as alternative energy uses in the area surrounding the ComEd substation.
The Subject Property had been originally zoned in the year 2000 as M-1 Limited Manufacturing District with additional
uses under the B-3 Service Business District use also permitted. The property was subsequently rezoned in 2005 for
residential use with planned development as The Westbury South Village that did not materialize, rendering the
property vacant since that time. The Subject Property's location adjacent to the Com-Ed substation as well as it's
proximity to other data center and solar farm projects make it ideal for data center / industrial use.
The property is currently separated from other M-2 zoned sites only by the ComEd substation. M-2 zoning is also
proposed and pending approval for parcels located directly north of the subject property. The parcel to the east is
owned by the developer Applicant has amended this application to remove 37.33 acres to the east which will
remain zoned R-4 at the recommendation of the Economic Development Committee per their memorandum
dated August 28, 2025.
In addition, the property is bordered to north by a planned solar farm, another energy use but under agricultural
zoning. The majority of the south side of the site is bordered by land owned by ComEd and used for above-ground
transmission lines.
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE HOW THE PROPOSED PARCEL(S) TO BE REZONED SHALL MEET THE MINIMUM FRONTAGE AND AREA REQUIREMENTS OF THE REQUESTED ZONING DISTRICT
AS SPECIFIED IN SECTION 10-3-9(A) IN THE UNIFIED DEVELOPMENT ORDINANCE, UNLESS OTHERWISE GRANTED RELEIF AS SPECIFIED IN SECTION 10-8-9 VARIATIONS:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
The Subject Property was originally zoned in 2000 as M-1 Limited Manufacturing District for all permitted uses along
with all additional uses listed in the B-3 Service Business District Zoning Ordinance. The property was rezoned to R-4
in 2005 and has been vacant since that time with an agricultural land use.
The property has remained undeveloped under the existing residential zoning thus diminishing the potential value of
the property. Once developed as industrial / data center, property will benefit the community through increased
property tax and other revenue, job creation as well as extensions of public utilities and infrastructure. Yorkville will
also receive significant ComEd utility tax revenue from the property once developed as a data center.
No variation to the requirements of the district or use standards outlined under Unified Development Ordinance is
requested at this time.
CERTIFIED MAILING
AFFIDAVIT
STATE OF ILLINOIS )
) SS
COUNTY OF KENDALL )
I/We, ________________________, petitioner, being first duly sworn, do hereby state
under oath that to the best of my knowledge the attached list is a true, correct and complete list
of all permanent parcel numbers, and names and addresses of owners, of all lots and parts of
lots located within 500 feet (exclusively of any public streets and alleys) of the property legally
described on the attached application for annexation, rezoning, special use permit, planned unit
development, variation, or other zoning amendment. I further state that said list was obtained
from the current tax rolls of the Kendall County Treasurer’s Office. I further state that I mailed
by U.S. Certified Mail, Return Receipt Requested, a copy of the Public Notice of Public Hearing
before the United City of Yorkville Planning and Zoning Commission for the Public Hearing
held on Wednesday, _______________, at the United City of City Council Chambers, Yorkville,
Illinois. The notice was mailed to the attached list of all of the permanent parcel numbers and
names and addresses of owners at the U.S. Post office on _______________________, 20_____.
________________________________
Signature of Petitioner(s)
Subscribed and sworn to before me this
________ day of _______________, 20______
______________________________________
Notary Public
PERMIT NUMBER:DATE/TIME RECEIVED:
SITE ADDRESS:PARCEL NUMBER:
SUBDIVISION:LOT/UNIT:
APPLICANT INFORMATION
NAME:TELEPHONE: HOME BUSINESS
ADDRESS:E-MAIL: HOME BUSINESS
CITY, STATE, ZIP:FAX:
SIGN INFORMATION
DATE OF PICK UP:NUMBER OF SIGNS:
DATE OF PUBLIC HEARING:SIGN RETURN DATE:
The undersigned hereby states that they have acquired Public Hearing Signs from the United City of Yorkville’s Community Development Department and agrees to return said sign/s to Yorkville City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, immediately following the date of the public hearing.
Petitioner or Representative agrees to pay to the United City of Yorkville a deposit of $50 for each sign. The deposit will be returned to the petitioner when the public hearing sign/s have been returned to the City.
Petitioner or Representative further agrees to pay to the United City of Yorkville the full amount of the purchase price for each sign not returned to the United City of Yorkville within seven (7) days after the date of the public hearing.
___________________________________________________________________________ __________________________________
SIGNATURE/AUTHORIZED AGENT DATE
DATE RETURNED: _____________________________________________________
RECEIVED BY: _______________________________________________________PZC# ______________________________
APPLICATION FOR PUBLIC HEARING SIGN
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
THAT PART OF THE NORTHWEST 1/4 OF SECTION 17 AND THE EAST 1/2 OF THE NORTHEAST
1/4 OF SECTION 18, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS BEGINNING AT THE NORTHWEST CORNER OF SAID
EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 18, THENCE SOUTH 0 DEGREES, 22
MINUTES, 35 SECONDS EAST ALONG THE WEST LINE OF SAID EAST 1/2 OF THE NORTHEAST
1/4 1668.70 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE COMMONWEALTH
EDISON COMPANY BY WARRANTY DEED RECORDED FEBRUARY 28, 1972 AS DOCUMENT
72-892, THENCE NORTH 88 DEGREES, 22 MINUTES, 03 SECONDS EAST ALONG SAID
NORTH LINE, 2865.87 FEET TO THE NORTHEAST CORNER OF SAID THE COMMONWEALTH
EDISON COMPANY PROPERTY, THENCE SOUTH 00 DEGREES, 22 MINUTES, 56 SECONDS
EAST ALONG THE EAST LINE OF SAID THE COMMONWEALTH EDISON COMPANY
PROPERTY, 975.25 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID NORTHWEST 1/4 OF
SECTION 17, THENCE NORTH 88 DEGREES, 20 MINUTES, 43 SECONDS EAST ALONG SAID
SOUTH LINE 458.62 FEET, MORE OR LESS, TO THE EAST LINE OF THE WEST 1/2 OF THE
SOUTHEAST 1/4 OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE NORTH 00 DEGREES,
23 MINUTES, 10 SECONDS WEST ALONG THE EAST LINE OF THE WEST 1/2 OF THE EAST 1/2
OF SAID NORTHWEST 1/4, 1543.12 FEET, THENCE NORTH 88 DEGREES, 07 MIN UTES, 57
SECONDS EAST 663.59 FEET, MORE OR LESS, TO THE EAST LINE OF SAID NORTHWEST 1/4
OF SECTION 17, THENCE NORTH 00 DEGREES, 23 MINUTES, 23 SECONDS WEST ALONG
THE EAST LINE OF SAID NORTHWEST 1/4 1104.36 FEET, MORE OR LESS, TO THE
NORTHEAST CORNER OF SAID NORTHWEST 1/4 OF SECTION 17, THENCE SOUTH 87
DEGREES, 58 MINUTES, 50 SECONDS WEST ALONG THE NORTH LINE OF SAID SECTION 17,
1353.09 FEET, THENCE SOUTH 7 DEGREES, 53 MINUTES, 22 SECONDS EAST 291.72 FEET
TO A POINT ON THE PROLONGATION SOUTHEASTERLY OF THE CENTER LINE OF CORNEILS
ROAD, THENCE NORTH 85 DEGREES, 28 MINUTES, 45 SECONDS WEST ALONG SAID
PROLONGATION AND SAID CENTER LINE OF CORNEILS ROAD, 2681.33 FEET, MORE OR
LESS, TO THE POINT OF BEGINNING (EXCEPT THAT PART DESCRIBED AS FOLLOWS THAT
PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS COMMENCING AT THE
NORTHEAST CORNER OF SAID NORTHWEST 1/4, THENCE SOUTH 88 DEGREES, 28
MINUTES, 22 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHWEST 1/4, 1091.77
FEET FOR A POINT OF BEGINNING, THENCE SOUTH 88 DEGREES, 28 MINUTES, 22
SECONDS WEST ALONG SAID NORTH LINE 261.32 FEET, THENCE SOUTH 07 DEGREES, 23
MINUTES, 50 SECONDS EAST, 291.32 FEET, THENCE NORTH 37 DEGREES, 05 MINUTES, 47
SECONDS EAST, 370 92 FEET TO THE POINT OF BEGINNING), IN THE CITY OF YORKVILLE,
KENDALL COUNTY, ILLINOIS,
AND ALSO EXCEPTING THEREFROM
THE NORTH 645 0 FEET OF THE EAST 559.98 FEET (AS MEASURED ALONG THE NORTH AND
EAST LINES) OF THE NORTHEAST CORNER OF SAID NORTHWE ST 1/4 OF SECTION 17,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ALL IN THE CITY
OF YORKVILLE, KENDALL COUNTY, ILLINOIS
AND ALSO EXCEPTING THEREFROM
THE NORTH 990.79 FEET OF THE EAST 630.00 FEET (AS MEASURED ALONG THE NORTH
AND EAST LINES) OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE
7, EAST OF THE THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM THE NORTH 645.0
FEET OF THE EAST 559.98 FEET (AS MEASURED ALONG SAID NORTH AND EAST LINES) OF
SAID NORTHWEST 1/4 , ALL IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
AND ALSO EXCEPTING THEREFROM:
THE EAST HALF OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7,
EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS.
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117.75
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140.58
140.68
140.71
140.77
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140.91
140.96
141.05
141.10
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141.23
141.30
141.33
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141.52
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1324.021390.60192-009191-001
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202-012
202-011
202-013
187-008
188-008
191-014
202-017
190-006202-010
191-010
191-009
191-003 192
-003
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-002 192-002
192
-008191-008
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-007191-007
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-005
191-005
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-004191-004
202-009
190-001190-002202-019202-016
202-015
202-014100-011187-001
187-002
187-003
187-004
187-005
187-006
187-007 190-005190-004190-003191-028
191-027
191-026
191-025
191-024
191-023
191-022
191-021
191-019
188-002
188-003
188-004
188-005
188-006
188-007
191-018
191-017
191-016
191-013
189-0
1
0
189-001189-002189-003189-004189-005202-001202-008
20
2
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0
0
7
191-029
188-001
191-015
1
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300-010RobRoyCreekRyan
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This map does not represent a survey. No
liability is assumed for the accuracy of
the data delineated herein, either
expressed or implied by Kendall County
or its employees. This map is compiled
from official records, including plats,
surveys, recorded deeds, and contracts,
and only contains information required
for local government purposes. See the
recorded documents for more detailed
legal information.
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1 2 3
Township North35 36 37Range East
6 7 8
Township
Map Locator
1 inch = 200 feet
0 200100
Feet¤N
Bristol Township
E ½ of NW ¼
Section 17
T 37 N
R 7 E
Kendall County,
Illinois
02-17B
2022
Subdivision Lot Parcel Municipal
FIR 1/2"FIR 1/2"FIP 1"E
100SIR W/CAP201SMN202SIP W/CAP203SMN204SMN205SMN206SMNFIP 1" PT 1' BELOW FGFIP 3/4 TIEFIP 3/4 TIEFIP 3/4 OLDFIP 3/4 IN PVMTFCC WVV TIEFIB W/CAP TIEFPK IN PPL TIEFIP 3/4 OLDFIP 1" OLDFIB 3/8 OLDFIP 3/4 OLDFIP 3/4 OLD 1' BELOW FGFIP 3/4 OLD 1.30 BELOW FGFIB 5/8FIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 1/2 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIP 3/4 NEWERFIB 5/8FIB 5/8 OLDFIB 5/8 OLDFIP 1/2 NEWERFIB 5/8 W/CAP SPACECOFIB 5/8 W/CAP SPACECOFIB 5/8 OLD17E
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N EASEMENT PER DOC. NO. 202300008470 (UTILITY) & 202300008471 (SANITARY)TEMPORARY CONSTRUCTION EASEMENT PER DOC. NO. 202300008470 TO EXPIRE 02-01-2025TEMPORARY CONSTRUCTION EASEMENT PER DOC. NO. 202300008470 TO EXPIRE 02-01-2025205 FOOT CORRIDOR CONVEYED TO COMMONWEALTH EDISON PER WD DATED 02-28-1972 AS DOC. NO. 72-8922 STORY FRAMEBUILDINGFRAMEGARAGES87° 33' 42"W 666.31'S01° 00' 12"E
114.55'N87° 31' 55"E 630.00'S01° 00' 12"E 990.79'N87° 31' 55"E 461.77'N
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6 6.80' E2.21' N0.29' E0.18' NAT CORNER456.98'454.67'924.54'924.34'962.93'459.57'FIP 34" PER MONREC. 201600003539FIPT 1" 1' BELOW FGPER MON REC. 200500032401FIP 34" 1' BELOW FG0.95' E0.93' E0.97' E1.19' S1.25' S1.34' S1.25' S1.29' S1.24' S7.22' E7.21' E7.08' E1.02' E1.03' E1.11' E1.22' E1.37' E1.55' E1.49' E1.77' E1.84' E1.96' E &ONLINE0.33' W &ONLINE27.96' E &ONLINECREEKBRIDGE
WIREFENCE3.75' NWOODFENCE1.20' EGATEPOST0.97' EWIREFENCE END1.59' NWOODFENCE END0.57' NCONC.WALK END1.14' SWOODFENCE X2.92' EWOODFENCE X2.24' EWOODFENCE X1.22' EWOODFENCE X1.14' EWOODFENCE X1.70' EBIT.WOODFENCE X1.57' EWOODFENCE X1.84' EWOODFENCE X4.98' ECONC.WALK END0.25' ECORNEILS ROADBEECHER ROADW. LINE OF THE EAST 1/2 OF THE NE 1/4 OF SEC. 18-37-7
E. LINE OF THE NE 1/4 OF SEC. 18-37-7
W. LINE OF THE NW 1/4 OF SEC. 17-37-7 N. LINE OF THE NE 1/4 OF SEC. 18-37-7N. LINE OF THE NW 1/4 OF SEC. 17-37-7P.O.B.NW COR. OFE. 1/2 OF THENE 1/4 OFSEC. 18(S00° 22' 35"E)(1668.70')(N88° 22' 03"E)(2865.87')N. LINE OF COMMONWEALTH EDISON COMPANY PROPERTY PER DOC. 72-892(S00° 22' 56"E)(975.25')S. LINE OF THE NW 1/4 OF SEC. 17-37-7(N88° 20' 43"E)(458.62')E. LINE OF THE W 1/2 OF THE SE 1/4 OF THE NW 1/4 OF SEC. 17-37-7
(N00° 23' 10"W)(N88° 07' 57"E)(663.59')E. LINE OF THE NW 1/4
OF SEC. 17-37-7
(N00° 23' 23"W)
(1104.36')
N01° 00' 12"W 1105.34'NE COR. OF THENW 1/4 OFSEC. 171353.09'S08° 16' 36"E 291.18'(N00° 23' 23"W)(S07° 53' 22"E)(291.72')CENTER LINE OF CORNEILS ROAD(S87° 58' 50"W)(N85° 28' 45"W)(2681.33')1091.77'(S88° 28' 22"W)261.32'(S07° 23' 50"E)(291.32')(N
3
7
°
0
5
'
4
7
"
E
)
(3
7
0
.
9
2
'
)P.O.B.EXCEPTION559.98'645.00'630.00'990.79'S01° 18' 24"E 2645.52'S87° 30' 45"W 2637.50'S87° 31' 55"W 2671.13'S87° 35' 56"W 2657.06'S01° 00' 12"E 2648.94'N87° 39' 08"E 2648.76'TREES
UNSUBDIVIDED
UNSUBDIVIDEDCALEDONIA SUBDIVISION PHASE 2
CALEDONIA SUBDIVISION PHASE 1
LAUREN DRIVE
DOC. 06-0007979
DOC. 200700012285
UNSUBDIVIDED
UNSUBDIVIDEDU
N
S
U
B
D
I
V
I
D
E
DUNSUBDIVIDEDUNSUBDIVIDED
77767574201994SHADOW WOOD DR.93929190898887868584838281807978CRESTWOOD DR.W. LINE OF THE S. 3.33 CHAINS OF THE E. 10 CHAINS
OF THE NE 1/4 OF THE NW 1/4 OF SEC. 17-37-7
PU&DE PU&DEPU&DE40'75'
35'35'161540'
CREEK
SIR 58" DEEPSIR 58"SIR 58"SIR 58"SMGFIP 1" ATCORNER1817FIP 34" PER MONREC. 201600003539FOUND DISKPER MONREC.201600003539FIR 58" PERMON REC.201600003537FIP 3/4"PER MONREC.907018CALC CORNER ATMIDPOINT - MATCHESWHISPERINGMEADOWS UNIT 4FIP 1/2" PERWHISPERINGMEADOWS UNIT 42006000023022CALC CORNERPER HRGREENSURVEYFCC PERHRGREENSURVEYFCC PERHRGREENSURVEYFOUND BRASS DISKPER MON REC.201600003140SET CORNER PERMON REC.201600003140FOUND BRASS DISKPER MON REC.201600003139FOUND BRASSDISK PERMON REC.201600003139FIP 34" PER MONREC. 77-2871FIPT 1" 1'BELOW FGPER MON REC.200500032401FIP 34" 1' BELOW FGN87° 30' 45"E 3120.86'N00° 56' 03"W 2646.46'S00° 55' 36"E 2646.74'N87° 37' 24"E 3132.59'N87° 37' 53"E 2660.60'S01° 18' 56"E 2644.80'S01° 18' 24"E 2645.52'S87° 30' 45"W 2637.50'N01° 03' 34"W 2639.32'N01° 03' 34"W 2646.02'S87° 30' 58"W 2663.96'N00° 46' 24"W 2653.07'N00° 46' 32"W 2653.15'S01° 00' 12"E 2648.99'S87° 31' 55"W 2671.13'S87° 35' 56"W 2657.06'S01° 00' 12"E 2648.94'N87° 39' 08"E 3126.41'N87° 39' 08"E 2648.76'S87° 35' 56"W 2653.21'S87° 40' 58"W 2642.56'S87° 40' 58"W 2642.56'REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Chicago, IL 60613
145 S. Wells St., Suite 1800
312.622.8300
Green Door Capital Investments, LLC
CDB
11100'
Meyer Property, Yorkville, IL
ALTA/NSPS LAND TITLE SURVEY
SPK
CDB Meyer Property, Yorkville, ILALTA/NSPS LAND TITLE SURVEY OF240139
11-15-24
12-05-24
VP03.1VICINITY MAPNOT TO SCALEBASIS OF BEARINGSTHE BASIS OF BEARINGS IS THE STATE PLANECOORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE1201 (ILLINOIS EAST) WITH PROJECT ORIGIN ATLATITUDE: 41-41-24.77326 NLONGITUDE: 88-28-03.94746 WELLIPSOIDAL HEIGHT: 539.183 SFTGROUND SCALE FACTOR: 1.0000492373 GEOID 18 USALL MEASUREMENTS ARE ON THE GROUND.5,670,276 SQ. FT.AREA130.1716 ACRESFLOOD HAZARD NOTETHIS PROPERTY IS IN AREAS OF MINIMAL CHANCE OF FLOODING(ZONE X) AS DEFINED BY THE FEDERAL EMERGENCYMANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAP OFKENDAL COUNTY, ILLINOIS & INCORPORATED AREAS COMMUNITYPANEL NOS. 17093C0030G & 17093C0040G, EFFECTIVE 2/4/2009,AND 17093C0037H, EFFECTIVE 1/8/2014.NO PAINTED PARKING STALLSPARKING STALLSNOTES FROM SCHEDULE B PART IIEXCEPTIONSNOTE11.12.13.TEMPORARY CONSTRUCTION EASEMENT; DOC. 202300008470CLARIFICATION STATEMENTSa.its location is shown;b.its location cannot be determined from the record document;c.there was no observed evidence at the time of the fieldwork;d.it is a blanket easement;e.it is not on, does not touch, and/or - based on the description containedin the record document - does not affect, the surveyed property;f.it limits access to an otherwise abutting right of way;g.the documents are illegible; orh.the surveyor has information indicating that it may have been released orotherwise terminated(a)(a)EXCEPTIONS NOT SHOWN ABOVE AFFECT THE PROPERTY BUT ARENOT PLOTTABLE OR NOT A SURVEY MATTERASPHALT PAVING OR WATER (LABELED)EXISTING CONTOUR LINEEXISTING FENCELINE (CHAIN LINK)EXISTING FENCELINE (WOOD)EXISTING FENCELINE (WIRE)UNDERGROUND CABLE TVUNDERGROUND ELECTRICUNDERGROUND TELEPHONECURBEXISTING BUILDINGMARSH AREAWETLANDSDEPRESSED CURBUNPAVED ROADCONCRETEWATER MAINEDGE OF WATEROVERHEAD WIRESSANITARY SEWERSTORM SEWERRAILROAD TRACKSGAS MAINGUARDRAILEXISTING SPOT ELEVATIONCMP CORRUGATED METAL PIPERCP REINFORCED CONCRETE PIPEFES FLARED END SECTIONEXISTING EDGE OF PAVEMENT ELEVATIONEXISTING TOP OF CURB ELEVATIONCONC. CONCRETEDUCTILE IRON PIPESTORM DRAINSANITARY SEWERSANDIPSDINV INVERTBW BOTTOM OF WALLBIT. BITUMINOUSMH MANHOLECW CONCRETE WALKTW TOP OF WALLTP TOP OF PIPEBW BACK OF WALK782.62782.62782.12VCP VITRIFIED CLAY PIPEEP EDGE OF PAVEMENTTC TOP OF CURBGUT GUTTERF.L. FLOW LINEDEP DEPRESSED CURBFRM. FRAMEBRK. BRICKA.P. ACCESSIBLE PARKINGT.F. TOP OF FOUNDATIONF.F. FINISHED FLOORABBREVIATIONSLEGENDCB CHORD BEARINGN NORTHS SOUTHE EASTW WESTR RADIUSA ARC LENGTHP.U.E. PUBLIC UTILITY EASEMENTU.E. UTILITY EASEMENTD.E. DRAINAGE EASEMENTPT POINT OF TANGENCYPC POINT OF CURVATUREPRC POINT OF REVERSE CURVATUREPCC POINT OF COMPOUND CURVATUREINFORMATION TAKEN FROM DEEDEXCEPTION TO BLANKET EASEMENTM.U.E. MUNICIPAL UTILITY EASEMENTI.E. INGRESS & EGRESS EASEMENT<DEED>[CALC]CALCULATED DATUMMEASURED DATUM(REC)RECORD DATUMMEAS.ETBEGUY POLEUTILITY POLETRAFFIC LIGHTFIBER OPTIC CABLE LINEWATER METERPUBLIC PAY TELEPHONEPARKING METERGAS METERHEADWALLTELEPHONE PEDESTALMAILBOXCABLE TV PEDESTALTRAFFIC LIGHT POLELIGHT STANDARDELECTRIC MANHOLETELEPHONE MANHOLEELECTRIC METERTRAFFIC CONTROL VAULTTRANSFORMER PADPAINTED TELEPHONE LINEPAINTED ELECTRIC LINETRAFFIC CONTROL BOXELECTRIC PEDESTALELECTRIC VAULTELECTRICAL JUNCTION BOXELECTRIC SERVICE OUTLET BOXHANDHOLEPOWER POLEANCHORBASKETBALL HOOPW/ TRUNK SIZE W/ TRUNK SIZE DECIDUOUS TREE PIPELINE MARKERPAINTED GAS LINEGAS VALVE VAULTNON-DECIDUOUS TREE GAS VALVEGAS METERWATER VALVEWATER VALVE VAULTPAINTED WATER LINEIRRIGATION HEADWETLAND MARKERMONITORING WELLPOST INDICATOR VALVEWELL HEADHOSE BIBPOSTB-BOXSIGNHYDRANTSTORM INLETSANITARY MANHOLESTORM MANHOLECURB INLETFLARED END SECTIONFLAGPOLECLEANOUTQUARTER SECTION CORNERSECTION CORNERAIR CONDITIONER PAD/UNITELECTRIC TRANSFORMER PADSB#BUSHSOIL BORING HOLE W/ NUMBERUNDERGROUND CABLE TV(ATLAS INFO.)UNDERGROUND FIBER OPTIC CABLE(ATLAS)UNDERGROUND ELECTRIC(ATLAS INFO.)UNDERGROUND TELEPHONE(ATLAS INFO.)GAS MAIN(ATLAS INFO.)WATER MAIN (ATLAS INFO.)SANITARY SEWER(ATLAS INFO.)STORM SEWER(ATLAS INFO.)FOUND IRON RODFOUND PK NAILSET TRAVERSE POINTFOUND DISK IN CONCRETEFOUND ROW MARKERFOUND RAILROAD SPIKESET PK NAILSET IRON PIPEFOUND IRON BARFOUND BRASS DISCSET CONCRETE MONUMENT WITH BRASS DISCFOUND IRON PIPEFIPSIPSBMFIBSPKFBDFIRFPKFRSTPSET CONCRETE MONUMENT WITH IRON PIPESCMFOUND CUT CROSSFCCFOUND MAG NAILFMGSET MAG NAILSMGPROPERTY LINEEXISTING LOT LINEPROPOSED EASEMENT LINEEX. & PRO. BUILDING SETBACK LINEEXISTING EASEMENT LINESECTION LINEPROPOSED LOT LINEEX. & PRO. CENTERLINEEXISTING RIGHT-OF-WAY LINEPROPOSED RIGHT-OF-WAY LINEIRRIGATION CONTROL VALVESTATE PLANE MERIDIAN GRAPHIC SCALE1.COMPARE THIS PLAT, LEGAL DESCRIPTION AND ALL SURVEY POINTS AND MONUMENTS BEFORE ANY CONSTRUCTION,AND IMMEDIATELY REPORT ANY DISCREPANCIES TO SURVEYOR.2.DO NOT SCALE DIMENSIONS FROM THIS PLAT.3.THE LOCATION OF THE PROPERTY LINES SHOWN ON THE FACE OF THIS PLAT ARE BASED UPON THE DESCRIPTIONAND INFORMATION FURNISHED BY THE CLIENT, TOGETHER WITH THE TITLE COMMITMENT. THE PARCEL WHICH ISDEFINED MAY NOT REFLECT ACTUAL OWNERSHIP, BUT REFLECTS WHAT WAS SURVEYED. FOR OWNERSHIP,CONSULT YOUR TITLE COMPANY.4.MANHOLES, INLETS AND OTHER UTILITY RIMS OR GRATES SHOWN HEREON ARE FROM FIELD LOCATION OF SUCH,AND ONLY REPRESENT SUCH UTILITY IMPROVEMENTS WHICH ARE VISIBLE FROM ABOVE GROUND AT TIME OFSURVEY, THROUGH A NORMAL SEARCH AND WALK THROUGH OF THE SITE. THE LABELING OF THESE MANHOLES(SANITARY, WATER, ETC.) IS BASED SOLELY ON THE "STAMPED" MARKINGS OF THE RIM. NO UNDERGROUNDOBSERVATIONS HAVE BEEN MADE TO VERIFY THE ACTUAL USE OR EXISTENCE OF UNDERGROUND UTILITIES.UNDERGROUND UTILITY LINES SHOWN HEREON, IF ANY, ARE BASED ON FIELD LOCATED STRUCTURES INCOORDINATION WITH ATLAS INFORMATION PROVIDED BY UTILITY COMPANIES THROUGH J.U.L.I.E.'S DESIGN STAGEPROCESS. SEE "UTILITY ATLAS NOTES" HEREON FOR SPECIFICS.5.NO DRAIN TILES, IF ANY EXIST, SHOWN HEREON.6.THIS SURVEY MAY NOT REFLECT ALL UTILITIES OR IMPROVEMENTS IF SUCH ITEMS ARE HIDDEN BY LANDSCAPING ORARE COVERED BY SUCH ITEMS AS DUMPSTERS, TRAILERS, CARS, DIRT, PAVING OR SNOW. AT THE TIME OF THISSURVEY, SNOW DID NOT COVER THE SITE. LAWN SPRINKLER SYSTEMS, IF ANY, ARE NOT SHOWN ON THIS SURVEY.7.OTHER THAN VISIBLE OBSERVATIONS NOTED HEREON, THIS SURVEY MAKES NO STATEMENT REGARDING THEACTUAL PRESENCE OR ABSENCE OF ANY SERVICE.8.CALL J.U.L.I.E. AT 1-800-892-0123 FOR FIELD LOCATION OF UNDERGROUND UTILITIES PRIOR TO ANY DIGGING ORCONSTRUCTION.9.PUBLIC AND/OR PRIVATE RECORDS HAVE NOT BEEN SEARCHED TO PROVIDE ADDITIONAL INFORMATION. OVERHEADWIRES AND POLES (IF ANY EXIST) ARE SHOWN HEREON, HOWEVER THEIR FUNCTION AND DIMENSIONS HAVE NOTBEEN SHOWN.10.RESTRICTIONS THAT MAY BE FOUND IN LOCAL BUILDING AND/OR ZONING CODES HAVE NOT BEEN SHOWN. HEIGHTSAND BUILDING RESTRICTIONS (IF ANY) HAVE NOT BEEN SHOWN. ONLY THOSE SETBACK RESTRICTIONS SHOWN ONTHE RECORDED SUBDIVISION PLAT OR IN THE TITLE COMMITMENT HAS BEEN SHOWN. THIS PROPERTY IS SUBJECTTO SETBACKS AS ESTABLISHED PURSUANT TO UNITED CITY OF YORKVILLE ZONING ORDINANCES AS AMENDED. INREFERENCE TO TABLE A ITEM 6, THERE MAY BE A NEED FOR AN INTERPRETATION OF A RESTRICTION, THESURVEYOR CANNOT MAKE A CERTIFICATION ON THE BASIS OF AN INTERPRETATION.11.THIS PROPERTY IS ZONED R-4 GENERAL MULTI-FAMILY RESIDENCE DISTRICT PER UNITED CITY OF YORKVILLEZONING MAP DATED FEBRUARY 29, 2024. SEE UNITED CITY OF YORKVILLE ZONING ORDINANCE FOR SPECIFICS.12.A CURRENT GREATER ILLINOIS TITLE COMPANY'S TITLE COMMITMENT FILE NUMBER 81004666 DATED MAY 08, 2024WAS PROVIDED FOR SURVEYOR'S USE AT THE TIME OF PREPARATION OF THIS SURVEY. SEE 'NOTES FROMSCHEDULE B PART II" SHOWN HEREON FOR DETAILS.13.IRON RODS ARE SET AT ALL CORNERS EXCEPT FOR THOSE NOTED OTHERWISE. 14.IT APPEARS THERE ARE LEGAL ACCESS POINTS TO PUBLIC RIGHT OF WAYS ALONG THE EAST TO LAUREN DRIVE,CRESTWOOD DRIVE, AND SHADOW WOOD DRIVE AND PHYSICAL ACCESS TO BEECHER AND CORNEILS ROADS.GENERAL NOTESSURVEYOR'S CERTIFICATESTATE OF ILLINOIS)) SSCOUNTY OF DUPAGE)TO:-YORKVILLE NEXUS V, AN ILLINOIS LIMITED LIABILITY COMPANY-JOHN A MEYER AS TRUSTEE UNDER THE PROVISIONS OF A TRUST AGREEMENT KNOWNAS THE JOHN A MEYER TRUST;-GREATER ILLINOIS TITLE COMPANY-SIGNATURE BANK, AN ILLINOIS STATE CHARTERED COMMERCIAL BANK, ITS SUCCESSORSAND/OR ASSIGNSTHIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WEREMADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FORALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS,AND INCLUDES ITEMS 2-5, 8-9, and 11(a) OF TABLE A THEREOF.THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDSFOR BOUNDARY SURVEYS.THE FIELD WORK WAS COMPLETED ON NOVEMBER 15, 2024.DATED THIS 25TH DAY OF JUNE, A.D., 2025.___________________________________________CHRISTOPHER D. BARTOSZILLINOIS PROFESSIONAL LAND SURVEYOR NO. 35-3189MY LICENSE EXPIRES ON NOVEMBER 30, 2026.V3 COMPANIES, LTD. PROFESSIONAL DESIGN FIRM NO. 184000902THIS DESIGN FIRM NUMBER EXPIRES APRIL 30, 2025.cdbartosz@v3co.comSITECH
R
IS
TOPHER D. BARTOSZWOODRIDGE, ILL
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O I S #3189PROFESSIONALLANDSURVEYORSTATEOFILLINOISSANITARY SEWER EASEMENT; DOC. 202300008471NICOR EASEMENT; DOC. 202400004286(a)THAT PART OF THE NORTHWEST 1/4 OF SECTION 17 AND THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 18, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS BEGINNING AT THE NORTHWEST CORNER OFSAID EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 18, THENCE SOUTH 0 DEGREES, 22 MINUTES, 35 SECONDS EAST ALONG THE WEST LINE OF SAID EAST 1/2 OF THE NORTHEAST 1/4 1668.70 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THECOMMONWEALTH EDISON COMPANY BY WARRANTY DEED RECORDED FEBRUARY 28, 1972 AS DOCUMENT 72-892, THENCE NORTH 88 DEGREES, 22 MINUTES, 03 SECONDS EAST ALONG SAID NORTH LINE, 2865.87 FEET TO THE NORTHEAST CORNER OF SAID THECOMMONWEALTH EDISON COMPANY PROPERTY, THENCE SOUTH 00 DEGREES, 22 MINUTES, 56 SECONDS EAST ALONG THE EAST LINE OF SAID THE COMMONWEALTH EDISON COMPANY PROPERTY, 975.25 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAIDNORTHWEST 1/4 OF SECTION 17, THENCE NORTH 88 DEGREES, 20 MINUTES, 43 SECONDS EAST ALONG SAID SOUTH LINE 458.62 FEET, MORE OR LESS, TO THE EAST LINE OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF SAID NORTHWEST 1/4 OF SECTION 17, THENCENORTH 00 DEGREES, 23 MINUTES, 10 SECONDS WEST ALONG THE EAST LINE OF THE WEST 1/2 OF THE EAST 1/2 OF SAID NORTHWEST 1/4, 1543.12 FEET, THENCE NORTH 88 DEGREES, 07 MINUTES, 57 SECONDS EAST 663.59 FEET, MORE OR LESS, TO THE EAST LINEOF SAID NORTHWEST 1/4 OF SECTION 17, THENCE NORTH 00 DEGREES, 23 MINUTES, 23 SECONDS WEST ALONG THE EAST LINE OF SAID NORTHWEST 1/4 1104.36 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID NORTHWEST 1/4 OF SECTION 17, THENCESOUTH 87 DEGREES, 58 MINUTES, 50 SECONDS WEST ALONG THE NORTH LINE OF SAID SECTION 17, 1353.09 FEET, THENCE SOUTH 7 DEGREES, 53 MINUTES, 22 SECONDS EAST 291.72 FEET TO A POINT ON THE PROLONGATION SOUTHEASTERLY OF THE CENTER LINEOF CORNEILS ROAD, THENCE NORTH 85 DEGREES, 28 MINUTES, 45 SECONDS WEST ALONG SAID PROLONGATION AND SAID CENTER LINE OF CORNEILS ROAD, 2681.33 FEET, MORE OR LESS, TO THE POINT OF BEGINNING (EXCEPT THAT PART DESCRIBED ASFOLLOWS THAT PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHWEST 1/4, THENCE SOUTH 88 DEGREES,28 MINUTES, 22 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHWEST 1/4, 1091.77 FEET FOR A POINT OF BEGINNING, THENCE SOUTH 88 DEGREES, 28 MINUTES, 22 SECONDS WEST ALONG SAID NORTH LINE 261.32 FEET, THENCE SOUTH 07 DEGREES, 23MINUTES, 50 SECONDS EAST, 291.32 FEET, THENCE NORTH 37 DEGREES, 05 MINUTES, 47 SECONDS EAST, 370 92 FEET TO THE POINT OF BEGINNING), IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,AND ALSO EXCEPTING THEREFROMTHE NORTH 645 0 FEET OF THE EAST 559.98 FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHEAST CORNER OF SAID NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ALL IN THECITY OF YORKVILLE, KENDALL COUNTY, ILLINOISAND ALSO EXCEPTING THEREFROMTHE NORTH 990.79 FEET OF THE EAST 630.00 FEET (AS MEASURED ALONG THE NORTH AND EAST LINES) OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM THE NORTH645.0 FEET OF THE EAST 559.98 FEET (AS MEASURED ALONG SAID NORTH AND EAST LINES) OF SAID NORTHWEST 1/4 , ALL IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOISSECTIONS 17 & 18, T 37N, R7E1.0 12/18/2024 SET MISSING CORNERS
2.0 06/25/2025 PARTY NAMES IN CERTIFICATION, NOTE 14, ENCROACHMENT TABLE POTENTIAL ENCROACHMENT TABLENONEN:\2024\240139\Drawings\ACAD\SVY\ALTTOP240139_20241115.dwg, 6/25/2025 1:48:40 PM, cdbartosz
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WETWETWETWETWETWETWETWET WB-67 - Interstate Semi-Trailer WB-67 - Interstate Semi-Trailer1234561234561234561234561234563490 SFSTAGING2940 SFSHOP/STORAGE11830 SFLOADING DOCK2100 SFLOBBY230 SFOFFICE680 SFSECURITY60 SFWC60 SFWC170 SFIDF160 SFELEV180 SFELEV180 SFELEV MACH80 SFELEV140 SFELEV MACH350 SFCONF880 SFBREAKROOM240 SFCONF250 SFCONF230 SFTELECOM230 SFTELECOM260 SFWELLNESS40 SFJAN270 SFMENS WC260 SFWOMENS WC14140 SFOFFICE1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL40 SFCLOSET4640 SFGALLERY4640 SFGALLERY4680 SFGALLERY4680 SFGALLERY4140 SFGALLERY4140 SFGALLERY4630 SFGALLERY4630 SFGALLERY4660 SFGALLERY4660 SFGALLERY25630 SFDATA HALL25630 SFDATA HALL25630 SFDATA HALL25630 SFDATA HALL25630 SFDATA HALL1234561234561234561234561234563490 SFSTAGING2940 SFSHOP/STORAGE 11830 SFLOADING DOCK2100 SFLOBBY230 SFOFFICE680 SFSECURITY 60 SFWC60 SFWC 170 SFIDF160 SFELEV180 SFELEV180 SFELEV MACH80 SFELEV 140 SFELEV MACH350 SFCONF 880 SFBREAKROOM240 SFCONF 250 SFCONF 230 SFTELECOM230 SFTELECOM260 SFWELLNESS40 SFJAN 270 SFMENS WC260 SFWOMENS WC14140 SFOFFICE 1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL
1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL
1850 SFELECTRICAL
1850 SFELECTRICAL
1850 SFELECTRICAL
1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL1850 SFELECTRICAL40 SFCLOSET 4640 SFGALLERY 4640 SFGALLERY4680 SFGALLERY 4680 SFGALLERY4140 SFGALLERY 4140 SFGALLERY
4630 SFGALLERY 4630 SFGALLERY
4660 SFGALLERY4660 SFGALLERY25630 SFDATA HALL25630 SFDATA HALL
25630 SFDATA HALL25630 SFDATA HALL25630 SFDATA HALL
100' LANDSCAPE BUFFER
FROM A PUBLIC ROAD
40' RIGHT OF WAY DEDICATI
O
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1500' RESIDENTIAL SETBACKEXISTING OVERHEADTRANSMISSION LINEPOTENTIAL WETLANDPOTENTIAL WETLANDBEECHER RD CORNEILS RDLAUREN DR
CALEDONIA DRIVEPINEWOOD DR
LONGVIEW DRSHADOW WOOD DRIVERAYN DR CORNEILS RDROB ROY CRE
E
KEXISTING 138kV OVERHEADTRANSMISSION LINEEXISTING OVERHEADTRANSMISSION LINEEXISTING OVERHEADTRANSMISSION LINEPOTENTIAL WETLANDPOTENTIAL WETLAND100' CREEKBUFFER7 ACRESUBSTATIONBLDG 1BLDG 225' FRONT YARD SETBAC
K60' RIGHT OF WAY DEDICATION20' FRONT YARD SETBACK100' LANDSCAPE BUFFERFROM A PUBLIC ROAD500' RESIDENTIAL SETBACK
100' LANDSCAPE BUFFERFROM A PUBLIC ROAD500' RESIDENTIAL SETBACKSTORMWATER BASINDWN BY:ISSUE DATE:PROJECT NO.:190300501C:\Users\hlorsung\DC\ACCDocs\Stantec Consulting\190300501_Yorkville_Data_Center_DD\Project Files\DESIGN\1_CAD\1 CONCEPTS\YORKVILE SITE CONCEPT OPTION 1.dwg
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:11/24/2025 3:27:05 PM
YORKVILLE NEXUS V
PRELIMINARY SITE LAYOUT
CORNEILS ROAD
YORKVILLE, IL
PROJECT TITLE:CHK'D BY:HKKAPP'D BY:JRACERTIFICATION:733 MARQUETTE AVESUITE 1000MINNEAPOLIS, MN 55402WWW.STANTEC.COM11/24/20251JTW( IN FEET )GRAPHIC SCALE01 inch = 200 ft.200400200LEGEND1.TOTAL PROJECT BOUNDARY AREA: ±130 ACRES1.1.92.37 ACRES TO BE RE-ZONEDPROPOSED SITE BOUNDARYEXISTING SITE BOUNDARYEXISTING MINOR CONTOUREXISTING MAJOR CONTOURPOTENTIAL WETLAND/STREAMEXISTING OVERHEAD ELECTRIC TRANSMISSION LINEEXISTING EASEMENTNOTESSETBACK LINECO.1SITE CONCEPT 1500' RESIDENTIAL SETBACKPARCEL TO REMAIN ZONE R-4
Sold To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL 60560
Bill To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL 60560
Certificate of Publication:
Order Number: 7909087
Purchase Order: Meyer Data Center PZC
State of Illinois - Kendall
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PUBLICATION DATES: Dec 19, 2025.
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1
I have reviewed the rezoning application for the subject parcels submitted by Matt Gilbert,
petitioner, on behalf of Green Door Capital. The real property consists of three (3) parcels totaling
approximately 130-acres and is generally located south of Corneils Road and Eas t of Beecher Road. The
petitioner is requesting rezoning of parcels #02-18-200-004, #02-17-100-004, and #02-17-100-010 from
R-4 General Multi-Family Residence District to M-2 General Manufacturing District for a proposed
future data center land use.
Based upon my review of the application documents and plans, I have compiled the following
comments:
GENERAL ZONING/LAND USE COMMENTS:
The three (3) subject parcels, totaling approximately 130 acres, were annexed into Yorkville, and rezoned
as M-1 Limited Manufacturing District in 2000, through Ordinances 2000-41 and Ordinance 2000-42. In
2005, an amendment was made to the ordinances mentioned above as the three subject parcels were
rezoned to R-4 PUD General Multi-Family Residence District, as part of the Westbury South Village,
through Ordinance 2005-69.
This rezoning was initiated by the property owner due to a lack of interest from industrial users.
Additionally, the property owner to the east of the subject parcels had successfully rezoned their land
from M-1 Limited Manufacturing District to R-2 PUD Single-Family Traditional Residence District as
the Caledonia Subdivision. In response to the growing trend of residential zoning in the area, the property
owner determined that R-4 zoning was more appropriate and consistent with surrounding development
patterns. A preliminary Planned Unit Development (PUD) plan for Westbury South Village was
subsequently approved in 2006 through Ordinance 2006-33, however the development was never
constructed.
The land is currently farmed and is part of the Rob Roy Drainage District.
1. ZONING – The following are the current immediate surrounding zoning and land uses of
parcels #02-18-200-004, #02-17-100-004, and #02-17-100-010 which are proposed to be
rezoned:
Zoning Land Use
North A-1 Agricultural District – Special Use Farmland (Corneils Road Solar Farm)
East B-2 General Business District
R-2 Single-Family Traditional Residence District
Farmland
Caledonia
South
Burlington Northern Santa Fe (BNSF) Railroad
A-1 Agricultural District – Special Use
Transportation Land Use
Farmland (New Leaf Energy Solar Farm)
Memorandum
To: Plan Council
From: Sara Mendez, Senior Planner
Date: August 19, 2025
Subject: PZC 2025-13 Meyer
Proposed Rezoning Request for Future Data Center
2
a. Petitioner has provided written responses to the Standards for Rezoning which
will be entered into the record during the public hearing process.
2. PERMITTED USES – Per Section 10-3-6-F of the Yorkville Unified Development
Ordinance (UDO), the M-2 General Manufacturing District zoning designation is intended to
provide for the location of manufacturing, industrial, and related uses that have greater off-
site impacts than those in the M-1 Limited Manufacturing District. The district is intended to
ensure the compatibility of the manufacturing and industrial uses with surrounding residential
and commercial uses and to minimize off-site impacts such as noise, traffic, and visual
qualities.
a. Further, per Table 10-3-12 (B) Permitted and Special Uses of the Unified
Development Ordinance, under “Energy Industrial Uses” data centers are permitted
land uses.
3. ENERGY INDUSTRIAL STANDARDS – In June 2025, the City approved an amendment
to Section 10-4-10 Energy Industrial Standards in the Unified Development Ordinance,
establishing development regulations specific to data centers. This section outlines
requirements related to landscape buffering, building separation, maximum height, noise
study and noise mitigation, operational testing, nuclear energy, phasing plan, fencing, lighting
and photometric, traffic management plan, battery storage, emergency operations plan,
building code enhanced standards, and appearance standards.
a. Any future development plans must comply with all standards set forth in Section 10-
4-10 of the Unified Development Ordinance.
4. M-2 BULK REGULATIONS – Per the Table 10-3-9(A) Bulk and Dimensional Standards,
the following are the current M-2 General Business District standards:
M-2 Zoning Regulations
Min. Lot Area N/A
Front Yard Setback 25 feet
Rear Yard Setback N/A
Side Yard Setback Min. 10% of lot width/Max. 20 feet
Corner Yard Setback Min. 10% of lot width/Max. 20 feet
Max. Lot Coverage 85%
Max. Building Height N/A
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
M-2 General Manufacturing District
Farmland
Farmland (Unit 3 Whispering Meadows)
Cyrus One (Data Center)
West
A-1 Agricultural District (Kendall County)
M-1/M-2 Limited/General Manufacturing
M-2 General Manufacturing District
ComEd Substation/Transfer Station – Utility Use
Bright Farms
Farmland (Green Door – approved for data center)
3
5. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates these
parcels as “Suburban Neighborhood (SN)” which is designated primarily for single-family
detached residential homes. However, the Comprehensive Plan also states, “while he land use
map should guide future land use and development and zoning decisions, it is also meant to
be adjusted and changed when circumstances warrant a change in planning direction in a
given area of the City.”
a. Due to the recent trend in rezoning and development in the area, the Cyrus One
future data center campus to the north, Project Steel and Project Cardinal
requested annexation, rezoning, and PUD to the north/west, the Kelaka
properties approved annexation and/or rezoning to M-2 to the south/west, and
the DMYF, LLLP project approved for rezoning to the south of the subject
parcels, staff, in part, supports the proposed M-2 General Manufacturing
District zoning for a future data center campus development with conditions.
b. Upon approval of the annexation and rezoning, the Comprehensive Plan will
require an amendment to reflect the new M-2 General Manufacturing zoning
district. The subject property’s future land use designation will be revise from
“Suburban Neighborhoods (SN)” to “General Industrial (GI)”.
LAND PLANNING COMMENTS:
6. SITE PLAN REVIEW – Staff further recommends that any proposed development
plan, regardless if it’s an outright permitted land use, shall be required to submit any
and all plans for review and approval by the City Council prior to commencing any
construction, grading or other work or issuance of a building permit on the Subject
Property due to the subject parcels’ adjacency to a future planned phase of a residential
development.
7. COMMUNITY MEETING – Per Section 10-8-12-C-1-a of the Unified Development
Ordinance states a community meeting of area/neighborhood property owners, explaining the
proposed rezoning conducted by the petitioner at their own expense and at a location of their
choosing may be required as a recommendation from the Plan Council prior to the Planning
and Zoning Commission public hearing date.
a. Due to the petitioner’s request to rezone all three of the subject parcels and the
proximity of the subject parcels to the residential land use to the east, Caledonia
subdivision, staff recommends the petitioner reach out to the homeowners’
association (HOA) regarding the proposed future land use of the subject
property prior to the Planning and Zoning Commission public hearing.
STAFF COMMENTS – ZONING APPROACH:
Staff recommends that the petitioner rezone only the two (2) western parcels (PINs #02-18-200-004
and #02-17-100-004) to the M-2 General Manufacturing District for a future data center, while
retaining the current zoning of R-4 General Multi-Family Residence District for the eastern parcel
(PIN #02-17-100-010). This recommendation is based on the proximity of the subject parcels to the
residential properties of the Caledonia Subdivision.
By preserving the R-4 zoning on the eastern parcel, a substantial visual and spatial buffer would be
maintained between the proposed manufacturing use and the adjacent residential area. The eastern parcel
could serve as the location for the required 100-foot landscape buffer and help achieve the minimum 500-
4
foot building separation between any data center building or structure (primary or accessory) and the
nearest residential structure.
Furthermore, as shown on the map below, which identifies the three (3) subject parcels and the newly
adopted 500-foot data center building separation requirement from residential structures (outlined in red),
the eastern parcel (PIN #02-17-100-010) is the most impacted by this standard. Of its approximately
37.33 acres, the separation requirement would reduce the buildable area to only about 10.15 acres (~27%
of the site). In addition to the parcel’s role in providing the required building separation and a buffer
between the future data center use and the Caledonia Subdivision, this significant reduction in
developable land further supports staff’s recommendation to retain the parcel’s current R-4 General
Multi-Family Residence District zoning.
Staff has communicated this recommendation to the petitioner. However, the petitioner has indicated they
intend to proceed with the rezoning of all three (3) subject parcels.
Lastly, staff recommends that, if the petitioner has a developer interested in the subject parcels, the
rezoning, preliminary Planned Unit Development, and Planned Unit Development applications be
processed simultaneously.
From:Andrew D. Youngberg
To:Dan Transier; Matt Marek; Ward3 Funkhouser; John Purcell; Contact-Rusty Corneils; Ken Koch; Contact-Craig
Soling; Contact-Joe Plocher; Rusty Hyett; Krysti Barksdale-Noble; David Hansen; Sara Mendez; Thian Dim
Subject:Opposition to Meyer Rezone (Case Number: 2025-13) - Protect Our Neighborhoods
Date:Wednesday, January 7, 2026 8:47:40 PM
To the Mayor, Community Development Team, and City Council of Yorkville, Illinois,
I am writing to formally oppose the proposed Meyer Rezone (Case Number: 2025-13),
specifically the request to rezone approximately 91 acres south of Corneils Road and east of
Beecher Road from R-4 General Multi-Family Residence District to M-2 General
Manufacturing District.
Allowing a massive data center development this close to established residential
neighborhoods, including the Caledonia community, presents significant risks to our health,
property values, and financial future. I urge you to consider the following evidence regarding
the negative impacts of such developments.
Negative Impacts on Residential Health and Quality of Life
Data centers are industrial powerhouses that do not belong near homes. Studies have outlined
the detrimental effects these facilities have on residential communities:
Noise Pollution: Data centers require massive cooling systems that run 24/7, creating a
constant, low-frequency hum that can travel long distances. A recent study titled
"Global data center expansion and human health" published in the National Institutes
of Health (NIH) database notes that internal noise levels can reach 96 dBA. This
persistent industrial noise is known to disturb sleep and increase stress for nearby
residents.
Reference: Global data center expansion and human health (NIH/PubMed)
Air Pollution from Backup Generators: To ensure 100% uptime, data centers rely on
banks of diesel generators. According to reports from Inside Climate News and the
Lincoln Institute of Land Policy, these generators release nitrogen oxides (NOx),
particulate matter, and carbon monoxide—pollutants linked to respiratory and
cardiovascular diseases. Permitting a facility that concentrates these emissions near our
homes is a direct threat to public health.
Reference: Data Centers’ Use of Diesel Generators is Problematic (Inside Climate
News)
Reference: Climate Change and Land Use (Lincoln Institute of Land Policy)
Threat to Residential Property Values
While data centers may increase the commercial value of the land they occupy, they often
have a negative impact on the desirability and value of adjacent residential properties.
Industrialization of Neighborhoods: Homebuyers value peace and quiet. The
introduction of 24/7 industrial noise, light pollution, and visible cooling infrastructure
can make nearby homes significantly harder to sell.
Market Stagnation: An article by Realtor.com regarding the "hidden side effects" of
the AI and data center boom highlights that residents near these facilities often face
"sleepless nights filled with industrial hums" which can chip away at peace of mind and
property value. The report notes that for homeowners, having a tech giant neighbor is
often "less a blessing than a burden."
Reference: AI’s Hidden Side Effects on Housing: Noise and Utilities
(Realtor.com)
Economic Concerns: Failing Our Schools and Community
Proponents often tout tax revenue as a benefit, but the reality for Yorkville is far more
complicated.
Utility Taxes vs. Property Taxes: Revenue collected from data centers often comes
heavily from utility taxes on electricity usage rather than traditional property taxes.
Unlike property taxes, which are the primary funding source for Yorkville CUSD 115,
utility taxes typically go into the City’s general fund.
No Guarantee for Schools: As confirmed during the meeting between Green Door
Investments and the two HOAs representing the Caledonia neighborhood, there is no
guarantee that revenue from this development will be allocated to our schools or used
to lower our property tax burden. We risk burdening our community with industrial
infrastructure while our schools see little to no financial benefit.
The "Bait and Switch" Risk
The current plans presented by Green Door Investments are entirely hypothetical. Without a
confirmed end-user committed to a specific site plan, rezoning this land to M-2 is a dangerous
gamble. Once the zoning is changed to manufacturing, the developers—or a future buyer—
could alter the plans significantly. This "bait and switch" potential means the final project
could be far more intrusive and damaging than what is currently being shown to the public.
Approving this rezone places the financial interests of developers above the health, wealth,
and well-being of Yorkville residents. I strongly urge the City Council and Mayor to vote NO
on the Meyer Rezone.
Sincerely,
Andrew D. Youngberg
503.871.7817 | youngberg.andrew@gmail.com
www.linkedin.com/in/youngbergandrew/
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APPLICATION FOR
REZONING
United City of Yorkville
1SBJSJF1PJOUF%SJWF
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE: PZC NUMBER: DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE: BUSINESS HOME
EMAIL: FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION: REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION: TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
1/7/2026 Meyer
Matt Gilbert Green Door Capital
155 North Wacker Drive, Suite 4250
Chicago, IL 60606 312-622-8300
matt@greendoorcapital.com
Yorkville Nexus V LLC
Approximately 37.33 acres of farmland lying East of Beecher Road and south of Corneils road in Yorkville, IL
R-4 A-1
Residential or Industrial/Data Cente 37.33
Unincorporated Bristol Township (application submitted for annexation into Yorkville and rezoning to M-2) , R-2 and A-1
B-2 and R-2
Unincorporated Bristol Township (ComEd Utility right of way) and R-2
Unincorporated Bristol Township (ComEd substation) and proposed M-2 data center
02-17-100-010
●
APPLICATION FOR
REZONING
United City of Yorkville
1SBJSJF1PJOUF%SJWF
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ENGINEER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
Kevin Kearney Pedersen & Houpt
161 N Clark St, Ste. 2700
Chicago, IL 60601 312-261-2291
kkearney@pedersenhoupt.com
Ted Feenstra V3 Companies
7325 Janes Ave
Woodridge, IL 60517 630.936.0328
tfeenstra@v3co.com
Christopher Bartosz V3 Companies
7325 Janes Ave
Woodridge, IL 60517 630.688.6170
cdbartosz@v3co.com
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE HOWTHE SUBJECT PROPERTY *446*5"#*-&FORTHE 163104&40'5)&PROPOSED ZONING DISTRICT:
PLEASE STATE HOW THE PROPOSED MAP AMENDEMENT WILL NOT RESULT IN AN INDIVIDUAL PARCEL ZONED IN ONE ZONING DISTRICT THAT IS NOT SHARED BY ANY
ADJACENT PARCELS:
PLEASE STATE HOWTHE MAP AMENDEMENT IS CO.1"5*#-&WITHTHE EXISTING AND PLANNED USES AND ZONING OF NEARBY PROPERTIES:
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SFTJEFOUJBMTVCEJWJTJPOUPUIFFBTUBOEQMBOOFEWFSUJDBMEFWFMPQNFOU
PLEASE STATE HOWTHE MAP AMENDMENT IS CONSISTENTWITHTHE COMPREHENSIVE PLAN ANDTHE PURPOSES OFTHE UNIFIED DEVELOPMENT ORDINANCE:
5IF $PNQSFIFOTJWF1MBOEFTJHOBUFEUIF4VCKFDU1SPQFSUZBTGVUVSFTVCVSCBOOFJHICPSIPPEXIJDIXBTDPOTJTUFOU
XJUIUIF[POJOHUIFOBQQSPWFEVOEFSBEFWFMPQNFOUBHSFFNFOU5IFQBSDFMJTMPDBUFEJNNFEJBUFMZOPSUIPGUIF
QBSDFMTEFTJHOBUFEJOBT.FUSB4UBUJPO5SBOTJU0SJFOUFEEFWFMPQNFOU&BSMJFSUIJTZFBS
TFWFSBMBEEFOEVNTXFSF
NBEFUPUIF$PNQSFIFOTJWFQMBOGPSPUIFSQBSDFMTOFBSUIF$PN&ETVCTUBUJPOJODMVEJOHBEKVTUJOH"HSJDVMUVSBMBOE
3FTJEFOUJBMQMBOOFEBSFBTUP(FOFSBM*OEVTUSJBMBTXFMMBTBQQSPWJOHTPMBSGBSNMBOEVTFGPSUISFFQBSDFMT
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QPSUJPOPGUIFMBOEEFTJHOBUFEJOBTGVUVSFUSBOTJUPSJFOUFEEFWFMPQNFOU
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DPOKVODUJPOXJUIUIFSFRVFTUFESF[POJOHPGUIFUXPQBSDFMTUPUIFXFTUBT.UPTFSWFBTBCVGGFSCFUXFFOUIF
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UIFQBSDFMJTJOUFOEFEUPTFSWFBTBCVGGFSGPSWFSUJDBM
EFWFMPQNFOUPOUIPTFTJUFT
APPLICATION FOR
REZONING
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE HOWTHE PROPOSED PARCEL(S)TO BE REZONED SHALL MEETTHE MINIMUM FRONTAGE AND AREA REQUIREMENTS OFTHE REQUESTED ZONING DISTRICT
ASSPECIFIED IN SECTION10-3-9(A) INTHE UNIFIED DEVELOPMENT ORDINANCE
6/-&4405)&38*4&(3"/5&%3&-&*'"441&$*'*&%*/4&$5*0/7"3*"5*0/4:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
5IF4VCKFDU1SPQFSUZXBTPSJHJOBMMZ[POFEJOBT.-JNJUFE.BOVGBDUVSJOH%JTUSJDUGPSBMMQFSNJUUFEVTFTBMPOH
XJUIBMMBEEJUJPOBMVTFTMJTUFEJOUIF#4FSWJDF#VTJOFTT%JTUSJDU;POJOH0SEJOBODF5IFQSPQFSUZXBTSF[POFEUP3
JOBOEIBTCFFOWBDBOUTJODFUIBUUJNFXJUIBOBHSJDVMUVSBMMBOEVTF
5IFQSPQPTFEBHSJDVMUVSBMTIPVMECFDPOTJEFSFEBCFOFGJUUPUIFIPVTJOHTVCEJWJTJPOTUPUIFFBTUPGUIFQSPQFSUZBTJU
XJMMNBJOUBJOUIFQSPQFSUZhTDVSSFOUVTFBOEQSPWJEFEJTUBODFGSPNOFBSCZEFWFMPQNFOU
/PWBSJBUJPOUPUIFSFRVJSFNFOUTPGUIFEJTUSJDUTUBOEBSETPSUIFVTFTUBOEBSETPVUMJOFEVOEFS6OJGJFE%FWFMPQNFOU
0SEJOBODFJTSFRVFTUFEBUUIJTUJNF
Matt Gilbert Green Door Capital
155 North Wacker Drive, Suite 4250
Chicago, IL 60606 312-622-8300
matt@greendoorcapital.com
1
SUMMARY:
An application for annexation and rezoning has been submitted by Heather DiVerde, on behalf of
the Yorkville School District 115, to the United City of Yorkville, Kendall County, Illinois. The request is
seeking approval to annex three (3) parcels #02-30-400-006, #02-31-226-002, and #02-29-300-002
totaling approximately 155-acres and is generally located north of River Road, west of Game Farm Road,
and east of Eldamain Road. Additionally, the petitioner is seeking approval for rezoning the three (3)
subject parcels from the R-1 Single-Family Suburban Residence District to PI Public Institutional
District accommodate public school facilities.
Memorandum
To: Planning and Zoning Commission
From: Sara Mendez, Senior Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
David Hansen, Senior Planner
Date: January 5, 2026
Subject: PZC 2025-14 YSD 115
Proposed Annexation & Rezoning Request for school facilities
2
PROPERTY BACKGROUND:
The subject property is currently unincorporated and zoned A-1 Agricultural in Kendall County.
It comprises three (3) parcels totaling approximately 155-acres.
Parcel #02-29-300-002 is adjacent to the Yorkville School District (YSD) 115 high school and
includes a portion of the school building, as well as the baseball field and pickleball courts. Parcels #02-
30-400-006 and #02-31-226-002 are nonadjacent to parcel #02-29-300-002 but located directly west of
the high school and is utilized as farmland.
PURPOSE OF ANNEXATION AND REZONING REQUEST:
ion, the proposed annexation and rezoning of the three (3)
parcels addresses a critical community need of providing adequate space for public school facilities.
g application, the student population has increased by 4,744
students since 2002. The last school buildings were constructed in 2009, when enrollment was
approximately 5,100 students. As of 2025, the student population has reached approximately 7,151. In
response to this significant growth over the past two decades, the district has emphasized the need to
expand capacity at all grade levels to ensure adequate accommodations for Yorkvil
development.
ANNEXATION REQUEST:
As mentioned, the applicant seeks annexation of three (3) unincorporated parcels, #02-30-400-
006, #02-31-226-002, and #02-29-300-002 totaling approximately 155-acres to accommodate public
school facilities. Contiguity of subject parcels #02-30-400-006 and #02-31-226-002 and Yorkville s
current corporate boundary is established immediately north of John Street (Rush Copley). Contiguity of
subject parcel #02-29-300-002 and Yorkville s current corporate boundary is established immediately
west of Game Farm Road (Yorkville School District 115 High School).
Annexation is contingent upon City Council approval of a requested rezoning to the PI Public
Institutional District.
A draft annexation agreement has been provided for review and comment. Staff has the Plat of
Annexation for parcels #02-30-400-006, #02-31-226-002, and #02-29-300-002. A public hearing for the
proposed annexation was held on January 13, 2026 before the City Council.
REZONING REQUEST:
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 within the PI Public Institutional District for the
three (3) subject parcels.
Table 10-3-12(B) Institutional, Public, and Utility of Yorkville ified Development Ordinance
identifies schools, public or private, as a permitted use in the PI Public Institutional District. Section 10-8-
12 of the Unified Development Ordinance also states specific standards for rezoning which all
recommendation bodies will review. The petitioner has provided responses to the established standards
for each of the criteria provided in the application.
Due to the subject parcels not being adjacent to each other, the following are the current
immediate surrounding zoning and land uses of parcels #02-30-400-006 and #02-31-226-002 which are
proposed to be rezoned:
3
While below are the current immediate surrounding zoning and land uses of parcel #02-29-300-002 which
is proposed to be rezoned:
COMPREHENSIVE PLAN
The 2016 Comprehensive Plan Update designates
parcels #02-30-400-006 and #02-31-226-002 as Parks
and Open Space and parcel #02-29-300-002
Institutional .
The Parks and Open Space designation is meant
to preserve recreational areas and open space for either
public or private use. If the annexation and rezoning are
approved, staff would seek to amend the
Comprehensive Plan to reclassify the 110-acre parcel
as Institutional (I) which is consistent with the
proposed land use.
The Institutional designation is generally intended
for Yorkville municipal facilities, Kendall County
government offices, and facilities of other entities,
including the Bristol-Kendall Fire Protection District, the
Yorkville-Bristol Sanitary District, Yorkville Community
Unit School District 115, and other government facilities.
Zoning Land Use
North
PI Public Institutional District
B-3 General Business District (PUD)
R-3 Multi-Family Attached Residence District
Kendall County Government Center
Rush Copley
Fox Hill
East
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
R-4 General Multi-Family Residence District
PI Public Institutional District
R-1 Single-Family Suburban Residence District
Farmland
Blackberry Woods
Blackberry Woods
Yorkville School District (YSD) 115 High School
Cemetery
South Unincorporated Kendall County
R-1 Single-Family Suburban Residence District
Farmland
Residential
West Unincorporated Kendall County Farmland
Zoning Land Use
North
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
R-4 General Multi-Family Residence District
Farmland
Blackberry Woods
Blackberry Woods
East PI Public Institutional District
R-1 Single-Family Suburban Residence District
Yorkville School District (YSD) 115 High School
Cemetery
South Unincorporated Kendall County
Farmland
West Unincorporated Kendall County Farmland
4
Parcel #02-29-300-002 aligns the 2016 Comprehensive Plan. Therefore, if the annexation and
rezoning were approved, no update to the Comprehensive Plan would be necessary.
FUTURE ROAD CONNECTION AND LAND PLAN:
The City s 2016 Comprehensive Plan indicates the extension of
Beecher Road from John Street to River Road, see image to the right,
through two (2) of the subject parcels (PINS #02-30-400-006 and #02-
31-226-002). At this time, the School District has indicated to staff at
the November 13, 2025, Plan Council meeting, they do not plan to
connect Beecher Road to River Road.
Additionally, the Yorkville School District 115 is not pursing a land
plan currently. Therefore, when the school submits a land plan, the
plan will be reviewed by the City and likely require a Planned Unit
Development due to the acreage of the property exceeding 4-acres and
potential for multiple buildings on the site.
MAP AMENDMENT REVIEW STANDARDS:
Per Section 10-8-12 of the Yorkville Unified Development Ordinance, Map Amendments may be
proposed by the subject property owner, the Mayor and City Council, the Planning and Zoning
Commission, Zoning Administrator, or another City official.
Map Amendment Review Standards. The Planning and Zoning Commission shall make findings of fact
regarding Map Amendments based upon the following standards:
1. The proposed Map Amendment is consistent with the Comprehensive Plan and the purposes of
this UDO.
2. The proposed Map Amendment is compatible with the existing and planned uses and zoning
of nearby properties.
3. The subject property is suitable for the purposes of the proposed zoning district.
4. The proposed Map Amendment will not result in an individual parcel zoned in one zoning
district that is not shared by any adjacent parcels.
5. The proposed parcel(s) to be rezoned shall meet the minimum frontage and area requirements
of the requested zoning district as specified in Section 10-3-9(A), unless otherwise granted
relief as specified in Section 10-8-9. Variations.
6. The community need for the proposed use, and
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 a response to each standard as part of the rezoning application, which is
included in this packet as an attachment.
STAFF COMMENTS:
Staff is supportive of the request for annexation and rezoning as it would address the need to expand the
district s facility growth. A public hearing
was held at the January 13, 2026 City Council meeting for the annexation agreement. The final vote is
scheduled for the February 10, 2026 City Council meeting.
5
PROPOSED MOTION:
In consideration of testimony presented during a Public Hearing on January 14, 2025 and discussion
of findings of fact, the Planning and Zoning Commission recommends approval to the City Council a
request for rezoning from the R-1 Single-Family Suburban Residence District to the PI Public
Institutional District, to accommodate public school facilities for Yorkville School District 115, for
three (3) parcels totaling approximately 155-acres (PINS #02-30-400-006, #02-31-226-002, and #02-
29-300-002), generally located north of River Road, west of Game Farm Road, and east of Eldamain
Road, subject to {insert any additional conditions of the Planning and Zoning Commission}
ATTACHMENTS:
1. Plan Council memo dated 10.27.25
2. Public Hearing Notice - Rezoning
3. Annexation Application
4. Rezoning Application
5. Legal Description of PINS #02-30-400-006, #02-31-226-002, and PIN #02-29-300-002
6. Plat of Annexation of PINS #02-30-400-006 and #02-31-226-002
7. Plat of Annexation of PIN #02-29-300-002
1
I have reviewed the annexation and rezoning applications for the subject parcels submitted by
Heather DiVerde, on behalf of the Yorkville School District 115. The real property consists of thee (3)
parcels totaling approximately 155-acres and is generally located north of River Road, west of Game
Farm Road, and east of Eldamain Road. The petitioner is seeking approval for the annexation and
rezoning from the R-1 Single-Family Suburban Residence District to PI Public Institutional District of
parcels #02-30-400-006 and #02-31-226-002 to accommodate public school facilities.
Based upon my review of the application documents and plans, I have compiled the following
comments:
ANNEXATION COMMENTS:
1. Contiguity of subject parcels #02-30-400-006 and #02-31-226-002 and Yorkville s current
corporate boundary is established immediately north of John Street (Rush Copley)
2. Contiguity of subject parcel #02-29-300-002 and Yorkville s current corporate boundary is
established immediately west of Game Farm Road (Yorkville School District 115 High School)
3. Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory
annexed into the city shall automatically be classified within the R-1 Single-Family Suburban
Residence District.
4. Any approval of the requested rezoning is contingent upon the approval of the annexation
petition.
REZONING COMMENTS:
1. Per Table 10-3-12(B) Institutional, Public, and Utility Uses of the United City of Yorkville s
Unified Development Ordinance, schools, public or private, are a permitted use in the R-1 Single-
Family Suburban Residence District and PI Public Institutional District.
2. Although schools are allowed in the R-1 district, staff is recommending the petitioner
rezone all three (3) subject parcels to the PI district.
3. Staff is requesting the petitioner verify if they intend to rezone all three (3) parcels to the PI
district or solely parcels #02-30-400-006 and #02-31-226-002.
4. Section 10-8-12 of the Unified Development Ordinance states specific standards for rezoning
which all recommendation bodied will review. The petitioner has provided responses to the
established standards for each of the criteria provided in the application.
PROPERTY BACKGROUND:
The subject property is currently unincorporated and zoned A-1 Agricultural in Kendall County.
It comprises three (3) parcels totaling approximately 155-acres.
Below is a map indicating each parcel for reference. Parcel #02-29-300-002 is adjacent to the
Yorkville School District (YSD) 115 high school and includes a portion of the school building, as well as
the baseball field and pickleball courts. Parcels #02-30-400-006 and #02-31-226-002 are nonadjacent to
parcel #02-29-300-002 but located directly west of the high school and is utilized as farmland.
Memorandum
To: Plan Council
From: Sara Mendez, Senior Planner
Date: October 27, 2025
Subject: PZC 2025-14 YSD 115
Proposed Annexation & Rezoning Request for school facilities
2
parcels addresses a critical community need of providing adequate space for public school facilities.
According to the School Dist application, the student population has increased by 4,744
students since 2002. The last school buildings were constructed in 2009, when enrollment was
approximately 5,100 students. As of 2025, the student population has reached approximately 7,151. In
response to this significant growth over the past two decades, the district has emphasized the need to
development.
GENERAL ZONING/LAND USE COMMENTS:
Due to the subject parcels not being adjacent to each other, the following are the current immediate
surrounding zoning and land uses of parcels #02-30-400-006 and #02-31-226-002 which are proposed to
be rezoned:
Zoning Land Use
North
PI Public Institutional District
B-3 General Business District (PUD)
R-3 Multi-Family Attached Residence District
Kendall County Government Center
Rush Copley
Fox Hill
East
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
R-4 General Multi-Family Residence District
PI Public Institutional District
R-1 Single-Family Suburban Residence District
Farmland
Blackberry Woods
Blackberry Woods
Yorkville School District (YSD) 115 High School
Cemetery
South Unincorporated Kendall County
R-1 Single-Family Suburban Residence District
Farmland
Residential
West Unincorporated Kendall County Farmland
3
While below are the current immediate surrounding zoning and land uses of parcel #02-29-300-002 which
is proposed to be rezoned:
a. Petitioner has provided written responses to the Standards for Rezoning which
will be entered into the record during the public hearing process.
COMPREHENSIVE PLAN
The 2016 Comprehensive Plan Update designates parcels #02-30-400-006 and #02-31-226-002 as
Estate/Conservation Residential and parcel #02-29-300-002 Institutional .
)
design which will accommodate low-density detached single-family housing. However, the
e future land use and development
and zoning decisions, it is also meant to be adjusted and changed when circumstances warrant a change in
planning direction in a given area of the City.
a) If the annexation and rezoning are approved, staff would seek to amend the
Comprehensive Plan to reclassify the 110-acre parcel as Institutional (I) which is
consistent with the proposed land use.
The Institutional designation is generally intended for Yorkville municipal facilities, Kendall
County government offices, and facilities of other entities, including the Bristol-Kendall Fire Protection
District, the Yorkville-Bristol Sanitary District, Yorkville Community Unit School District 115, and other
government facilities.
a) Parcel #02-29-300-002 aligns the 2016 Comprehensive Plan. Therefore, if the annexation
and rezoning were approved, no update to the Comprehensive Plan would be necessary.
FUTURE LAND PLAN:
The Yorkville School District 115 is not pursing a land plan currently. Therefore, when the school
submits a land plan, the plan will be reviewed by the City.
Zoning Land Use
North
Unincorporated Kendall County
R-2 Single-Family Traditional Residence District
R-4 General Multi-Family Residence District
Farmland
Blackberry Woods
Blackberry Woods
East PI Public Institutional District
R-1 Single-Family Suburban Residence District
Yorkville School District (YSD) 115 High School
Cemetery
South Unincorporated Kendall County
Farmland
West Unincorporated Kendall County Farmland
Sold To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL 60560
Bill To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL60560
Certificate of Publication:
Order Number: 7908976
Purchase Order: YSD 115 PZC
State of Illinois - Kendall
Chicago Tribune Media Group does hereby certify that it is the publisher of the The Beacon-News. The
The Beacon-News is a secular newspaper, has been continuously published Daily for more than fifty (50)
weeks prior to the first publication of the attached notice, is published in the City of Aurora, Township of
Aurora, State of Illinois, is of general circulation throughout that county and surrounding area, and is a
newspaper as defined by 715 IL CS 5/5.
This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the The
Beacon-News, namely one time per week or on 1 successive weeks. The first publication of the notice
was made in the newspaper, dated and published on 12/19/2025, and the last publication of the notice
was made in the newspaper dated and published on 12/19/2025.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES:Dec 19, 2025.
___________________________________________________________________________________
The Beacon-News
In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed
in Chicago, Illinois on this
22nd Day of December, 2025, by
Chicago Tribune Media Group
Jeremy Gates
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
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160 N Stetson Avenue, Chicago, IL 60601
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160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
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160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
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160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014