HomeMy WebLinkAboutPlanning and Zoning Commission Packet 2026 07-08-26
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, July 8, 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: June 10, 2026
Citizen’s Comments
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Public Hearings
1. PZC 2026-05 Pioneer Development, LLC, as the petitioner and contract purchaser, along with
property owners Galena & 47th, LLC, MPLIV10, LLC, Sanjay and Sameer Gupta, Dale L. Konicek,
LLC, and The Konicek Family Limited Partnership, have submitted an application to the United City
of Yorkville, Kendall County, Illinois for a Major Amendment to an existing Planned Unit
Development (PUD) (Ord. 2025-77) of approximately 1,037 acres referred to as Project Cardinal data
center campus. The petitioner is requesting an amendment to the previously approved Phasing Plan.
The subject property is generally located northwest of Route 47 and Galena Road, south of Baseline
Road, and east of Ashe Road.
Unfinished Business
New Business
1. PZC 2026-04 Kendall County Petition 26-16, Thomas A. Schnabel, Jr. on behalf of Two Star
Enterprises, LLC (Petitioner) is seeking a map amendment (rezoning) for 31.75 +/- acres directly
west of 1255 East Beecher Road from A-1 Agricultural District with a Special Use Permit to M-2
Heavy Industrial District. The purpose of the request is for the operation of a truck and semi-trailer
storage facility, along with other related industrial uses. The real property is located west of East
Beecher Road and approximately .33 miles south of Galena Road in unincorporated Kendall County.
Action Item
1.5 Mile Review
2. PZC 2026-05 Pioneer Development, LLC, as the petitioner and contract purchaser, along with
property owners Galena & 47th, LLC, MPLIV10, LLC, Sanjay and Sameer Gupta, Dale L. Konicek,
LLC, and The Konicek Family Limited Partnership, have submitted an application to the United City
of Yorkville, Kendall County, Illinois for a Major Amendment to an existing Planned Unit
Development (PUD) (Ord. 2025-77) of approximately 1,037 acres referred to as Project Cardinal data
center campus. The petitioner is requesting an amendment to the previously approved Phasing Plan.
The subject property is generally located northwest of Route 47 and Galena Road, south of Baseline
Road, and east of Ashe Road.
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Action Item
PUD Amendment
Additional Business
1. City Council Action Updates
Adjournment
DRAFT
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PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, June 10, 2026 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
Danny Williams-yes, Ryan Forristall-yes, Wally Werderich-yes, Michael Crouch-yes, Chad
Green-yes, Marge Linnane-yes, Richard Vinyard-yes
City Staff
Krysti Barksdale-Noble, Community Development Director
Kathleen Orr, City Attorney David Hansen, Senior Planner
Sara Mendez, Senior Planner, via Zoom Thian Dim, Planner 1
Drea Sandoval, Intern John Burner, Administrative Intern, Zoom
Deputy Chief Garrett Carlyle Alderman Dan Transier, Zoom
Other Guests
Chris Vitosh, Vitosh Reporting Service Bradd Hout, Cyrus One
Russ Whitaker, Attorney, Cyrus One Laura Cottrell, Cyrus One
Digno Iglesias, Trinity Consultants Connor Rutledge, Trinity Consultants
Mark Pruitt, The Power Bureau Michael Hemme, Corgan
Brian Johnson, Pinnacle Engineering Group Rachel Bold, CBL
Andrew Ling Jose, Autumn Creek
Peter Friedman, Green Door Aaron Gruen, Gruen Gruen Associates
Ellen Raimondi, Gary R. Weber Associates Sean Reynolds, JLL, Green Door
Chuck Kasper, Legacy, Leesa Poss
Caroline McCree Margaret E. Ganger, White Oak Estates
Javier Milan, KLOA, Inc. Aimee Lalime, Zoom
Debbie DeParis, Zoom Jeffrey Wolgast, Zoom
Toni Wolgast, Zoom John, Zoom
“M”, zoom Matt G, Zoom
Joellen Leary, Zoom Michael K. Ganger
Dr. Joan McArthur Matt Gilbert, Zoom
Tom Scofield, Zoom “me”, Zoom
Sam, Zoom Jason Mack, DMP, Zoom
Shannon, Zoom JL, Zoom
Chloe Russell, Zoom Ed, Zoom
Caryn Macek, Zoom James, Zoom
Ari Rosenthal, Zoom Mark Martin
Previous Meeting Minutes: February 11, 2026 (Court Reporter Transcript) & April 8,
2026
Motion by Mr. Werderich and second by Mr. Williams to approve the minutes and court reporter
transcript as presented. Roll call: Forristall-yes, Werderich-yes, Crouch-yes, Green-yes,
Linnane-yes, Vinyard-yes, Williams-yes. Motion carried 7-0.
Page 2 of 5
Citizen’s Comments None
Public Hearings
Chairman Vinyard said there are 2 Public Hearings for this meeting, he explained the procedure
of the Public Hearings and swore in those who would speak. He also stated the protocol for the
Public Hearings and the procedure for taking testimony. He asked for a motion to open the two
Public Hearings as follows:
1. PZC 2026-01 Comprehensive Plan Update, United City of Yorkville, petitioner, is
proposing to amend the Yorkville Comprehensive Plan, including a modified future land
use map, pursuant to Section 11-12-7 of the Illinois Municipal Code (65 ILCS 5/11-12-7)
and Section 9-1-1 of the Yorkville City Code.
2. PZC 2026-03 C1 Yorkville, LLC, petitioner, has submitted applications to the United
City of Yorkville, Kendall County, Illinois for special use authorization for a major
amendment to an existing Planned Unit Development (PUD) and preliminary PUD Plan
approval for approximately 228 acres referred to as the Cyrus One CHI-11 data center
campus.
At 7:05pm, Commissioners Werderich and Green, moved and seconded, respectively, to open the
Public Hearings. Roll call: Werderich-yes, Crouch-yes, Green-yes, Vinyard-yes, Williams-yes,
Linnane-yes, Forristall-yes. Carried 7-0.
The Public Hearings concluded and were closed at 9:52pm on a motion by Mr. Williams and
second by Mr. Crouch. Roll call: Green-yes, Linnane-yes, Vinyard-yes, Williams-yes, Forristall-
yes, Werderich-yes, Crouch-yes. Carried 7-0.
(See Court Reporters' transcript of Public Hearing)
(Petitioner's Responses and Presentation to be included in the official transcript)
Unfinished Business None
New Business
1. PZC 2026-01 Comprehensive Plan Update (see #1 above)
Action Item
Text Amendment
There was no discussion and Mr. Green moved and Mr. Williams seconded the motion to
approve PZC 2026-01 Comprehensive Plan Update. Motion: Mr. Williams read the
motion as follows: In consideration of testimony presented during a Public Hearing on
June 10, 2026 and discussions conducted at that meeting, the Planning and Zoning
Commission recommends approval to the City Council of a request to amend the
Yorkville Comprehensive Plan, including a modified future land use map, pursuant to
Section 11-12-7 of the Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of
the Yorkville City Code. The proposed amendment adds sections to the Future Land Use
Map Addendum to reclassify seven (7) identified developments. The changes are a result
of rezoning approvals made by the City Council in calendar years 2022, 2025 and 2026.
Roll call: Linnane-yes, Vinyard-yes, Williams-yes, Forristall-yes, Werderich-yes,
Crouch-yes, Green-yes. Carried 7-0.
Page 3 of 5
2. PZC 2026-02 Grande Reserve Units 10B & 11B, Tom Scofield on behalf of Ross Lane
Development, LLC, petitioner, is seeking Final Plat approval for an approximately 22-
acre site consisting of 154 new residential townhome lots located east of Kennedy Road
and south of the BNSF railroad in Units 10 and 11 of Grande Reserve subdivision.
Ms. Dim presented the information for this petition. The Final Plat application was submitted in
March 2026 for phase 2, units 10B and 11B. Per the original Annexation Agreement in 2003, the
HOA will be responsible for snowplowing in 2 cul-de-sacs in units 10 and 11. Also, the
appearance standards are consistent with phase 1. This petition will move to City Council June
23rd.
Action Item
Final Plat
There was no further discussion and Mr. Williams read the motion as follows: Motion: In
consideration of the proposed Final Plat of Subdivision of Grande Reserve Units 10B and 11B,
the Planning and Zoning Commission recommends approval of the plats to the City Council as
presented by the Petitioner in plans prepared by Manhard Consulting, Ltd., last revised May 14,
2026. Mr. Williams moved to approve petition PZC 2026-02 Grande Reserve and Ms. Linnane
seconded. Roll call: Vinyard-yes, Williams-yes, Forristall-yes, Werderich-yes, Crouch-yes,
Green-yes, Linnane-yes. Carried 7-0.
3. PZC 2026-03 C1 Yorkville, LLC, petitioner, has submitted applications to the United
City of Yorkville, Kendall County, Illinois for special use authorization for a major
amendment to an existing Planned Unit Development (PUD) and preliminary PUD Plan
approval for approximately 228 acres referred to as the Cyrus One CHI-11 data center
campus.
Ms. Noble presented a summary, showed a chart of the existing approvals as well as the changes
being requested by the petitioner and she described the property. She listed the site plan
decreases which include the number of buildings as well as the number of storys and heights.
Increases include number of parking spaces, building/site coverage, accesses, number of
stormwater basins and distance to nearest residential structure. Petitioner agreed to the energy
use standards, which were not in the original PUD. The phasing plan has changed from the one
in the originally posted packet and will be included in the voting motion as the “updated phasing
plan”. A letter from the petitioner included info about allocation of power and the agreements
are in place with ComEd. A letter regarding noise studies is also included.
Ms. Noble noted the petitioner had provided written responses to the standards and she then read
them for the Special Use and the PUD Plan. After each standard, the Commissioners discussed
and stated whether or not they were in agreement. In response to a question from Commissioner
Williams, it was clarified that even though no changes occurred to the Special Use previously
approved, it will need to be approved again tonight since it is a major amendment.
Special Use Standards
The Commissioners agreed all the standards had been met except the Standards listed below.
Standard #2 for Special Use: This states the Special Use will not be injurious of property in the
immediate vicinity for purpose permitted or diminish property values. Mr. Vinyard said he both
agreed and disagreed, there is impact and it was going to be a manufacturing district to start with.
Anything could have been built there. Mr. Green said it's already being built and asked, do we
want it bigger or smaller-they are proposing smaller. The change benefits us more now. Mr.
Page 4 of 5
Werderich said valid points were brought up in public comment and he thinks they need to be
addressed, specifically the noise effect on animals. For the record, he said this should be
discussed. He also brought up that it might be a rush to judgment that the animal effect wasn't
addressed. Chairman Vinyard said they met every other standard within the spirit of the law. Mr.
Williams noted that no agency regulates noise pollution for animals. Weighing in further, Ms.
Linnane stated she doesn't think, that as a commission, they should judge for animals for just
this data center if they don't do the same for every other project. Mr. Crouch said the petitioner
really did improve the project and the reconfigured phasing was a good idea. He also wanted to
mention that Yorkville schools will not receive money from this project, but Plano Schools will.
Regarding the sound and animal matters, there are no studies, but he noted one data center project
is near a national zoo which has concern. He added that the traffic issue needs to be addressed,
but they have met the standards. Mr. Crouch also said this was zoned manufacturing and that no
zoning was changed to accommodate this project. Mr. Williams said the city benefited since the
decibels could have gone to 60, but are now much lower. Commissioners Werderich and
Williams stated it was beneficial to have this discussion on the record.
Six Commissioners agreed the standards were met, with one dissenting opinion.
Standard #3 for Special Use concerning establishment of Special Use will not impede normal and
orderly development, improvement of surrounding property for uses permitted in the district. Mr.
Williams said not all property surrounding this property is zoned M-2 and that is his concern. He
disagreed that the Standard was met.
Preliminary PUD Standards
Ms. Noble presented the 6 standards for the PUD Plan and the Commissioners agreed all
Standards had been met.
Ms. Noble noted a change in the motion language for the Preliminary PUD Plan to read “updated
phasing plan as presented by the petitioner at tonight's Public Hearing”.
MINUTE-TAKER'S NOTE: Regarding the below 2 motions, Chairman Vinyard asked for a
motion for the “Major Amendment to Special Use for Planned Unit Development”.
Inadvertently, the motion was read for the “Major Amendment to Preliminary PUD Plan”. In
essence, the motions and corresponding votes were done in reverse order.
Action Item
Major Amendment to Preliminary PUD Plan
Discussion concluded and Chairman Vinyard entertained a motion for approval of PZC 2026-03
CHI 11 (Cyrus One) Data Center Major Amendment to Special Use for Planned Unit
Development. Commissioners Williams and Linnane moved and seconded, respectively.
Motion: Mr. Williams read the motion as follows: The Planning and Zoning Commission
recommends approval to the City Council of a Major Amendment to the Preliminary PUD Plan
for the C1 Yorkville – CHI-11 (Cyrus One) updated phasing plan presented during tonight's
Public Hearing, dated June 10, 2026. Roll call: Werderich-yes, Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes, Williams-yes, Forristall-yes. Carried 7-0.
Action Item
Major Amendment to Special Use for Planned Unit Development
A motion and second were made by Commissioners Williams and Green, respectively, to approve
the Major Amendment to Special Use for Planned Unit Development. Motion: Mr. Williams
read the motion as follows: In consideration of testimony presented during a Public Hearing on
Page 5 of 5
June 10, 2026 and approval of the findings of fact, the Planning and Zoning Commission
recommends approval to the City Council of a request for a Major Amendment to the Special Use
authorization of a Planned Unit Development for the C1 Yorkville – CHI-11 (Cyrus One) data
center located at the northeast corner of Faxon Road and Eldamain Road and subject to updated
phasing plan presented during tonight's Public Hearing, dated June 10, 2026 and subject to staff
comments enumerated in a memo dated June 4, 2026, EEI comments dated June 3, 2026, and
Soundscape Engineering comments dated May 8, 2026 and June 4, 2026. Roll call: Crouch-yes,
Green-yes, Linnane-yes, Vinyard-yes, Williams-yes, Forristall-yes, Werderich-yes. Carried 7-0.
Additional Business
1. Appointment of Vice Chair
Chairman Vinyard asked for nominations for Vice-Chair and after a short discussion, he moved
to nominate Mr. Williams for this position and Mr. Green seconded. Roll call: Williams-yes,
Forristall-yes, Werderich-yes, Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes. Carried 7-0.
2. City Council Action Updates
None
There was no further business and Mr. Williams moved to adjourn with a second by Mr. Crouch.
Adjourned 10:34pm.
Respectfully submitted by Marlys Young, Minute Taker
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PZC - Public Hearings - June 10, 2026
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARINGS
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, June 10, 2026
7 :00 p .m .
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PRESENT:
Mr. Rich Vinyard, Chairman;
Mr. Danny Williams, Commissioner;
Mr. Ryan Forristall, Commissioner;
Ms. Marge Linnane, Commissioner;
Mr. Chad Green, 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. Thiam Dim, Planner;
Ms. Marlys Young, Minute Taker.
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APPEARANCES:
OTTOSEN, DiNOLFO, HASENBALG & CASTALDO,
LTD.
BY: MS. KATHLEEN FIELD ORR
2241 Warrenville Road, Suite 310
Lisle, Illinois 60532
(630) 682-0085
appeared on behalf of the United City of
Yorkville.
ROSANOVA & WHITAKER, LTD.
BY: MR. RUSSELL G . WHITAKER, III,
445 Jackson Avenue, Suite 200
Naperville, Illinois 60540
(630) 355-4600
appeared on behalf of the Applicant,
CyrusOne.
CUMMINGS & RUSSELL
BY: MS. CHLOE RUSSELL,
22600 Deer Path Lane
Plainfield, Illinois 60544
(630) 729-9212
appeared on behalf of Preserve our
Yorkville Community, LLC.
- - - - -
Reported by: Christine M . Vitosh
Illinois CSR No. 084-002883
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INDEX
WITNESS:PAGE:
RUSS WHITAKER 13
DWIGHT TROSTLE 41
MIKE HEMME 44
DIGNO IGLESIAS 46
CONNOR RUTLEDGE 51
LAURA COTTRELL 55
ELLEN RAIMONDI SCHWARTZ 58
JAVIER MILAN 61
MARK PRUITT 64
AARON GRUEN 72
ANDREW LINES 75
CHUCK KASPER 84
JOSE 93
CAROLINE McCREE 102
MARK MARTIN 104
AIMEE LALIME 110
JOAN McARTHUR 112
LEESA POSS 118
THERESA 121
CARYN MACEK 126
CHLOE RUSSELL 134
ANONYMOUS 140
BRADD HOUT 152
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(WHEREUPON, the following
proceedings were had in public
hearing, commencing at 7 :03 p .m .
as follows:)
CHAIRMAN VINYARD: There are two public
hearings scheduled for tonight's Planning and
Zoning Commission meeting.
The purpose of these are to invite
testimony from the members of the public
regarding the proposed requests that are being
considered tonight before the Commission.
Public testimony from persons who
wish to speak may be for or against the request
or to ask questions of the petitioner regarding
the request being heard.
Once all of tonight's public hearing
agenda are closed, the Commission will deliberate
on their recommendation to the City Council for
each of the matters that was subject of tonight's
hearing.
Those persons wishing to testify are
asked to speak clearly, one at a time, state your
name, who you represent, if anyone. You are also
asked to sign in at the podium.
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If you plan to speak during
tonight's public hearing as a petitioner or as a
member of the public, please stand, raise your
right hand and repeat after me. If you're going
to talk tonight, you've got to be sworn in.
(Witnesses sworn.)
CHAIRMAN VINYARD: Thank you. You guys
may be seated. All right. Ground rules.
Before we begin tonight I 'd like to review a few
rules to ensure an orderly and productive
hearing.
When speaking, please make comments
focused on the matter at hand. Avoid personal
attacks, unrelated topics or repeating points
that have already been made.
As Chairman I may limit repetitive
remarks or redirect speakers to stay on topic.
Any member of the public who repeatedly disrupts
or interrupts any of tonight's hearing may be
asked to leave the chambers.
We ask that the audience members
remain silent during tonight's hearing unless
they are speaking at the podium. The court
reporter must record tonight's testimony, and
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cooperation from the audience will make her job
easier and the transcripts more accurate.
Commission members may ask
clarifying questions at any time and the public
may direct relevant questions to the petitioners
either through myself or through direct
cross-examination.
Likewise, the petitioner may respond
to public comments and ask clarifying questions
of public speakers.
Once all public comments have been
heard, I will formally close the public comment
period, after which the Commission will
deliberate and vote. Thank you for your
cooperation tonight.
The order for receiving testimony
will be as follows: The petitioner's
presentation followed by those who wish to speak
in favor or opposition of the request.
May I have a motion to open public
hearing on Petition number PZC 2026-0 1 ,
Comprehensive Plan update, text amendment?
COMMISSIONER WERDERICH: So moved.
COMMISSIONER GREEN: Second.
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MS. NOBLE: We have a second one.
CHAIRMAN VINYARD: Can I have a roll
call vote on the motion, please?
MS. YOUNG: Yes.
CHAIRMAN VINYARD: Oh, I 'm sorry, hold
on a second. We do have a second one. As well
as PZC 2026-0 3 , C 1 Yorkville, LLC, CyrusOne,
C H I -11 data center, major amendment to a PUD and
preliminary PUD plan.
May I have a motion, please?
COMMISSIONER WERDERICH: So moved.
COMMISSIONER GREEN: Second.
CHAIRMAN VINYARD: Very good. Roll call
vote on the motion.
MS. YOUNG: Werderich.
COMMISSIONER WERDERICH: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
COMMISSIONER GREEN: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Williams.
COMMISSIONER WILLIAMS: Yes.
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MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: And Forristall.
COMMISSIONER FORRISTALL: Yes.
CHAIRMAN VINYARD: All right. We're
starting our public hearing. PZC 2026-0 1 , the
United City of Yorkville, the petitioner, is
proposing to amend the Yorkville Comprehensive
Plan, including a modified land use map pursuant
to Section 11-2 -7 of the Illinois Municipal Code,
and Section 9 -1 -1 of the Yorkville City Code.
Is the staff ready to make its
presentation?
MR. HANSEN: Yes, we are.
CHAIRMAN VINYARD: Very good. Go ahead,
sir.
MR. HANSEN: So this item tonight is
about the Comprehensive Plan future land use
amendments. Each year the City reviews past
rezoning approvals to ensure the Comprehensive
Plan's future land use designations are
up-to-date.
As you guys noticed throughout the
year, staff provides memos, which also include a
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Comprehensive Plan section, which includes the
current future land use designation of that land
before the project and whatever the proposed
project would be to change that area if it's
approved. We also mentioned about the
Comprehensive Plan's future land use for that as
well, so if the rezoning is approved and an
amendment is required, that certain area needs to
be amended, and that's why we're here tonight.
Also, the Comprehensive Plan's land
use map serves as a guide for future development
and zoning decisions; however, it is also
intended to be amended when conditions warrant a
change in planning direction within a specific
area of the city.
In 2025 and 2026 the City Council
approved six developments that required rezoning.
Since these approvals are inconsistent with the
future land use designations outlined in the
adopted 2016 Comprehensive Plan, amendments to
the future land use map and land use designations
are required for each type of area to bring them
up-to-date.
As you guys probably noticed in the
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packet, there is a list or a table of
developments that are impacted by each of these
approvals. I will quickly go through them.
The first one is Restore Church.
That one is actually from 2022, the notice was
not part of any future -- any past -- excuse me,
any previous amendment listed for prior years, so
we also included that.
We did that last year as well with
New Leaf, we caught that one as well, so that's
also very common, if we do -- or going through
each year, we do go through that process as well
to ensure we didn't miss any.
Also the D M Y F Loftus, that was a
rezoning to general indus -- that was to M -2
which was going to General Industrial; both the
Project Steel and Project Cardinal projects,
those are both data center approvals; the 1 .5
mile review, that was in unincorporated Kendall
County, that was for a solar farm, the Kendall
County Board approved that item in October of
2025; and then the last two are
institutional-related.
One of them is the south receiving
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station site, which is for the City's Lake
Michigan project, that's off of Illinois Route
1 26, as well as Wing Road, and the other one is
the Yorkville School District, that recent
annexation that was -- since it got annexed into
the City it was R -1 and that had to be changed to
Public Institutional, so from a -- that's from
the zoning perspective, so from the future land
use perspective, it has to be changed to
Institutional to line up with that future zoning.
Otherwise, if you have any
questions, I can elaborate on either of these,
and the City Council would be considering this on
June 23rd if all goes through.
CHAIRMAN VINYARD: Very good. Is there
anyone present tonight who wants to speak on this
matter?
(No response.)
CHAIRMAN VINYARD: Anyone on Zoom who
wants to speak on the petition to amend the
Yorkville Comprehensive Plan for previous changes
being made?
(No response.)
CHAIRMAN VINYARD: Nope. All right.
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Are there any questions by the Commissioners?
Does anyone have any questions about this? Most
of you were here for most of this. I was here
for the church and just general housekeeping.
COMMISSIONER WILLIAMS: Yep. Pretty
straightforward.
CHAIRMAN VINYARD: Yes. All right.
Thank you very much. We will move on to the next
public hearing item.
PZC 2026-0 3 , C 1 Yorkville, LLC,
petitioner, has submitted applications to the
United City of Yorkville, Kendall County,
Illinois, for a special use authorization for a
major amendment to an existing planned unit
development and preliminary PUD plan approval for
approximately 228 acres referred to as CyrusOne
C H I -11 data center campus.
Is the petitioner present and
prepared to make its presentation?
RUSS WHITAKER,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. WHITAKER: Good evening. Russ
Whitaker, Rosanova & Whitaker, 445 Jackson
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Avenue, Suite 200, in Naperville, here this
evening on behalf of CyrusOne, or C 1 Yorkville,
as the applicant on the property -- on the
application before you.
Krysti, can you go to the first
slide?
So a little bit of background on
CyrusOne. I think many of you were here when we
were before you in 2024, but CyrusOne is a
leading global data center developer and
operator. They specialize in delivering
state-of-the-art digital infrastructure
solutions.
They own and operate in nine
countries globally, they own over 6 0 data centers
around the world, so this is not a speculative
developer, someone looking to rezone land with
the possibility of a future data center.
We have an owner-operator and a data
center who is looking to come to Yorkville, be a
member of the community and build a facility that
they will operate over the long-term.
This is a slide depicting the plan
that was approved by the City of Yorkville in
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2024, so you see the label 2024 approved plan.
We will reference this kind of throughout the
presentation tonight.
The plan that you see is nine
buildings; those buildings are all two-story
buildings. The buildings themselves are about
55-feet tall. With the rooftop mechanicals and
the associated screening, those buildings extend
to about 70 feet in height.
The approved plan has a very large
substation -- or the 2024 plan has a very large
substation and there was 2 ,451,000 square feet of
building space that was approved in that plan.
Since we were approved in 2024 we
have worked collaboratively with staff at
Yorkville and we have facilitated a number of
utility installations in terms of water and sewer
that have been completed throughout the area
around the property. Next slide, Krysti.
In 2026 we came before the City with
a minor amendment that was approved in February.
The minor amendment was really intended to be a
quick change to the plan that would allow us to
get under construction with substation
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improvements, and so what we did is we made some
modifications to the plan primarily driven around
activity that needed to commence early this year
and it was for the substation, so the hand is
over the substation area, which is identified in
red. We reduced the size of the substation by
about 50 percent when we came in with the minor
change in February.
We also found some improvement in
circulation on Eldamain Road and so we
reconfigured that access drive at Eldamain Road a
little bit. Again, this was approved in
February.
Very shortly after February we
pulled the permit and we began construction of
the substation and the access road improvement,
so different than other data centers you have
talked about, this is a data center that is here
in Yorkville, it is under construction. This is
an active project.
The plans before you tonight seek to
make some modifications to the approvals, but we
are moving forward. We are an active data center
project in town.
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This is documentation that we have
submitted in support of the application that is
in front of you this evening. I have listed a
whole host of plans and reports on this slide.
I would ask that these documents be incorporated
into the record here this evening.
I will come back, and as we kind of
conclude I will come back and talk a little bit
some of these plans and reports in a few minutes.
This slide shows the -- introduces
the host of people I 've got sitting to my right.
So these are subject matter experts, these are
the folks that are responsible for preparation of
much of the documentation that was disclosed on
that slide, that last slide.
I am going to provide a high-level
overview of documentation this evening. The goal
is -- If we went through all of it, we'd be here
for hours on end. The goal is to kind of provide
a high-level overview given that we have already
been through this public hearing process.
This is property that was zoned M -2
for manufacturing use even when we came in, so it
has always been consistent with the Comprehensive
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Plan, we didn't seek a change to the
Comprehensive Plan, and so we're making minor
adjustments and I just want to go through some of
that detail high level and then we can dig into
more specifics, if necessary.
So this is the -- this is the PUD
plan that we submitted. It depicts a layout of
the buildings and associated improvements, such
as a substation, roadways, parking areas,
perimeter fencing and stormwater detention.
The PUD also includes a site data
table with necessary and appropriate information
that dovetails with the underlying zoning.
Notably, with the major change, we
have maintained larger setbacks that were
incorporated in the 2024 approval. We have a
150-foot building setback to Eldamain, which is
six times the required 25-foot setback in the
underlying M -2 zoning district.
Along Beecher Road the building
setback is more than 250 feet. To the south the
building separation to one of the private
residences along Faxon Road has increased from
485 feet to 833 feet with the plan that's before
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you.
Core changes to the plan include the
elimination of one building, reduction in square
footage. Again, I mentioned 2 .4 million, almost
2 .5 million, with the 2024 plan; we reduced that
to 2 .1 to 2 .2 million. With the approval in
February of '26 with this plan, there is another
reduction that takes us to 1 .85 million square
feet.
And so it was originally approved as
nine buildings, we're at eight buildings now.
The buildings were originally approved as
two-story buildings, we have gone to eight
single-story buildings.
Original plans as I said permitted
almost 2 .5 million, we're down to 1 .85. This
most recent reduction with this plan is another
reduction of about 300,000 square feet.
I mentioned already two-story
buildings were approved at up to 70 feet.
Revised buildings are approximately 51 feet to
the top of rooftop screening. Next slide,
Krysti.
This is a site plan overlay. This
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was -- we developed this in kind of coordination
with staff to help really delineate what the
changes were from the approved minor change to
the plan that's before you, and so what you see
in red is the minor change that is approved
today.
What you see in the black in sort of
the background, the black scale, is the minor
change that's consistent with the PUD plan that
we showed just a second ago.
So when you look at this plan you
can see that we have eliminated the access at
Faxon Road. In lieu of that Faxon Road access we
have pushed the access over to Beecher Road.
There are two existing residences to the south on
Faxon Road. Moving that traffic to Beecher Road
we thought was beneficial.
With doing that we've also created a
very large consolidated stormwater basin. We
will look at how I think that improves some of
the open space around the campus in just a
minute.
With the shift from two-story
buildings to single-story buildings, obviously we
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are increasing the footprint of the buildings,
and so you can see a re-delineation or
re-orientation of all of the buildings with the
two-story spaces coming down to single-story
spaces. Next slide, please.
So this is sort of an interesting
slide because when we looked at it we wanted to
try to help explain -- the staff report calls out
the increases in building coverage and the
increases in site coverage. I think we were --
catch up on my notes here.
Under code, 85-percent site coverage
is allowed. We're at 17.3 percent site
coverage -- I 'm sorry, building coverage. While
that's an increase over what was approved in
the -- in the original 2024 plan, it's still a
significant reduction from what's allowed in
code.
We're at 52.75-percent site coverage
with the revised plan. While again that's an
increase in site coverage, allowable under code
is 85 percent, so we're still well below the
threshold allowable in code.
It's really -- that change in the
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building coverage and the site coverage is really
driven by the change from two-story building to
single-story building, but as we did that, there
were some other changes we made to the plan that
I wanted -- I think this slide helps bear out.
So if you're looking at the plan on the left,
that is the approved minor change.
One thing I would note is in the top
of that plan, so the kind of purple cross-hatch,
that is the area of the approved plan that was
designated for future development, that area is
almost 33 acres.
We always contemplated that there
would be development there, we didn't know what
it would look like. Now with the change to
single-story buildings we're developing that
space, so it was -- we certainly contemplated
that there would be improvements there, that the
improvements in that location would increase
building coverage and site coverage overall, and
that's part of the change being incorporated
here.
When you look at the plan on the
right and you compare it to the plan on the left,
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the sort of red-hatching around the perimeter
delineates the portion of the property that's
outside of the secured perimeter fence.
So if you recall back from a couple
years ago or data centers you have seen more
recently, these are generally secure facilities.
We will have an eight-foot metal fence
delineating the perimeter of the property.
Really the question becomes where
that fence goes on the perimeter of the property
and then how does the property sort of relate to
the surrounding improvements.
And so on the left you can see that
our fence was set up originally such that there
was very little in the way of open space outside
of the fence, so we had a larger interior campus
being secured by the fence.
With the changes, with the major
change, we have come back and we have re-oriented
the fence, we have changed the delineation of
the -- how the stormwater is functioning, and
that's in the south. You can see that's really
going to improve the manner in which the
buildings relate to folks that are traveling up
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and down Eldamain Road.
We don't have a lot in the way of
residential or commercial neighbors here, but I
think as people are traveling on Beecher Road,
Faxon Road or Eldamain Road, some of the
additional spaces outside of the fence will
really help improve the character.
And also when you pair that in
combination with the buildings going from
two-story to one-story, it's an overall
improvement of the character and how we relate to
the external community. Next slide, please.
So this is the landscape plan, and
so this is -- this is generally consistent with
what we had before. Again, obviously some of the
infrastructure moving around, though, but you can
see that we've got berming consistent along
Eldamain Road and along Faxon Road.
The berm on Eldamain varies in size
a little bit. I think we're kind of working with
staff on the berming south along Faxon Road.
There is discussion of an eight-foot tall berm in
that location. We have Type D landscaping speced
along all of the roadway corridors. That
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landscaping is located within a 100-foot
landscape easement.
So the thought process is here we've
got groupings of trees, we've got ornamental
trees, we've got evergreen trees and we've got
overstory deciduous trees, so we've sort of
got -- those trees are stacked on each other and
we've got different growth patterns to those
trees, so as they grow up over time we create a
very nice buffer around the perimeter of the
campus.
And again -- I 've said it a hundred
times already, but I 'll say it again -- also with
the shrinking of the buildings and the
significant landscape around the perimeter,
landscape going on top of a berm, the entire data
center campus begins to fade into the background.
Phasing plan, and so this is -- this
is actually updated since we were at EDC last
week. It's -- in substance it remains very
similar, we've just kind of flipped the colors.
So what we're showing here is
generally three construction phases, and this
phasing plan relates more to site infrastructure
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and then how buildings would be constructed from
there than it does the specific order of the
building.
So what we're showing here is three
construction phases. The pink represents the
current phase. Again, we've have been under
construction since early this year. That
substation pad is substantially complete or
substantially underway.
We anticipate the transformers will
be delivered later this year. We would also
anticipate being under construction with our
first building later this year.
When we were at EDC we had
originally scheduled that the gray area was going
to be our Phase II; we have since flip-flopped
that.
So the green is our Phase II, the
area north of the access drive, there are two
buildings up in that location. Here we're saying
that we're going to start with the building along
Eldamain Road, but more importantly what we're
saying is that in that green area we would be
completing all of the infrastructure improvements
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within one phase, so we would construct the
ponds , we would construct the landscaping, all
the fencing would be put in, the roadways would
be put in, and then the buildings can both be
added as necessary based on demand or Cyrus'
construction schedule.
Once we're complete with Phase II we
would then be able -- yeah, Phase II, we would
then be able to move into Phase III, Phase III
being the larger section of the property, which
is obviously a more substantial investment.
This is an aerial -- well, it looks
like it's maybe 198 0 , this is actually a May,
2026 aerial, and so just by way of orientation,
you can see the north-south road on the left side
of the screen, that is Eldamain Road; you can see
the significant manufacturing industrial facility
to the west of Eldamain Road, that's the Menards
Distribution Center; the ComEd substation, which
is a massive regional substation is just north of
the CyrusOne property, that substation is
obviously making this area an attractive location
for data centers; and then just south of the
substation facility you can see where
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improvements have commenced for construction of
the data center campus.
So you can see that road aligning
with the access drive to the Menards campus,
coming into the CyrusOne property, and then
ultimately the layout of the substation there
well underway.
So this is an elevation. Nominally
the elevations have not functionally changed, so
what we're doing here in terms of architectural
styling is entirely consistent with what you
would have seen before, so you've got a lot of
tilt-up concrete, but we want to create very
welcoming entrances, so what you're looking at
here is two-story building entrance about 36 feet
in height on each of the entrances.
The office component at each
entrance is about 33,000 square feet where we
would house CyrusOne employees, some contractors,
and then employees from tenant.
A little bit uncertain, we don't
have tenants at this point in time. We would be
in the market looking for tenants. Depending on
who we secure in tenants, that's going to kind of
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help us determine what the ultimate employee load
is at a facility like this.
But you can see this is sort of a
modern Class A office building structure that is
ultimately attached to the data center building
and is a great working environment. Next slide,
please.
Okay. So back to this one, and I 'm
going to hit my notes on this. So I hit this at
the beginning, but I wanted to kind of conclude
on this as a sort of summation of a lot of the
documentation that we have put in in support of
the case, even though the case is really pretty
straightforward in the sense that we are reducing
square footage and we're shrinking from two-story
buildings to one-story buildings, in coordination
with staff and knowing some of the discussion
around data centers lately, we wanted to be very
comprehensive in the type of information we got
you.
So just running through this
documentation real quickly, items one and two,
those are really application materials. Those
are form documents that we filled out. They're
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the standard city forms applicable to the type of
action we're taking here, so that's very standard
documentation.
The petition for a major amendment
to a planned unit development, so this is a legal
document that I put together, that document goes
through all of the findings of fact that this
Commission considers and it speaks to
collectively the studies and what we're seeking
to do with this campus, how it relates to the old
approvals and substantiates how we believe we
meet the standards for your approval here
tonight.
The Plan council comment response,
so when we initially submitted plans -- and I
don't remember exactly when that was, back in
April, maybe, City staff takes the documents in,
they do a review and then we do some back and
forth iteration on the plans, right? There's
certainly questions that staff has, there's
engineering issues that need to be worked out, so
this is one of those sort of first documentations
that begin to flush those issues out.
So staff issues a memo. What we did
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is we provided detailed responses to all of the
issues that were raised by staff in that memo, so
that detailed changes that we were making to the
plans based on staff's suggestions . It answered
questions.
By way of example, when we were
granted approvals in 2024, you did not have
energy use standards. As a result of you not
having them, but there being some discussion of
them, we didn't know, we couldn't agree to comply
with standards that we didn't understand, right,
and so we included in the approvals in 2024 a
blanket waiver of energy use standards that we
knew were going to be a dopted in the near term.
Those have since been adopted, we
can see them, we understand them, it's
specifically delineated in Krysti's staff report,
but we have agreed to meet those energy standards
even though we have a waiver from them from 2024,
so that's -- that's by way of example the type of
things that are included in that Plan comment
response there.
The legal description is pretty
self-explanatory. Major change to the
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preliminary PUD, the preliminary engineering
plan, those are both documents from our civil
engineer, so the preliminary PUD plan I showed
you, the engineering plan is delineating utility
locations and how we intend to lay out utilities.
That will ultimately be supplanted by final
engineering plans if we receive approval of the
updated plans.
Plat of subdivision, we submitted a
plat of subdivision originally, we ended up
pulling back on the plat of subdivision; we will
come forward with a plat of subdivision to create
a legal lot of record when we come in with final
engineering. I think we just kind of got ahead
of the process, so that's kind of a technical
detail.
Color building renderings, so this
was a package, you saw one slide from it which
really showed the important component which was
that entry detail, but our color renderings show
the four sides of the building, what everything
will look like, the materials and all of the
building heights.
I think if you look at those
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renderings you would see that the main precast
component of the building is about 24 feet in
height.
The infrastructure phasing plan we
looked at, the residential setback exhibit we
looked at. That was that overlay that had the
red and black on the plan.
The landscape design color exhibit
we looked at, so that was the plan that
delineated the Type D landscaping and the berming
that would happen around the perimeter roadways.
The economic impacts and fiscal
benefits, so those are studies that were done by
a third-party consultant of us looking at what
would be the -- what would be the economic
impacts and the fiscal impacts of development of
this facility.
At the end of the day I know that
while the City is always concerned about needing
to understand what fiscal impacts, the residents
are very much concerned about other health
impacts. It's important to understand these
details, though.
What we showed in the fiscal benefit
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study is that property tax dollars are about
$16 million annually, so every year at
stabilization, full build-out of the campus.
It's actually the same number in
terms of electric utility tax at stabilization,
full build-out of campus.
So sum total dollars -- and that's
not just to Yorkville, right, because property
taxes get split up -- but it would be $16 million
annually in property taxes, $16 million annually
in electric utility taxes. Yorkville does get
all of the $16 million in electric utilities
taxes.
The natural resource information
report, that's a report that gets issued by the
Soil and Water Conservation District. They're
looking at maps and they're trying to understand
are there important elements here or is this
property suitable for development. There was
nothing in the NRI report that would forestall
development here.
The EcoCAT sign-off letter is
threatened and endangered species. We have
sign-off from Illinois Department of Natural
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Resources that there is nothing here in terms of
threatened or endangered species to be concerned
about.
SHPO correspondence, so this used to
be I H PA. This is a historic preservation
documentation, so it's also through IDNR or the
Illinois Department of Natural Resources.
This is little bit different here
than what we submitted. They did have some
things pop on their maps. We went out, we hired
a professor from the University of Illinois. He
did a Phase I archeological survey, we submitted
the Phase I archeological survey.
There was nothing of importance on
the property that was found based on the survey
details, how that type of documentation is
created, and they went ahead and terminated the
consultation, so we have a clear from SHPO.
The data center impact analysis, so
this is sort of an interesting one. We went out
and we hired a gentleman, Mark Pruitt, who is
former director of -- I lost it.
MR. PRUITT: Illinois Power Agency.
MR. WHITAKER: Illinois Power Agency,
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and Mark looked at what are the impacts
a ssociated with the data center, is it going to
affect reliability power delivery, is it going --
what does it mean with respect to pricing.
His conclusions are in the report,
but at the end of the day he is showing that we
already have allocation of power from ComEd;
ComEd and applicable agencies, P J M , have
considered the development of this property, they
understand the pipeline and they have allocated
power accordingly. The power letter sort of
dovetails with that study.
A traffic impact study was prepared
by KLOA; we've got Javier Milan with us here
tonight. The traffic study is really lesser
included with this because we are reducing square
footage, so we have gone through that process
before.
The traffic impact study says that
the surrounding roadways can certainly
accommodate the traffic associated with the
proposed development.
The property value impact memo was
prepared by CohnReznick, also have Andrew Lines
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with us today. Andrew and I have worked together
before on solar field developments, and so Andrew
looked at what is the potential impact to
property values associated with the data center
development.
In his study, in his memo, he looks
at some peer-reviewed studies that have said in
northern Virginia they have looked at comparisons
to homes in close proximity to data centers to
homes that are a little further removed from data
centers and has there been negative impact on
those sales associated with the data center. The
conclusion was no.
Andrew then went on and did a
similar study of his own. He got -- he found
three comparable data centers in the Midwest,
looked at the -- a similar situation, right, so
we weren't looking at Elk Grove Village, we were
looking more at like an Iowa facility that was
similarly situated to Yorkville, and he ran a
similar analysis looking at where sales had
occurred proximate to the data center and found
that there was -- it was unlikely that there
would be a negative impact due to the adjacency
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of the data center.
The noise study and the noise study
comment responses, so Trinity is here, that is
our sound consultant. They looked at all of the
inputs from the data center, those are cooling
units, they're generators, they're transformers,
and they created a model based on our site plan
to study what would be the potential impacts,
what is the sound at required measurement
locations around the facility.
They compared the model of sound
from our data center to both Illinois Pollution
Control Board requirements and City of Yorkville
requirements, ultimately finding that we meet
applicable standards under both Illinois
Pollution Control Board, which is a more
stringent restriction based on octave bands.
We're not just looking at a sum dBA measurement,
but we're looking at the various octave bands
that would obviously consider those lower
threshold noises.
The approved -- So the last five,
six documents, 24 through 29, all relate to
wetlands. So it's an approved jurisdictional
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determination from wetland exhibit, the wetland
assessment letter, the delineation exhibit, all
of these documents relate to two wetlands that
are located on the property.
The wetlands are roughly 2 .7 acres.
They're non-jurisdictional, so they're not -- not
wetlands that the federal government is taking
jurisdiction over and would look to protect.
As such we look to City ordinances
to determine what we do with those wetlands.
One of two choices, we can either pay a fee in
lieu or we can work with City staff on a
localized improvement that would offset the
impact of the wetlands.
We will be impacting the wetlands
with our revised report. We are actively in
conversations with the City's engineering team to
figure out if there is a way that we can build a
wetland proximate to the property, adjacent to
the property, that would offset the impacts, so
kind of a cool project that we've got in the
works there.
We're just at the beginning of it,
but at the end of the day whether we build a
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project or whether we pay a few in lieu, we have
the ability with this plan to comply with
Yorkville ordinances, so there is no functional
issue with respect to the wetland.
So that takes me through the
documentation. I think we're -- you know, we are
under construction, we're excited to be here in
Yorkville.
I just -- I want to reiterate that
this is not a new data center. I have seen stuff
even now on social media we don't want any more
data centers.
This is not a new data center, this
is a data center that's actively being
constructed in Yorkville. We think the changes
that we are coming at you with here this evening
are material improvements that I think the
community, if comparing the 2024 major -- the
2024 plan or the 2026 plan to what we've got here
today would see and understand that this is a
good, positive step forward.
So with that, I thank you for your
time. Again, I 've got all of my experts here.
If there are specific questions for them, we're
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happy to bring them up and answer questions.
CHAIRMAN VINYARD: May I have you -- Can
you represent your supplemental studies?
MR. WHITAKER: Supplemental studies.
MS. NOBLE: Your experts.
MR. WHITAKER: You want us to -- you
want everybody to run through comprehensively
their studies?
CHAIRMAN VINYARD: Yeah, I 'd love to,
just boilerplate.
MR. WHITAKER: Yeah, we can do that.
CHAIRMAN VINYARD: Okay. Thank you.
MR. WHITAKER: I don't -- You want us to
do that now before you take --
CHAIRMAN VINYARD: Mm-hum.
MR. WHITAKER: Yeah, so I 'm not sure
what's next there, Krysti, I 'm going to need you
to --
MS. NOBLE: Pinnacle.
DWIGHT TROSTLE,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. TROSTLE: Good evening. My name is
Dwight Trostle, I am with Pinnacle Engineering
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Group. We are a t 200 1 York Road in Oak Brook,
Illinois. We also have here Brian Johnson from
our office, who is a principal of the company.
If you come down to that major
change, I know that Russ pretty much covered
everything on this plan, it was just the change,
and that it is still seven-and-a -half buildings,
and this is the landscape plan showing the
buffers along Eldamain, also along Faxon and
Beecher Roads. We also have them around the
detention ponds at the north and in that area.
This being the phasing plan, as he
also said, the first building up there is Figure
11-A , that would be constructed and all of the
necessary infrastructure that would need to be
constructed for that building would be completed.
I guess the first phase actually is
the substation as he said, which is the mass
grading pad is completed and the transformers
should be coming rather soon, and then
foundations and install those for that, Phase II
then was that other area, and then the Phase III
will just kind of move on into that in the
future, this being the residential comparison and
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setback mainly to the residential directly to the
south and then the one to the southwest.
The numbers there increased from --
let's see, the one on the southwest increased
from -- from 543 feet to 732 feet, the one to the
south increased from 485 feet to 833 feet, so
with this change in the plan and shifting that
stormwater detention basin along the south
property line, it increases that and gives a
better look from that direction.
The site coverage --
MS. NOBLE: This one.
MR. TROSTLE: This one, and, again, as
he indicated, that northwest area, it --
developing that they knew that it was going to be
developed eventually and that's what increases
the site coverage numbers, as well as the fact
that the building is going from two story to
single story.
The area outside the fence, I think
that the numbers show that there was an increase
of that area outside the fence basically because
of that stormwater detention facility along the
south and in the range of about an additional
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five acres of area.
These are the preliminary
engineering plans. This is just a cover sheet
showing the general orientation of the project.
This, we went through and did a concept grading
plans looked at general grades across the site
just confirming that with these buildings in
these locations and stormwater detention basins
that everything would flow correctly into the
stormwater detention basins with the tributary
areas for storm sewer, which can be seen on the
next slide, which is the utility plan, showing
that -- generally just going through the entire
site to just get a feel for what infrastructure
needed to be completed ahead of time, especially
the handle that -- the building up in the
northwest corner.
CHAIRMAN VINYARD: Thank you, sir.
Next, please.
MIKE HEMME,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. HEMME: Good evening. Mike Hemme
with Corgan Associates. Just a brief picture
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about me, I have been with Corgan about 20 years,
vast majority of that's been focused on data
center design. Licensed here in Illinois and
also ten additional states.
Already ran through the elevation
here, but, again, core materials here, largely
concrete precast walls, we've got articulation
with glazing and metal panel to break up these
facades.
Hard to see here because they are
set back, you will see it in the elevations in
the next slide. Rooftop equipment is fully
screened, both visually and providing assistance
with acoustics.
The equipment at grade, you can see
on either side of the main admin portion there
it's all, again, visually screened by precast
walls, in addition to the loading dock. You can
see that on the top elevation on the left there .
To some of the points that were made
earlier by Russ, by comparison, if you visually
look at the top of this building where the top of
the screened wall is, the approved plans,
probably that screen wall height, again, taller,
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just to give a general sense of how much this
building has been reduced in height from a visual
point of view.
Again, facade along the other side,
again, here you can see the equipment being
screened. You can't see the equipment, got a
wall in the way, and then the next elevation is
going to be very similar to this one, it's just
the other side. Buildings very symmetrical, so
it's kind of the same.
CHAIRMAN VINYARD: Thank you.
MR. HEMME: Happy to clarify.
CHAIRMAN VINYARD: Nope, appreciate it.
DIGNO IGLESIAS,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. IGLESIAS: Good evening. My name is
Digno Iglesias, I am with Trinity Consultants,
and our address is 12700 Park Central Drive in
Dallas, Texas.
And, yeah, my name is Digno
Iglesias, I am an acoustic engineer, acoustic
consultant. I have been working in the industry
for nine years, mostly in designing equipment
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mitigation.
All right. So a quick overview,
what we provided was a sound study of the
projected noise levels of the data center campus
and we modeled emergency generators, as Russ
said, chillers and transformers.
We ensure -- we use the model to
design -- to design mitigation to ensure that we
meet and comply with the IPCB requirements as
well as the Yorkville City noise ordinance.
For that we have pictures here of --
we have representative pictures of chiller
barriers or rooftop unit barriers in the --
sorry, the middle image. Yeah.
That image, however, is only
representative so that you can see the equipment
behind it; however, our plan is in this campus to
surround all of the chillers completely. It's
only like this so it's easier to understand.
CHAIRMAN VINYARD: Thank you.
MR. IGLESIAS: In the top image, that is
a cooling unit completely enclosed with acoustic
attenuation, and that is our plan to proceed and
mitigate the sounds produced by the campus.
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And then the picture at the bottom
just depicts the barrier that Mike just showed us
with the elevations, and that is helping
constrain the sound from the generators in case
of emergencies or anything, and to that point,
the generator run time is minimal for sure and
will only be used in emergencies or in
maintenance situations. All right. You can go
on to the next slide. Sorry, one more. Actually
one more.
So a little more detail. This is --
Here we have the two codes that apply to the
surrounding areas and to the project, and they
just delineate the noise requirements, and as you
can see we were required to be at these noise
levels at a maximum, so we have complied and we
are expected to project the noise levels -- noise
levels that are below these requirements. That
is for the -- both Yorkville ordinance as well as
the IPCB code. I 'm sorry, next slide. Yeah.
So the way we did this is, as I
explained earlier and as Russ explained, we
modeled air-cooled chillers. The image there
represents the building layout in our noise
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modeling software, and the blue items there are
representative of the noise sources, and we
projected this onto the receivers labeled R 1
through R 10, and that is how we are able to
confirm that the projected noise levels, the
expected noise levels, will comply with the
codes.
And again, bigger pictures if you
will, and as I stated before, these are
representative images for the generators since
they are behind the acoustic barrier. They are
provided with enclosures that ensure they don't
produce -- that they mitigate the noise they
produce.
And so here is just a table of our
results, the same picture from our methods, and
these indicate where the City of Yorkville
requirements apply, and those are the -- and all
of these receivers within the Yorkville ordinance
jurisdiction surely comply and the levels are
below the requirements during daytime and
nighttime requirements as the code
differentiates.
So when we submitted the noise study
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to the jurisdiction previously, the consultant,
Soundscape, the acoustic consultant retained by
the City of Yorkville, requested us to expand our
study further, and it I believe is 26 places that
we were asked to analyze the noise levels, and if
you flip to the next page, there is a whole lot
of numbers that tell you we meet the -- we meet
the requirements, particularly required by the
IPCB noise limits, as they are very stringent and
they are -- they delineate the octave bands, so
the frequencies and everything need to be
compliant. You can go on to the next one.
This is just a simple heat map, is
what we call it, that just projects what noise
levels would look like all around instead of just
spot points. That's kind of what the soundscape
would be.
And on the left you have the general
nighttime requirements and there are no
generators operating whatsoever, and in the
daytime on your image on the right, that is
simply representative of two generators being
tested per building, if required.
It is rare testing -- rare that
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testing or maintenance needs to happen, but if
required, they would only happen during daytime
hours, and they also still abide to the Yorkville
as well as IPCB requirements.
And here is simply a thermometer to
give the community or give Board members a little
bit of intuition of what these numbers really
mean.
Back in September of 2024 we came to
the site and we took some background noise level
measurements just to have an understanding of the
soundscape. It is a typical procedure that is
provided in projects like these, and this is just
a representative of those locations and noise
levels.
All right. Thank you.
CHAIRMAN VINYARD: Thank you.
Appreciate it.
CONNOR RUTLEDGE,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. RUTLEDGE: My name is Connor
Rutledge, I am also with Trinity Consultants
handling the air side of things. Been with
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Trinity for four years, focused specifically in
Illinois for air permitting and compliance work
in Illinois. Next slide.
As far as air emission sources for
the proposed development, that's going to consist
almost entirely of emergency generators, so as
the name implies, those are intended to provide
emergency backup power in the event of a utility
outage.
In addition to operating in
emergency capacity, there are also short periods
of regular maintenance and readiness testing. As
the name -- term implies there as well, the
purpose of that testing is to ensure in a true
emergency situation that the generators are able
to operate as intended.
And so in a year where you don't
have an emergency event, you can expect that each
generator will operate an average of 10 to
15 hours per year. Next slide.
So the Clean Air Act requires that
the USEPA establishes national ambient air
quality standards, or NAAQS, that are designed to
protect human health and environment, so those
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standards -- those are the standards that are
established based on research to prove that the
air quality in that area is suitable to healthy
living.
The Clean Air Act also requires the
USEPA to establish emission standards for
particular emission sources, so in this case
emergency generators.
There is two federal regulations
that we were mainly concerned with, those being
the New Source Performance Standards, Quad I , and
the National Emission Standards For Hazardous Air
Pollutants, Quad Z , to aid in achieving those
national ambient air quality standards.
So essentially sources of a certain
type comply with the provisions of those subparts
and those subparts are meant to ensure that areas
are able to achieve these NAAQS.
In addition to that, you also have
the Illinois EPA, who is the state authority.
They issue permits to emission units or to
sources with emission units to ensure that those
USEPA standards are met.
On top of those there may also be
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additional state-specific standards that are
promulgated by the Illinois Pollution Control
Board.
Coming to the -- So the permittee
side of things, in those permits the Illinois EPA
will specify manners by which a permittee has to
demonstrate compliance, and so that could be
things like recordkeeping, you know, for example,
keeping track of fuel usage in the generators,
there could be testing requirements to prove that
the generators are achieving the standards laid
out in NSPS Quad I , and then there also could be,
you know, reporting associated with that, and
then some periodic inspections from the Illinois
EPA where someone from the Illinois EPA will
actually go out to the facility and ensure
through a review of the records available, as
well as a facility log, that they are maintaining
compliance with that permit.
This last slide here gets at the
requirements of those two federal subparts that I
referenced. So N SPS Quad I and NESHAP Quad Z
minimally require Tier II equivalent emergency --
or Tier II certified emergency generators.
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CyrusOne is planning to install
generators that will be Tier IV equivalent, and
so this table here gives you a visual
demonstration of how the performance between the
two tiers if you will can differ, differs pretty
significantly.
And so while these Tier IV
equivalent generators are not required of
CyrusOne, CyrusOne is going above and beyond
those minimum requirements to install basically
the best control that they can.
CHAIRMAN VINYARD: Thank you.
LAURA COTTRELL,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MS. COTTRELL: Hi. Laura Cottrell,
senior director of environmental compliance with
CyrusOne. I have been with CyrusOne for just
about three years now and been working in the
environmental consulting industry and research
field for over 20 years.
So I think I have a couple slides
here on material storage, waste management and
spill prevention. So just to kind of level set
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on the types of materials that we store and how
we manage those materials and how we manage waste
in general, we are -- our operations are very
typical for data centers, so we have -- it's not
chemically intensive.
We do have fuel storage for the
generators, but in general the chemicals that are
on-site, aside from fuel, are typical chemicals
that are integrated into everyday type of
equipment you might see in your home, but just
kind of at a -- somewhat of a larger scale for a
commercial or a data center-type operation, so we
have things like refrigerant, batteries, lube oil
in our generators, batteries, again, in our
uninterruptible power supply system, and beyond
that other chemicals would really just be
incidental, you know, maintenance, cabinet-type
chemicals and whatnot.
From a regulatory perspective, even
though chemical storage is fairly minimal, we are
still regulated by a number of federal and often
local rules that, you know, ensure that we are
handling these chemicals in a safe way.
So some of those rules are spill
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prevention rules under 4 0 CFR 1 12, chemical
inventory reporting is required for all of those
chemicals that I listed that requires reporting
to fire department, local emergency planning
commission, state emergency planning commissions,
which refrigerant management needs to be
managed -- or needs to be in compliance with
federal regulations and, of course, waste
management, there is rules related to any kind of
regulated waste generated.
In general we are non-generator of
hazardous waste, so typically it's just general
trash and following recycling programs.
Spill prevention. So we do have
fuel storage, like I mentioned, associated with
our diesel generators. Standard B OD design is to
store that fuel in a double-walled belly tank is
what we call it, which is basically an
above-ground tank that's integral to the
emergency generator itself.
It's designed obviously with the
double wall to prevent spills, so in case there
is some sort of leak in the inner tank, the outer
tank is there to ensure that that leak does not
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escape out into the environment.
Beyond that, on the previous slide I
mentioned we are regulated by federal spill
prevention rules under that 40 CFR 1 12 rule, so
that requires us to develop spill plans at all of
our data centers that require additional spill
prevention features like regular spill
inspections, standard fueling procedures,
bulkheads and training for our ops guys.
CHAIRMAN VINYARD: Thank you.
ELLEN RAIMONDI SCHWARTZ,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MS. SCHWARTZ: Hello. My name is Ellen
Raimondi Schwartz, I am with Gary R . Weber
Associates. I am a professional wetland
scientist and I have been with Gary R . Weber for
ten years.
I have been consulting field
delineations, but also handling quite a lot of
regulatory permitting which pertains to wetlands
or woodlands as the case may be. We were -- next
slide.
We were brought on by CyrusOne in
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2024; a wetland delineation report was completed
by others in 2022 for Green Door Investments.
At the time that we were brought on, the
delineation was still technically valid.
We conducted a supplemental visit to
ensure conditions had not changed. We stated
that the findings were still appropriate and that
report would then be still good for another
two years.
We requested a no permit required
letter from the Army Corps of Engineers; they
issued that in July of 2024. At this point the
delineation is still valid until July of this
year, 2026.
The Yorkville ordinance will allow a
one-year extension at request, which I believe
the applicant will be putting forth. Should it
not be granted an extension or should additional
information need to be completed, we would do a
formal delineation either in 2026, 2027, if
necessary.
The project proposes impacts to the
two identified wetlands. These are farmed
wetlands, they are generally depressional
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wetlands disconnected from any tributaries. As
Mr. Whitaker noted, those would be considered
isolated.
One minor correction, the approved
jurisdictional determination is pending; in the
2024 window, Army Corps was not issuing J Ds at
the time, they were on a hold due to the Sackett
Supreme Court ruling, so that will be provided,
though.
Under the Chapter 16 ordinance that
protects wetlands, this would be Category 2
wetland impact, impacts exceeding two acres.
As noted as well, there is two
avenues for wetland mitigation, one being an
in-lieu fee to the City, the other being an
off-site wetland improvement, so that would be
creation or enhancement of wetlands that are
within the impact area.
The applicant has the accessibility
to do both and the decision to move forward would
be with the City. And that's it.
CHAIRMAN VINYARD: Thank you.
JAVIER MILAN,
having been first duly sworn, testified before
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the Planning and Zoning Commission as follows:
MR. MILAN: Good evening. My name is
Javier Milan, I am a principal with KLOA,
Incorporated. I got my Bachelor's degree from
Marquette University and have been conducting
traffic engineering studies for over 30 years.
I am also a member of the Institute
of Transportation Engineers, ITE, and I am also a
general traffic engineer for the Village of
Lombard. Next slide. Thank you.
So we conducted a traffic study
following all industry standards, the state of
Illinois and the county requirements as well as
the City.
This shows you the study area, you
know, basically Galena and Eldamain Road to the
north, Veteran's Parkway, Eldamain Road to the
south, and then to the east Corneils and Beecher
Road.
So traffic counts were conducted in
March of this year, 2026, and they were conducted
from 6 :00 to 9 :00 a .m . and 3 :00 to 6 :00 p .m .
You might say why. We want to see
when the peak hours of traffic occur. So once we
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have that data -- we can go to the next slide --
we have to estimate the number of trips that the
development will generate, and this is done using
the Institute of Transportation Engineers' trip
generation manual.
This is the standard utilized by the
federal government, state, county, municipalities
and consultants alike.
So you can see in here what is
estimated to be generated between those peak
hours in the morning as well as in the afternoon
or the evening.
So these traffic volumes are
assigned to the area of roadway based on the
existing travel patterns, and you derive that
from the traffic counts.
Now, in order to not analyze things
in a vacuum, it is required to actually project
traffic to a certain time, in this case 203 1 , and
that is consistent with what the state and the
county requires.
So we received background growth or
projections from the Chicago Metropolitan Agency
for Planning. We apply that growth to the
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existing traffic volumes, and once we have that,
then we add this traffic on top of it, and that's
the future conditions that we need to analyze.
We can go to the next slide.
So, sorry, it's a little bit too
long in there, but based on the results of the
analysis, as you heard Russ mention, the access
drive on the east side of Eldamain Road will
provide one inbound lane and two outbound lanes,
scribed for an exclusive left-turn lane and a
through combined for right.
The outbound movements will be under
stop sign control, and based on the analysis that
intersection should provide -- and this can be
done via restriping -- a southbound left-turn
lane to accommodate the southbound vehicles that
are going to turn left into the facility.
Same thing going northbound, they
would have to construct an exclusive northbound
right-turn lane to remove those vehicles that are
turning right from the through-traffic movement.
So basically, in conclusion, the
existing roadway system has sufficient reserve
capacity to accommodate the traffic estimated by
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the proposed development, and the proposed
development based on the analysis will not have a
significant traffic impact on all of the studied
intersections that I mentioned on my second
slide.
So thank you very much.
CHAIRMAN VINYARD: Thank you.
MARK PRUITT,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. PRUITT: Good evening. My name is
Mark Pruitt. Appreciate your time. I am the
regulatory guy on energy. You see my CV there.
Let's just go on to the material here.
We tried to organize this study that
I provided around what I would think would be the
rational questions people would want to ask, so I
am just going to pose the question and then run
through a high-level review of my response.
Happy to take questions now or later.
First question is will this data
center make electric reliability less in the
surrounding community, meaning will people have
lesser reliability after the data center is
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created, and the answer is no.
Based on the studies, the
evaluations and the recommended upgrades and the
system design that have been approved by ComEd as
well as the developer, this development is
largely going to be isolated from the remainder
of the ComEd circuits that serve the rest of
Yorkville.
If there is a problem at the data
center campus, it will not extend out to the
surrounding community because it has a direct
connection to transmission.
If there are difficulties in the
remainder of Yorkville, that will not cause a
difficulty at the data center, so they are
largely operating on parallel activity lines
within the electrical system. Next slide,
please.
Another question that we get quite a
bit is well, is there enough power to support not
only this data center, but also existing
customers, meaning sometimes expressed as will
you be taking my power from me. The answer is
no.
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One thing to just bear in mind is
that northern Illinois is part of a larger
wholesale market that extends -- it's called PJM,
stood for Pennsylvania, Jersey, Maryland back in
the very early days about a hundred years ago,
and PJM basically serves as the air traffic
controller for power plants within this
multi-state region.
So 57 -- I 'm sorry, 54 local
utilities serving 6 5 million customers coordinate
the operation of 1400 generating stations and
deliver that power to all those utilities over
8 8 ,000 miles of transmission lines.
So you have to -- When you're
thinking about the reliability and are there
enough power plants, it's not just are there
enough power plants in Illinois, it's are there
enough power plants in these 13 states, and P J M
operates under the authority of the Federal
Energy Regulatory Commission and operates on a
charter where it must maintain reliability,
meaning sufficiency of generation.
Typically they like to have a
reserve margin, which is extra generation
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capacity, just to ensure that there is high
levels of reliability during all hours of the
year.
They're concerned about the hottest
summer afternoon and the coldest winter night,
and their job to make sure that they don't allow
any new loads to connect to that system that
would erode that reliability, or prevent power
plants from retiring that would cause that
reserve margin to erode as well.
So PJM and ComEd have both studied
this issue and have determined that there is
sufficient capacity to meet the meeds of this
data center as well as all existing ComEd
customers. Next slide, please.
Real practical question is what
about my utility bill, and before I answer this I
just want to set a little context, and this is
only because I 've had to deal with power prices
for a long time.
Prices go up and prices go down. I
understand prices are high now, I absolutely
understand that. I just want to point out that
we serve a -- the monthly prices for ComEd
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customers over the past 15 years, in the month of
March, just so that we set aside any seasonal
differences and on an inflation-adjusted basis,
the price paid in March of '26 is 20 percent, or
a little bit more than that, below the price paid
in March of 2012. Not a lot of comfort, I
understand that.
However, the prices that we pay are
based on the relative balance of supply and
demand within that broader PJM market. Over the
past 15 years we have seen more power plants
retire and now we're seeing a growth in demand.
Well, when you have higher demand and lower
supply, you get higher prices.
The market response here is that
more generators are seeking to connect to that
P J M system. The PJM system -- and I don't want
to throw too many numbers at everybody -- but
it's about 190 ,000 megawatts, that's the maximum
generating capacity of that system.
There are currently 342 ,000
megawatts of new capacity being proposed for that
system, so like most markets, the supply follows
the demand.
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We now see more demand; it will take
a little bit of time, but we do expect to see
this new supply coming online and a moderation of
prices, and on top of that, PJM, as well as FERC
and State of Illinois have all taken a series of
steps to either freeze or mitigate prices between
now and 2030.
So I 'm not saying that that's a
total solution, but this is how the market
operates, and this is -- the market in which we
live is PJM, and while it's not perfect, it's
what we have to live with.
Have had some folks ask, and so we
looked, as a ComEd customer, this data center
will be paying a fee every month under what's
called Rider REA.
REA collects fees that ComEd then
uses to purchase renewable energy for its ComEd
customers. It's set a t a rate, everybody pays
this, everybody pays the same rate, so as a large
user over the 30 years of operations of this
plant, this plant will pay over $647 million
towards renewable energy purchases by
Commonwealth Edison.
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When we turn that into, okay, well
what does that really mean. That means that is
approximately 1 ,000 megawatts of new solar
generation in Illinois. A typical home is about
five kilowatts of maximum demand, so it will
contribute to the renewable energy development in
Illinois. Next slide, please.
On a similar basis, Rider EEPP
collects fees from all customers to support
ComEd's energy efficiency programs. This --
based on today's rates -- and they can go up, but
we just went with today's rates, this data center
will pay in about $621 million into those energy
efficiency funds, which pay for rebates for a lot
of energy efficiency products that are used in
individual homes, so we ran the numbers and a
typical incentive paid by ComEd for a residential
heat pump is about $2 ,000 today, so you run these
numbers over the 30 years, the revenue from
this -- from this one facility would generate
sufficient revenue to support about 300,000
residential heat pumps in northern Illinois.
Next slide.
And, lastly, we think about the
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energy transition in Illinois, that's kind of big
policy talk and I 'm not going to bore you with
the details, you can go to Springfield and learn
about all those things, but there is another fee
that is ETAC, Rider ETAC, which is the energy
transition charge, and this is what pays for job
training for young people who are seeking
apprenticeships to get into the renewable energy
field, solar, battery, data management, all kinds
of education for younger workers.
Under Rider ETAC, this data center
will throw off or make payment of about
$108 million over 30 years, which based on the
cost of approximately $10,000 per
pre-apprenticeship training, will pay for about
10,000 pre-apprenticeship trainings in the state
of Illinois.
So yes, this data center, like all
data centers, is a large energy user, but just
in -- I 'm sorry, one more slide I think. So as a
large energy user, based on how the grid
operates, this -- it's -- deployment of this
asset has been approved by Commonwealth Edison
and PJM from a reliability standpoint, which is
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their highest obligation, so based on their
expertise, there should be no problem on the
reliability side.
On the cost side, all the costs for
interconnecting the asset to the transmission
system, as well as the ongoing cost of delivering
electricity to the data center, are all based in
tariff and they are all fully burdened and fully
held by the data center. There is no
cross-subsidization with other consumers. And
then on the sustainability side, you just went
through the past few sides, so you see that there
is contributions there.
So thank you very much for your
time.
CHAIRMAN VINYARD: Thank you. Next?
AARON GRUEN,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. GRUEN: My name is Aaron Gruen, I 've
been a principal at Gruen Gruen + Associates for
35 years.
If you can't sleep after this
hearing tonight, you can go to our website and
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you can read all about primaries on economic and
fiscal impact analysis. Russ told me not to give
you one today.
CHAIRMAN VINYARD: Thank you.
MR. GRUEN: This is a summary of the
estimated total property and utility taxes that
are expected to be generated. It works out to
about five percent of the total tax revenues
attributable to property taxes, 95 percent
attributable to utility tax.
The property tax estimate's based on
a valuation of about $325 per foot, well below
development costs and within the range of
assessed -- assessed values for other
contemporary data center facilities. That also
works out to about a 201 million equalized
assessed valuation. You can go to the next
slide.
This is a summary of the taxing
entities that would receive the estimated
property tax revenue, and it is proposed about
$15,744,000.
I won't go through the calculations,
but essentially this is the -- how we got to the
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annual tax revenue from the electric tax, it
works out to about 2 ,161,000 per building for
seven buildings. There is a smaller building
that would be 1 ,082,000 electric tax. So those
are the two sources of fiscal benefit. We will
now fly through the economic benefit.
I just -- would just point out that
the jobs are total, they include the on-site
jobs, you have technicians, IT support,
management, security, maintenance and so on, but
also indirect and induced jobs.
These are the jobs that occur
because of the standing on various services by
the tenants and the business, and when workers
get paid, they go to the barber, they go to the
hair salon, gas station and so on, so it's
counting all sorts of jobs, not just the jobs on
site.
The average income per job's
estimated at 130,000, and this is based on -- the
Bureau of Economic Analysis has something called
a RIMS multiplier, as well as review of past
projects.
And then there is one more I
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believe, and this just summarizes the jobs during
the construction process; obviously when the
construction process is done, there won't be any
more of those jobs.
Thank you.
CHAIRMAN VINYARD: Thank you.
ANDREW LINES,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. LINES: Hi. Good evening. I am
awake. Andrew Lines. I am your commercial real
estate appraiser. Started my career here in
Illinois, been practicing for almost 25 years,
it's getting pretty close. You can tell by the
gray hairs on my chin.
I am a partner with CohnReznick,
which is a national accounting firm. I run our
real estate valuation department, which is about
30 professionals strong. We appraise everything
from little homes to the Sears Tower and
everything in between.
One of my specialties is performing
impact studies. Russell mentioned earlier that
I 've have done some work on solar arrays, but I
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have also tested landfills and quarries, truck
terminals, and that comes from a very specific
methodology that we are taught as appraisers, and
so I 'll take you a little bit through what I have
done. Obviously I am licensed here in Illinois
and I 'm licensed in a few other states.
So we did three things when we do
this kind of methodology, one is we try to see
what other people have said, so we canvassed the
internet and AI and appraisal journals to see if
anyone had done any statistical analysis on data
centers, and I 'll go over that in a second.
The second is we conducted our own
studies to determine whether or not we could see
any measurable and consistent evidence, which is
what the Appraisal Institute tells us we have to
see. We have to see it over and over and over
again to establish a trend.
And third we make calls to
individuals who would be familiar with
transactions, and so we do that for all of these
kind of impact studies.
So there is only one actual
statistical data center study out there and it's
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in northern Virginia. Two PhDs from George Mason
University put this together, and obviously
northern Virginia is a hotbed of data center
development and so there is a lot of information
to study there.
So using Multiple Listing Service
they extracted thousands of sales and compared
these sales for homes that were closest to the
data centers and compared them with ones that
were further away, and what they found is that
the prices of these homes tend to go down the
farther they got away from data centers.
Now, they surmise that a lot of that
has to do with the infrastructure that was put in
around the data centers, which makes a lot of
sense, we all like good fiber and strong
internet, so it could be that some of those
property owners are paying a premium to be closer
to those areas. They are also well built out
with other commercial activities.
But this particular study does not
suggest there is any negative externalities
associated with the data centers being right
there. Obviously if this is a hotbed of data
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center development, this is probably where we
might see that.
There is another white paper out
there that also looks at northern Virginia. It
looked at 1 30 zip codes. It's just a white
paper, it hasn't been peer reviewed, but it is
out there. You can find it on the internet. It
also surmises that there is no negative impact.
Next slide.
So what we did is we tried to find
other data centers that are existing, and
obviously we didn't want to look at Elk Grove
Village or downtown Chicago, so we were able to
find two Google campuses and one large Microsoft
campus that we thought were very representative.
The first one is in Council Bluffs,
which is about 20 miles from Omaha, right over
the border, it's in a growing suburb, and it's an
extremely large data center. It's three million
square feet. It's almost double what's proposed
here.
And in the corner where you see that
red box there was a nice home. It was developed
in 2015, actually pretty similar to the time that
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the data center was initially opened, the very
first phase.
It sold for $614,000 then, and then
ten years later in 2025, after the second phase
had opened, it sold again for $1 .6 million.
We spoke with the broker for that
particular house and he noted that the buyers
were not concerned with being directly adjacent
to this extremely large data center, and the
details of that are in my study and memo that you
all have.
The second is another Google
facility. This is in Lancaster, Ohio, it's about
20 miles southeast of Columbus. It's a -- it's
a n Exurb that's in the path of development, I
think you guys would consider yourselves a little
bit the same, and so we looked at homes that sold
within about a mile of the facility and then
compared them with homes that were extended out
from one to three miles, so you can see kind of
the picture there, and so we looked at those
sales.
We divide them into groups based on
the kind of home they are, so we compare
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one stories with other one stories, two stories
with other two stories and so on, so we separate
them in groups, and we did the same thing for the
third study, which is in Boone, Iowa, which is
about ten miles on the southwest side of Des
Moines.
Again we looked at homes that were
within a mile of that one and compared them to a
few subdivisions that were north about three and
a half miles, and we talked to brokers to make
sure that the subdivisions were relatively
equivalent.
We don't adjust any of the data, so
we're looking at factual sales. We may adjust
them slightly for the date of sale, so it's as if
they all transpired on the same date, but we
don't make any other adjustments, so we're just
looking at their prices per square foot and
judging the medians.
What we found, we had seven groups
total, is that the groups range from positive
five and a half percent to negative three percent
difference between the target and control groups,
so not enough for us to say that there is
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absolutely a deterrent for living next to a data
center whatsoever. You can go to the next slide.
So it was a very nominal variance of
property values on a per-square-foot basis for
homes that were immediately adjacent to the data
center.
We also studied rates of
appreciation, so remember the first home that had
sold and sold again, we were able to track those
rates of appreciation and compare them to control
groups and then also to the FHFA Home Price
Index, which measures it by zip code.
And so we found for all the target
homes that we found that were within a mile of
the data centers that their appreciation rates
over time were equal to or higher than the F H F A
index and also control groups.
So no substantial difference in unit
sale prices or conditions of sale or basic
overall marketability, and we have confirmed
these with brokers who are part of these
transactions, including the $1 .6 million property
that I mentioned, who received multiple offers.
Not a concern for buyers. They said that, the
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sellers, that Google was a good neighbor, and
that there was no perceptible noise from the data
center, and they were less than 2500 linear feet
away from the data center itself.
So again, based on the only
published study that's out there and based on the
work that we've done, my experience with data
centers over time, I have appraised these over
the last 20 years and based on what the changes
are and the proposed, where they're lowering the
building heights, and they've done a really
effective job it looks like of screening and
noise attenuance, I can't determine that there is
going to be any impact on some surrounding homes
of this particular community.
Thank you very much.
CHAIRMAN VINYARD: Thank you. Thank you
for the 488-page packet I received this month.
It was some great reading.
MR. WHITAKER: Yeah. So, like I said,
we tried to be very comprehensive.
CHAIRMAN VINYARD: Thank you.
MR. WHITAKER: We wanted to make sure we
were sensitive to issues that we're hearing as
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professionals in the market, not just in
Yorkville, but broader.
We tried to do that with these
studies, with high-level overview of the studies.
There is obviously a lot more detail we could get
into, there is a lot more detail in the studies,
so following public comment if there is
additional questions, we're obviously here and
happy to answer.
Thank you for your time.
CHAIRMAN VINYARD: Thank you so much.
Would you like your responses included recorded?
MS. NOBLE: Your standards.
CHAIRMAN VINYARD: Standards.
MR. WHITAKER: Yes, please.
CHAIRMAN VINYARD: I think you said that
once before, but I just wanted to make sure.
Okay.
Is there anyone present who wishes
to speak in favor or opposition of the request?
This is your only time to talk if anybody has
anything.
CHUCK KASPER,
having been first duly sworn, testified before
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the Planning and Zoning Commission as follows:
MR. KASPER: Good evening. My name is
Chuck Kasper. I live in Legacy Estates.
By the way, Mr. Pruitt, your slide,
sustainability is spelled wrong.
MR. PRUITT: Thank you.
MR. KASPER: So it's sustainability.
Couple questions, the tract of study projects
that the westbound left-turn lane that Mr. I
think it was Iglesias spoke about at the site's
main access drive on Eldamain will operate at a
level of service F . So like school, A -B -C .
Green was C , but in this case there is an E . F
is red.
CHAIRMAN VINYARD: Yeah, we have it.
MR. KASPER: Okay.
CHAIRMAN VINYARD: Yeah, I have it.
MR. KASPER: All right. So trying to
figure that out, with delays of 99-plus seconds
in the evening peak hour at full build-out.
How is a failing level of service F
acceptable and what is being done to fix it
rather than explain it?
CHAIRMAN VINYARD: Would you like to
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address that now?
MR. WHITAKER: Do we --
MS. NOBLE: Yes. There is a microphone
right there. Make sure it's turned on.
MR. WHITAKER: So do we want to do them
individually or do we want -- like if there is a
bunch of questions ?
CHAIRMAN VINYARD: He's got the
question, you go ahead and just answer it.
MR. KASPER: And I appreciate that.
CHAIRMAN VINYARD: Yep, absolutely.
MR. MILAN: So, yes, there is a level
service F for that left-turn movement. That is
actually very typical of the signalizing
processes when you have a minor road intersecting
a major road like Eldamain.
So besides the level of service and
the delay -- and I need to explain something in
the delay. He is correct in everything that he
is talking about, the seconds of delay and so
forth, but the unfortunate thing is the analysis
does not take into account the gaps that are in
the through-traffic stream that are created by
the signals to the north and the south.
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It also does not take into account
that the provision of the left-turn lane that I
talked about going south creates that pocket --
sorry, I 'm getting out of the microphone --
creates that pocket in the middle that allows
vehicles to actually make a two-part left turn.
When you have that in the middle,
you can -- if you have the chance of doing it,
you can do it.
The analysis analyzes the worst case
condition assuming that everybody needs to make
the turn in just one swooping maneuver, so that's
why you're getting that.
Besides the level of service and the
delay, there is also the queues and the V over C .
Queues is how many vehicles are qeued, you know,
actually waiting to make the left.
So the 95th percentile queue is six
vehicles, so it's not going to impact internal
circulation of the site.
Also, the V over C , which is the
volume to capacity ratio, is less than one.
What do I mean by that? You don't want to have
something over one because if it's over one, you
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are over capacity. You want to be below that.
So there is more than only one --
one item to look at in the capacity analysis, and
you are correct, it's an F , we just disclosed it,
nobody is hiding that, but there is a reason
behind that.
MR. KASPER: Okay. Thank you. The
study also analyzes the operational traffic at
build-out where the analysis of the -- where is
the analysis of the construction period truck
traffic, so, for example, when you are bringing
in concrete, steel, equipment deliveries, over
the multi-year build, which often are far heavier
than day-to-day operations. And I heard precast
walls earlier, and pretty sure those are wide
loads, so --
MR. MILAN: Typical of traffic studies.
Again, we have the base existing, no build, and
then, like I mentioned, the future traffic
volumes.
When construction is going on, I
know what you're saying, normally I would venture
to say that maybe I disagree that during
construction I think it's less traffic than what
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this facility would actually generate during
full -- full-f ledged operations.
The turning movements like I
mentioned are going to be accommodated by the
turning lanes that I mentioned.
In the southbound direction, which
is probably the most difficult, you have a
left-turn movement trying to cross two lanes of
traffic going in.
Even if the left-turn lane is not
built/striped during construction, it is a
striped median, so it can be used to actually
make the left without impacting the
through-traffic volume.
Northbound is a right-turn movement.
Typically -- you guys are doing construction
right now, is that correct, so -- so it's been
under construction right now, and to the best of
my knowledge -- and the City can actually testify
on this -- I don't think it's been problematic,
you know, and, again, it's going to be done in
phases, so it's not all in one sitting.
MR. KASPER: Okay. The study evaluates
the project in isolation just for the year 203 1 .
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Where is the cumulative traffic analysis
combining the campuses of Project Cardinal, Steel
and the other data centers that will use the same
Eldamain Road corridor?
MR. MILAN: Okay. Like I mentioned, we
don't analyze in a vacuum, so we asked for growth
factors from the Chicago Metropolitan Agency for
Planning. That's the standard and that's the
requirements by the State of Illinois and the
county.
So that is taking into account
things that are going to happen that we might not
be aware of, you know, in terms of traffic, and
then we add the traffic volume, so, again, we are
not analyzing like you said just -- and I said,
we don't analyze in a vacuum. And not just us,
it's just the state and the county will not allow
you to do that.
It would be very easy to say I have
existing or I 'm just adding the data center and
call it a day. That's not right. There's going
to be growth in the area, there's going to be
other developments that we are not aware of, so.
MR. KASPER: Okay. And, Mr. Vinyard,
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something to think about.
CHAIRMAN VINYARD: Yes, sir.
MR. KASPER: And then, finally, traffic
counts were taken on a single day, and that was
March 3 rd of 2026, at one intersection back in --
single day at one intersection back on
October 23rd.
Is the single day adequate basis to
approve a project of this scale?
MR. MILAN: Traffic counts by the
guidelines, again, of the state, the Department
of Transportation engineers and so forth, you
want to collect data on a regular day. And let
me explain what I mean by that.
Normally you want to count either on
a Tuesday, Wednesday or Thursday. Why not Monday
and Friday? Because many people either take a
day off for a long weekend or are sick. And you
know what I mean by that.
So Monday and Fridays the traffic
tends to be a little bit lower for the most part
or a little bit higher if it's somebody that is
going on vacation, but Tuesdays, Wednesdays and
Thursdays are the typical traffic volumes that
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you see.
One day is all that is required.
You need to count the morning period, like I
said, and we did 6 :00 a .m . to 9 :00 a .m . and the
3 :00 p .m . to 6 :00 p .m .
We counted on March 3 rd four
intersections, you know, Veteran's Parkway,
Eldamain Road, Eldamain Road and Faxon, Eldamain
Road with Menards Distribution Center access
drive, and Eldamain Road with Galena.
We also looked at the previous
counts that were done, Eldamain Road and Corneils
Road and the intersection of Beecher and
Corneils.
Those were done -- One was done in
'23, the other was done in '25, and we applied
the real factor that CMAT provided us to actually
bring it up to 2026.
So all of this is following the
industry standards on what the State of Illinois
and the counties require.
MR. KASPER: Okay. And March 3 rd for
the record was --
MR. MILAN: Yes, March 3 rd, correct.
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MR. KASPER: Was a Tuesday, so, okay.
Thank you.
CHAIRMAN VINYARD: Thank you.
MR. KASPER: Thank you for your time.
MS. NOBLE: Do you want me to --
CHAIRMAN VINYARD: Yeah, you can go
ahead if you want to. Hold up one second, sir.
MS. NOBLE: Sure. I was just going to
add additional comments from staff's review. As
the petitioner mentioned that they are accepting
the regulations that the City has adopted for
energy industrial uses such as data centers, and
as part of that they are required to submit a
traffic management plan which would provide
information as far as communication strategies,
on-site point of contact during construction, and
pathways that they will be using during
construction, which has to be reviewed by the
City engineer as well as the police department,
so that would be part of their building permit
approval, so we will take into consideration
construction traffic.
Also, the City completed a
comprehensive traffic study for all the data
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centers, including Steel, Cardinal and CyrusOne,
and they presented it at a City Council meeting
in March.
That presentation found that there
should not be any detrimental impacts to traffic
in the area, and it's up on our website, and I
can provide that link for anyone who wants that
information.
MR. KASPER: Thank you.
CHAIRMAN VINYARD: You may speak.
JOSE,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
JOSE: Good evening. My name is Jose, I
live in Yorkville, literally if you go down, you
are already there.
My question is they said actually
that they have to follow federal guidelines. Is
that FedRAMP compliance as well, this, or
anything like that?
MS. COTTRELL: Is that related to --
JOSE: To the build site, yeah. To the
site, yeah, because if I 'm seeking -- according
to FedRAMP, data centers have to follow FedRAMP
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guidelines. I never -- I did not see anything
about FedRAMP on there.
MS. COTTRELL: I 'm not familiar with
that name.
JOSE: Really. Because data centers
have to follow FedRAMP compliance actually. I
know the one in Aurora has to follow it as well,
the one in Franklin Park, too, has to follow
FedRAMP compliance.
FedRAMP, which means actually, God
forbid, anything happens, how -- data centers are
secure. Got forbid anybody breaks into a data
center, it has to be FedRAMP compliance.
MS. COTTRELL: That may be something
that's not related to Cardinal, that's --
JOSE: You can look it up actually.
MR. WHITAKER: So is it a security
protocol, is that what you're --
JOSE: Yeah. You guys said actually
that CyrusOne will have to stay with security,
right, that includes cameras, security guards,
24-hour security guards, fences, right?
That's under FedRAMP compliance, but
I did not see anything about FedRAMP compliance,
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that you guys are following FedRAMP compliance.
MR. WHITAKER: Well, you know, we don't
have -- so we've got a whole host of people here
today, we do not have somebody on operations or
security.
We'll be happy to look into that and
we'll provide some follow-up documentation to
City staff on it, but I think that's --
JOSE: Because if it's not FedRAMP
compliance, then it cannot pass the audit.
MR. WHITAKER: We will follow up on the
question.
JOSE: So that's something that you
should keep in mind.
Also, the power, the power grid. I
don't know if you guys know that ComEd is going
to raise the bill 30 percent high. How is that
saving energy with data centers, because you guys
took one -- it's a single floor instead of dual
floor.
According to ComEd, how ComEd
said -- and it's public knowledge, it's going to
raise 30 percent everybody's bill, even the --
what was it P -- P -- what's it called again?
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UNIDENTIFIED AUDIENCE MEMBER: PJM.
JOSE: Thank you. So I am wondering how
is that energy -- let me see, how can I rephrase
that question? How is that saving any energy if
ComEd is going to raise our bills?
According to ComEd also, ComEd, when
Elon Musk tried to come here, I forget,
2000-and-someething, ComEd even said we don't
have the power for you guys.
Joliet, data center, all these data
centers are stopping because there isn't enough
power in the grid, and it's a well-known fact.
MR. PRUITT: If you say it's a fact,
then that's --
JOSE: It's on the internet.
MR. PRUITT: Ironic, yeah, I know.
JOSE: So often you say that, again --
MR. PRUITT: Well, you're giving me a
whole salad bowl of things. Let's take them one
at a time.
JOSE: Sure.
MR. PRUITT: I haven't seen any
regulatory authorization for ComEd to raise their
rates. They have to have their rates increase
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approved by the Illinois Commerce Commission.
That's how it works.
The ComEd rate, I don't know which
rate you're speaking to, there is the energy
supply rate, which is set largely based on PJM
market functions, there are PJM distribution and
delivery rates, which are based on the multi-year
grid plan, then there are taxes and fees that are
collected from every consumer.
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and find out which of those buckets the
30 percent belongs to, but, again, I haven't seen
an authorization from the Commerce Commission on
that, but I 'd be happy to look.
JOSE: This just happened in 2026
actually, the reason being is because of A I ,
that's why. That's why the power is going up,
because of A I .
The one in Texas, the big megawatt
A I , stopped because there isn't enough power to
power that thing up.
MR. PRUITT: I can --
JOSE: So, again, ComEd has raised the
bill.
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MR. PRUITT: That's a -- that's an
assertion and I respect that you have that
opinion, but for this case, for this data center,
PJM and ComEd have both identified that there is,
(A ) sufficient power in the overall wholesale
market to meet this additional demand, as well as
the demand of all other consumers in PJM, and it
could do so reliably.
JOSE: Is there a -- Can anybody receive
that data actually or see that data by any
chance?
MR. PRUITT: These are I believe
documented through your transmission services
agreements between the data center and
Commonwealth Edison.
JOSE: Will this be public knowledge, in
other words?
MR. WHITAKER: I think we're making it
public knowledge here that we've got an
allocation of power through ComEd and PJM, and
there is evidence that we have submitted in
writing stating that as fact.
JOSE: So I guess -- again, I respect
you guys' profession, but as a person who does a
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lot of research and works in the field of data
centers, it's not true. I 'm sorry.
The reason being is because AI is
taking a lot of power, power that we don't have.
There is a document out there written -- I don't
know what's it called, I do apologize, but it
states that these blackouts have been happening
because of A I , all these data centers .
The one in Joliet has stopped, Iowa,
Ohio. Ohio doesn't want any more data centers.
Power. No other resources.
So again, I love technology, don't
get me wrong, I love A I , I love technology, but
there is no power, no resources, I 'm sorry,
unless -- unless -- excuse me, excuse me. Even
Google said the same thing, they just want to
purchase a nuclear power plant.
MR. WHITAKER: So just to be clear --
JOSE: That's power, though.
MR. WHITAKER: Whether somebody wants a
new data center I think is irrelevant for
purposes of discussion today because this is a
data center that is under construction, it was
approved in 2024, we have been in the pipeline,
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we have received power allocation, so with all
due respect, what anybody wants on a move-forward
basis is really irrelevant to the application
that's before the Commission.
JOSE: But the future project, like
Project Cardinal basically, where is the power to
come from?
I get what you're saying, it's being
built good, but how you said future projects,
that's what, eight buildings, two generators, 16
generators in total? Power.
MR. WHITAKER: We don't have future
projects here, we have projects that have already
been approved.
JOSE: So where is the power coming
from, the actual power? It's not answering the
question. Where?
MR. PRUITT: Well, the power that is
consumed in northern Illinois is from power
plants, about 1400 power plants, that are
connected to the PJM transmission system.
PJM is responsible for the planning,
of ensuring that there is sufficient supply to
meet maximum demand plus a reserve margin.
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The number of power plants and their
generating capabilities are, again, managed by
independent power producers, but they are under
the management of PJM, which operates under a
federal charter from the Federal Energy
Regulatory Commission.
It's their job to ensure that there
is sufficient capacity to meet current and
forward capacity requirements.
JOSE: Okay. So God forbid, right, we
get a higher bill in our electricity. Who should
we go to for that? Because it is going to
happen. I 've seen it, people have experienced
it. It's public knowledge. I hope there is a
backup plan for that.
Thank you. Just keep that in mind,
please.
MS. NOBLE: I have a response.
CHAIRMAN VINYARD: Oh, she has a
response for security. Sorry.
MS. NOBLE: That's okay. Again, one of
the standards for the City is that the developer
has to establish an emergency operation plan
which includes security, so that plan will be
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submitted and approved by the City and the
Bristol-Kendall Fire Protection District prior to
issuance of any building permit, and it must
include procedures for fire suppression,
hazardous material spill, evacuation,
communication in case of an incident, the
location of any battery storage systems, training
sessions, drills and walk-throughs with the fire
and police shall be required prior to occupancy
permit, and then they need to provide designated
contacts for emergency services and a plan to
broadcast information of an incident, be it
chemical or any type of incident, that could
affect the public safety.
They also have to work with KenCom
on emergency and security matters to be part of a
text or siren alert system.
So that's what we are doing on the
local level.
CHAIRMAN VINYARD: Okay. Thank you.
Next person, please.
CAROLINE McCREE,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
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MS. McCREE: Hi. I am Caroline McCree
and I am a homeowner in Yorkville. I just have a
few questions, mostly having to do with the
construction of the site specifically.
This amendment increases site
coverage from about 28 percent to about
50 percent, nearly doubling the built area. How
does that affect the stormwater run-off and
flooding risk for neighbors, and has the new
basin design been fully engineered and approved?
MR. TROSTLE: The increased areas will
be taken into consideration for the stormwater
detention basins.
If you look at that one site plan,
the basin i n the south has gotten considerably
larger, and each phase will be engineered and
submitted to the City and reviewed by their
engineering consultant.
MS. McCREE: Have you had an engineer
review that yourselves before it goes to the
City?
MR. TROSTLE: Yes.
MS. McCREE: Okay, just making sure.
Thank you. What deviations from the City's
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Unified Development Ordinance is the developer
requesting, setbacks, screening, landscaping,
appearance standards and others, and why should
the Commission grant exceptions if it is giving
exceptions to its rules?
MR. WHITAKER: We are not seeking new
deviations.
MS. McCREE: Okay. Thank you. Will
there be other additional public hearings and
opportunities for residents to comment about this
before the construction fully begins?
I know part of it has already
started. Is there going to be another hearing?
MS. NOBLE: So this will advance to City
Council and there is an opportunity for public
comment at that meeting as well.
MS. McCREE: Okay. Thank you.
MARK MARTIN,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MR. MARTIN: Mark Martin, I live in
Yorkville, homeowner.
So the noise study's own appendix
projects daytime noise at several homes at or
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above 6 0 decibels, which is the residential
limit. For example, about 7 0 decibels at homes
on Faxon, 6 5 to 66 homes on Beecher, Corneils and
McMurtry.
How can the study conclude
compliance at all receivers when its own data
shows it's over the limit?
MR. IGLESIAS: All right. Good evening.
Mark, right?
MR. MARTIN: Yes.
MR. IGLESIAS: Thank you for your
question. So I believe you are referring to --
Can I borrow your slides, just see what page it's
on? Thank you. What number is that, 45? Could
you go to 45, please?
MS. NOBLE: Oh.
MR. IGLESIAS: Are you referring to
this, to these values? These are the results
that we concluded from our noise study and so, as
I explained earlier to the board, the Yorkville
code requires compliance wherever the Yorkville
jurisdiction -- the City of Yorkville has
jurisdiction, and so we just wanted to
demonstrate exactly where the Yorkville code
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compliance is required, and these locations, with
the Yorkville limits, such as R 1 , R 5 , 6 , 7 , 9 and
10, are all residences that lie within the
Yorkville -- that fall under the Yorkville
jurisdiction.
So further from that, all of the
state of Illinois is required to comply with the
Illinois Pollution Control Board's requirements,
which are much more stringent.
As you see in R 3 , the noise level
limit is 6 9 , right? However, there is no
residence there and there is no residence that
falls under the Yorkville requirements.
And the IPCB requirements, if you go
back to -- sorry, way too many slides. 4 2 ,
please. So in the Yorkville -- sorry. In the
IPCB requirements, there are these three
categories, a land class classified as Class C
emitting noise to Class A , and same thing for
classified as B emitting to A , classified as A
emitting to A .
Land that is classified as Class A
are residences and land that is classified as
Class C are I believe industrial or some other
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sort -- they're not residences at least, and
there are no requirements for that, and so if, as
you saw on the R 3 , it was at 6 9 dBA during the
daytime, right? There is no requirement to --
emitting noise to that land because there is no
residence there.
So it is important for you and
everyone in the community to understand that the
City of Yorkville as well as the State of
Illinois, when they put these requirements in
place, they are to ensure community
compatibility, right, and so these requirements
ensure that residences, right, any -- any noise
being emitted to Class A , is -- the development
is compatible with the community on behalf of
these maximum noise limits.
MR. MARTIN: Thank you. So the study
treats some of those homes as not entitled to
noise protection because they are outside the
city or on agricultural land.
Why should families living in those
homes hear 60 to 70 decibels, you know,
continuous data center?
MR. IGLESIAS: Yeah, yeah. Of course.
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So all of the state of Illinois falls under the
IPCB requirements, and I will give you an
example, that if there is a home in a rural area,
it is treated as a Class A requirement, and we
are compliant at all -- we are projected to be
compliant at all Class A required homes.
That is -- It is incorrect to assume
that just because it's a farmland it is not
treated as a Class A land, as long as there is a
residence in that property.
I believe there could exist land,
farmland, that does not have a residence in
there, but that falls under Class C land.
MR. MARTIN: So the study confirms the
City asked the consultants to evaluate cumulative
noise from the three other planned data centers.
What did that cumulative --
MS. NOBLE: Yeah, I have a hard time.
Cumulative.
MR. MARTIN: -- cumulative, cumulative
analysis show?
MR. IGLESIAS: Right -- sorry. So
actually we were asked by Soundscape, the
City's -- the City of Yorkville's noise
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consultant, to provide data on what our noise
projections are because they were going to
conduct the cumulative study, and they were --
they needed to verify our study, and they
recently -- we recently received confirmation
that they approve and they confirm our study and
they will use the study to perform the cumulative
study of any other developments that are either
in place or projected to be in place, so that
was -- that was not part of our scope.
And if you go, oh boy, to table
47 -- I mean, page slide 47 and 4 6 , yeah, those
two, those are the points that the City
requested -- the City's noise consultant
requested us to provide so that they can
provide -- or they can perform an adequate study.
MR. MARTIN: Okay. Good. Thank you.
MR. IGLESIAS: Thank you.
MS. NOBLE: We do have our noise
consultant online that can answer some of your
questions that you asked. Her name is Aimee
Lalime. Aimee, are you there? It's not --
sorry, her sound is not coming -- one second,
Aimee. Your sound is not coming through .
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Aimee, can you respond yet? Can't
hear you. Hold on. Let's try again. Your
computer volume, your speaker. Thank you.
Aimee, would you like to try again?
MS. LALIME: Sure.
MS. NOBLE: Ah, there we go.
MS. LALIME: Can you hear me now?
MS. NOBLE: Yes. Thank you.
AIMEE LALIME,
having been duly sworn, testified before the
Planning and Zoning Commission as follows:
MS. LALIME: Hi, everyone. I am Aimee
Lalime, I am with Soundscape Engineering. I have
about, you know, twenty -- 23 years of experience
with acoustics and vibration, and we are the
City's acoustic consultant.
I just wanted to chime in here that
the developer's consultant is correct that the
applicable limits have been applied at the
appropriate land uses.
So there was a statement about, you
know, a home not having the right limits applied
maybe because it was on agricultural land. The
way that IPCB works is that it's not by land
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zoning, it's by land use, so if there is a
residence on a property currently, they treated
it as a residence and applied the residential
criteria.
If you flip back to the slide that
shows -- yes, this one. Actually maybe it's
previous. I wanted to look at the IPCB limits.
Yes, here.
The consultant initially applied
Class C to Class A limits, but according to our
reading of IPCB we think that Class B land is the
correct class for a data center, and so we are --
we are requiring that these limits be met, and
you will see some of the levels appear high, you
know, 63 hertz, 7 1 decibels as a limit,
throughout the whole state of Illinois during the
daytime.
That -- your ears are not good at
hearing the sound at 63 hertz, that's why the
level is high, but the overall dBA limit is 55
daytime, 44 nighttime.
Their study currently shows -- and
this is all tentative because equipment has not
been actually selected, but they have used
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representative noise levels that are consistent
with the types of equipment that we see for these
types of facilities, and their analysis has shown
that it is feasible for them to meet the limit
with the planned site layout.
MR. MARTIN: Okay. Thank you.
CHAIRMAN VINYARD: Thank you.
MR. JOAN McARTHUR,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
DR. McARTHUR: Good evening. I am
Dr. Joan MacArthur. I live on Corneils Road and
I am a resident of Plano, not Yorkville, but
these data centers are coming up to us, so I have
a couple questions I would like to ask.
What on the noise? I am a
veterinarian, I have animals, I have a clinic.
What -- Can you tell me the frequency that these
animals get upset at? I bet you can't . Can you
give me some data for that, for the animals?
Because as of now the A V M A doesn't have a paper
on that. That's going to ruin my business, it's
going to ruin all the animals there. I train
racehorses there, they get very, very sensitive
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to the vibrations and different noises, as all
the animals around.
Someone said we didn't have any big
wildlife. We've got bald eagles. We've got lots
of wildlife.
And everybody else's dogs? When you
get these data centers in with these different
frequencies, you're going to watch your dogs
going a little nuts, folks, and your cats will be
coming off the roof because nobody has taken the
time because data centers are new, you -- but
people thought smoking was okay, too, and look
what happened, it killed them.
Can't we slow down and get the
studies, find things out and try to be a good
neighbor?
You are all very lovely people, but
you don't have a horse in this race. We do. We
live here. My business is here. And around me
there are three equestrian centers that people
make their living from, and there are two
kennels, plus my veterinary business. Nobody has
ever addressed the noise frequencies.
The other thing is, how about the
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water? I am on a well. All these data centers
go up, and if you look at what's going on around
the country, you're taking our water.
How am I supposed to run or people
supposed to run businesses with no water? Don't
tell me to go to get city water because you'll
put us all out of business. No.
And why should we have to pay more
money for electric because somebody is putting up
a data center? Sorry, folks, we live here.
This is us. We are a county. And it affects all
of us.
And as I said, I 'm in Plano, I butt
up to Yorkville, but what's it going to do for
me? No, it's going to create more noise, take my
water, shut things up.
And I will tell you someone said on
Corneils Road -- folks, don't even think about
that. I live on Corneils. Corneils, when
Menards went in, was supposed to be -- not have
any traffic, but the GPS sends everybody there.
We have semis going over there, we
have semis ready to break a bridge, we've told
Yorkville police, we've told Yorkville, they go
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yeah, yeah, there isn't anything we can do, we
can't do anything.
People are going to do it. That
road won't hold up. And until people -- I just
want to put that in because it's not going there,
folks, and for someone -- I 'm on a 6 0 -acre farm,
I 've been there for 40 years, put heart, work,
sweat in there, and what happens.
I have people coming in going, yeah,
this data center is good. I bet they are, but
slow it down, people, because you don't know what
you're doing to people with -- even with people
that drone.
Have you ever sat there? And I
would propose to all of you, sit right next --
live right next to your data centers for over a
year. Don't go away. See what that does to your
brain because you have the drone, the drone, the
drone, the drone. And don't tell me it's okay.
It's not. You watch an animal that's being
droned, they lose it. People are no different.
The water, going to come and just
take water? Don't tell me they aren't taking it,
they're putting a water tower up by me, and
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everybody said the lettuce plant over on
Corneils, it's okay. It's lit up about like the
aurora borealis every night.
So, I mean, folks, I know we have to
all agree on certain things, but we need to agree
on a grassroots, slow this down until we see what
the deleterious effects are. We don't know.
And I would hate for someone in
30 years, go out, have their grandkid come up
to me and go -- come up to you and go grandpa,
why do I have this big bone cancer on me?
Maybe we don't know what sound does.
Sound can be healing and sound can be
detrimental. Who are you going to ask?
But all I 'm saying is we have got to
slow this down because Yorkville is really big on
just jamming stuff down everybody's throat
because they see dollars.
I look at it and I don't see
dollars, I see quality of life, and let's plan
something and see how one data center -- if this
data center is under construction, see how this
goes. See what happens first. Get a plan out.
Because statistics -- I hate to tell
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you, folks, I can come up with statistics, too,
that will make everything look wonderful. I
could make a toxic drug look great if I use the
right statistics. No, not going to do that.
And it's like the grid. I don't
want to pay more for electric because of a data
center. Uh-uh. If data centers -- if they want
to put electric, let them put the money into the
electric. Let them pay for it first.
I don't get anything from Yorkville.
Yorkville -- the City Council goes oh, but you're
going to get all this -- you're going to get all
this money. Not going to help me, it's not going
to help the county, it helps Yorkville, and you
get enough data centers here, nobody is going to
come here, not with the noise and the pollution.
And you say well, we're going to
do -- you'd have to put a 20-foot wall all the
way around your data centers to keep that noise,
plus you're still going to get that frequency.
So, folks, I 'm sorry, you're all
nice people, but you're giving us a bunch of
snake oil that we can't prove right now because
we don't have 10 years, 15 years' worth of data.
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So that's all I have to say. Thank
you.
CHAIRMAN VINYARD: Thank you.
(Applause.)
LEESA POSS,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
MS. POSS: Hi. My name is Leesa Poss.
I have a question on who paid for and
commissioned the Gruen & Gruen and Power Bureau
studies?
MR. WHITAKER: The applicant.
MS. POSS: The applicant, okay. So I
just want to make a couple notes about the
Corneils Road, we talk about that a lot, and it's
my understanding through Project Steel Beecher
Road is going to be reconstructed, so is that
what you guys are studying, the reconstructed
part of Beecher Road, or is it the existing
Beecher Road?
MR. WHITAKER: So we are discussing
improvements to Beecher Road with the City and
have been working through what improvements would
be required to Beecher Road and Corneils Road.
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MS. POSS: So Beecher Road is set to
have a big roundabout on it by Beecher and
Corneils. Is that a part of your plan or is that
Project Steel's plan?
MS. NOBLE: That would be Project
Steel's plan.
MS. POSS: Okay. Okay. I just wanted
to make sure. Thank you.
And the other question I have that I
was just observing, I don't understand how you
can have decibels during the daytime that are
louder than nighttime.
Is that because there is no
generators going?
MR. WHITAKER: That's precisely correct.
We would not be running generators on any -- we
wouldn't be doing testing or maintenance on
generators during the evening hours, during
nighttime hours, and so the sound load coming
from the facility is entirely different.
MS. POSS: Okay. That was my
assumption, but I 'm pretty bad about assuming.
One other thing about the
generators, I have a question, will they do full
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load testing and, if so, how many times and for
how long?
MR. WHITAKER: I mean, let me ask a
friend to come up and answer that one.
MS. POSS: Phone a friend.
MS. COTTRELL: Our standard m aintenance
and testing procedure is half hour no load test
each month and then an annual load being tested
at variable loads, from no load to 100 percent
load once a year.
MS. POSS: Okay. So only load testing
once a year?
MS. COTTRELL: Yeah.
MS. POSS: Okay.
MS. COTTRELL: So we gave that 10 to
15 hours per year per generator range. You know,
by planning it's 10 hours per year, but, you
know, just gives a room for a test that might run
longer.
MS. POSS: That's all I have. Thank
you.
CHAIRMAN VINYARD: Anybody else? In the
back? Awesome.
MS. NOBLE: Can someone assist with the
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microphone? There you go.
THERESA,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
THERESA: I am Teresa. I have a
question about if there is a power outage and all
the generators need to be turned on at the data
center, what will that do to the noise and
vibrations in the surrounding area as far as the
City ordinance?
MR. WHITAKER: So it wouldn't be a
vibration issue. There is --
MR. IGLESIAS: Isolation.
MR. WHITAKER: Say it one more time.
MR. IGLESIAS: Isolation.
MR. WHITAKER: There is isolation
devices built into the generators so that would
address the vibration issue.
As it relates to the emergency
operations, we don't test the emergency
operations because that's an exempt activity, but
then I would also say even in the case of an
emergency, it would not be all generators
operating, there is redundancies built into the
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system, and so it would be a percentage of the
generators operating.
THERESA: Okay. And that will still
fall under the City ordinance?
MR. WHITAKER: Correct.
THERESA: I will also say that I do find
it distressing, because I was also concerned
about livestock in the area as well as wildlife
and impact to residential areas, and how -- how
is it this got approved if it's going to impact
our neighbors in a different town and ruin their
way of life and affect their horses?
MR. WHITAKER: I mean, if I 'm answering
the question, I think the conclusion was that
there was not a negative impact as it related to
noise when we were here in 2024, and I think our
study -- our sound study substantiates that.
MS. NOBLE: Aimee, did you have anything
else you wanted to add?
MS. LALIME: CyrusOne has not studied
the sound level transmissions in an emergency use
case; we have had that provided for Project Steel
and Project Cardinal.
For those projects, when all
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emergency generators are running, the sound
levels are predicted to exceed the ordinance, but
that's an exempted use case, and we understand it
will be infrequent and it would be when there is
a utility power outage, not an issue with
equipment on the development land itself.
THERESA: What about the impact to
wildlife and livestock, was that included in the
study?
MR. WHITAKER: The study evaluated all
applicable regulations, be it city of Yorkville
and IPCB.
THERESA: Was that yes or no?
MS. LALIME: And those regulations take
into account a balanced perspective of
compatibility between residential and commercial
properties.
Ordinances are not written in such a
way that nothing ever annoys anyone, but the
ordinances for Yorkville and IPCB are consistent
with ordinances throughout the country, so there
are sometimes sounds that bother animals, it
could be a gunshot that might bother an animal,
fireworks.
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There are cases where people or
animals are annoyed by others, and ordinances do
not guarantee that no one will ever be annoyed,
but they do allow for compatibility and reduction
in the chance of annoyance.
MR. WHITAKER: If I could add two things
to that. I think you also have to keep in mind
that this property was zoned M -2 before we came
here.
The Comprehensive Plan specifically
looked at this is an industrial corridor, it's an
industrial corridor in Plano, it's an industrial
corridor in Yorkville, so the zoning was in place
for a manufacturing industrial use before we came
in.
We are not -- we are not converting
land that there was a vision for residential
development. There was a vision -- county,
Plano, Yorkville -- that this property, this
area, would be an industrial corridor, so what
we're doing is entirely consistent with the
long-term vision of the county and the two
communities.
And the second item was we are
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also -- one of the conversations we are having
with the City is we are adjacent to a railway,
and so one of the things you saw in our sound
study is that there is some loud noises when a
train comes by, so one of the things the City is
asking us to work with them on is to help
establish a quiet zone through that area.
So we haven't worked out those
details, but to the extent that there are sounds
generated from the campus, I think there is other
things that we're doing to try to help improve
the community to offset any impact we might have
as we come in.
So we're doing -- we're doing
everything we can to be a good neighbor and help
address things like sound from existing
transmission sources today.
THERESA: Okay. Thank you. I
understand it's an industrial area, but you are
still going to be impacting residential areas and
farms that have livestock and pets and things
like that, so I mean, I don't know how we're
supposed to like have a veterinary clinic and
horses that were here first and have you come in
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and -- well-meaning or whatever, but, I mean,
what do we do about the residential people or the
businesses that are already here that are going
to be destroyed as a result of it?
CHAIRMAN VINYARD: Thank you. Anybody
else in the room? I know we have a couple people
on Zoom. Anybody?
(No response.)
CHAIRMAN VINYARD: Caryn on Zoom, I
don't know if it's Macek or Macek, apologize, but
you have the floor.
MS. MACEK: It's Macek. Thank you.
CHAIRMAN VINYARD: Macek? I 'm sorry.
CARYN MACEK,
testified before the Planning and Zoning
Commission as follows:
MS. MACEK: So I have a couple comments,
just some questions, but mostly comments, about
some of the things that the first gentleman spoke
about.
First of all, we understand that
this is not a new data center. I don't need to
hear you say this is not new, this is already
existing. I just want to clarify that we don't
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want that one either. W e are angry about this
and no one is listening to us. I have a lot of
questions.
First of all, who funded all of
these third-party studies? Did CyrusOne fund
them? Did Project Cardinal fund them? Because I
find it really suspicious that everything checked
out perfectly.
I do not -- I am not a trusting
person, I don't take people at their word until I
look things up, so that brings me to my next
point.
99 percent of the things that we as
a city are finding out -- I found out about this
meeting today on a no data center website or a no
data center Facebook page, take your pick. I
shouldn't be fighting for something in my city
based on a Facebook post. It's ridiculous.
Now, these are my big questions.
First of all, to piggyback on to the vet that
spoke, I absolutely 1 ,000 percent want to know
where all these health studies are.
These people have wells. Where does
this waste water go? I can tell you, I live in
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Raintree. We have nine ponds. They're not
ponds, they're run-off of dirty rain water.
That's -- in my section of Yorkville
we have city water, don't even get me started on
that because I don't want to drink Lake Michigan
water, it makes me want to vomit, but these
people have wells. Where is this water run-off
going to go? How clean is it? Who is treating
it?
The noise. These places are next to
farms and what do you call those, like -- just
residential houses in the country where there is
no noise, and now you're expecting us to accept
this noise, and that's okay?
I moved here, it's so quiet here.
I don't want to hear the noises that you're
saying I should accept. These are my big points.
The power. I spoke to ComEd myself.
First of all, I want to say the gentleman that
spoke about the power, very well-spoken, I
enjoyed all of the numbers, I like the numbers,
I 'm in medicine, I love numbers.
He answered every question
correctly; however, I will tell you I spoke to
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ComEd myself more than once and the exact answer
I got when my bill increased by -- it went from
6 cents to 9 .66 cents and I called them, and the
exact words that I got from two different people
were well, that's because we're building all
these data centers, so please don't tell me that
cost isn't going to be passed on to me because it
already is.
The same goes for the Yorkville
water. You're telling me -- and my husband
touched on it yesterday, I 'm going to say it
again. This City had the nerve to put out this
big, huge save the water, preserve the water,
water's -- don't waste water, in a city that's
accepting the fact that these data centers come
and gobble up hundreds of millions of gallons of
water. Absolutely absurd and unacceptable.
The other thing I have a really big
concern is my property value. I have lived in
this city for 22 years. I want to sell my house
eventually. This was supposed to be our forever
home, and now, with all of this nonsense, I don't
want to stay here. Between the exorbitant taxes,
the crappy school district, and now this, I
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don't -- I 'm going to break even with my house.
I don't believe that you took all of
this information from one study, one study in
Virginia, and that's where you are going to base
your information on?
I am pretty certain I know three
people who were looking to move into Yorkville
and I know three realtors who were selling them
their houses, and you know what they said?
They're not coming to Yorkville. Why? Because
of the data centers. They have gone data center
crazy. And they want no part of it and I don't
blame them.
The other question I have is the
elevation. Why would this be a big concern?
Because I 'm going to tell you exactly what that
looked like to me. You can polish a , turd, but
in the end it's still a turd and no one wants it.
No one wants a turd in their backyard. Sorry.
And I have three dogs, so I know all about this.
This is just make it look pretty and there you
go.
And the last thing is I noticed on
the slide that showed where the tax benefits are
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going. Why wasn't the school district named on
there? There was nothing for the school
district. There was Bristol-Kendall, there was
Plano, it was up and down so fast I don't know
all the things, but where is the school district?
Because that's my big concern
because they just asked me for $275 million and I
said no because they're supposed to be getting
all this money from the data centers. So why
don't you tell us about that?
I have a lot of problems with the
lack of transparency and you're trying to shove
this down our throat, and I get it, this one is
already approved and being built. And you shrunk
it. I think you should keep shrinking until it
disappears.
UNIDENTIFIED AUDIENCE MEMBER: Woo.
(Applause.)
CHAIRMAN VINYARD: I think that was it.
MS. NOBLE: No. Oh. Did they want to
respond?
CHAIRMAN VINYARD: Would you guys like
to respond to any of that? Would you like --
Krysti, would you like to respond to a few things
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I asked you for?
MS. NOBLE: Sure. The Chairman asked me
to respond to the public notification.
CHAIRMAN VINYARD: Thank you.
MS. NOBLE: So the City has an
obligation to publish any public hearing in a
local newspaper at least 15 to 30 days before, so
in the packet of materials we did publish, we
have a certification that it was published in the
newspaper.
We also in real time publish on the
City's website, so if you want any information
about data centers or any project or any meeting,
we publish that on the City's website, so it had
been up on the website since the petitioner
initially submitted, and that was in April, so
all of the information, all the reports as we
receive them, we have published them.
Also, the petitioner has put up
public hearing signs on the property 15 to
30 days before the public hearing, and we also
are required by the state -- or the petitioner is
required by the state to put certified
notifications to individuals that are adjacent to
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the property, so the state regulation is 250
feet, the City's requirement is 500 feet, so if
you are within 500 feet of CyrusOne, you would
have received a certified letter from the
petitioner acknowledging that there is a public
hearing tonight.
CHAIRMAN VINYARD: Thank you.
MR. KASPER: Can I just clarify
something on this?
CHAIRMAN VINYARD: Hold on. We have
other people. Give me a second.
THE REPORTER: Mr. Chairman, can we take
a break for a minute?
CHAIRMAN VINYARD: We're going to
adjourn for 15 minutes. Don't even need that
long? We're going to adjourn for two minutes.
MS. NOBLE: Recess.
CHAIRMAN VINYARD: Recess for two
minutes. Sorry, misspoke.
(WHEREUPON, a recess was taken at
9 :24 and resumed at 9 :27 as
follows:)
CHAIRMAN VINYARD: We are resuming.
Miss Chloe Russell on Zoom, the floor is yours.
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CHLOE RUSSELL,
having been duly sworn, testified before the
Planning and Zoning Commission as follows:
MS. RUSSELL: Hey, everybody. So, yeah,
Chloe Russell, counsel for Preserve our Yorkville
Community, LLC, Chuck Kasper, Leesa Poss here.
I have a couple questions.
So the study for the -- I believe it
was the Power Bureau study projects, the project
will pay roughly $1 .8 million over 30 years
through ComEd riders, solar heat pumps, et
cetera.
Aren't these just mandatory utility
charges that the project paid as a customer
rather than a voluntary benefit to Yorkville, and
don't these funds go to statewide programs
instead of to this community?
MR. WHITAKER: Yes, I agree with that
entirely. I don't think we were alleging that
they were voluntary payments, but that these are
payments, and the scale of the electrical usage
is unique such that the payments associated with
this project are going to have a very positive
impact not just to the community, but to the
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state, the region, the grid is all.
MS. RUSSELL: Right. Okay. Thank you.
I just -- I think it needs to be on record that
this isn't a benefit necessarily towards
Yorkville, but instead a statewide program, and
even like the residents in this area are not
going to be potentially receiving depending where
you are situated. Okay. Well, thank you for
your answer.
My second question is going to be
the study concludes that, you know, if the
project isn't built here, a comparable center is
going to connect to the same lines anyway, so if
what you are asking is for the Commission to
approve this because, you know, objection is
futile and it's going to happen anyway, and is
that, you know, I guess the proper basis for a
local land use decision?
MR. WHITAKER: I 'm not sure the specific
provision of the report you're referencing, but I
guess my response would be that a project is
going to be built here; I think the only question
is are we going to build a larger project with
two-story buildings and one point -- 2 .1 million
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square feet or are we going to build a smaller
project with 1 .85 million square feet of
single-story buildings.
MS. RUSSELL: Okay. Thank you. The
actual quote is seek to proceed with
interconnection to the same transmission lines ,
so I am paraphrasing, but it is in your power
study.
My class question would be the power
grid study analyzes a 960-megawatt center, the
developer's own fiscal study describes it as 5 40
megawatts, and earlier public reporting described
it as up to two gigawatts, so which figure is
correct?
MR. WHITAKER: There is a letter that we
submitted that clarifies the electrical capacity
of the facility at full build-out; the
anticipated load is 810 megawatts.
MS. RUSSELL: Okay. So a completely
different megawatt than I even stated. And then,
finally -- I know it's a long night, but thank
you guys for bearing with me -- the Power
Bureau's own Figure 8 shows PJM capacity prices
spiking to about $329 for 2026-2027, which is
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roughly ten times two years earlier prices. The
study concedes that capacity is the primary
driver of this increase.
How is the conclusion that a project
is not likely to raise the residents' costs
consistent with this part of your study's
findings?
CHAIRMAN VINYARD: Either/or.
MR. PRUITT: Okay. Good. The -- You
are correct in that we did identify the capacity
as the primary driver of the recent cost
increases.
What we're trying to express in the
study is that when we're talking about prices we
have to look at both sides of the equation; there
is the supply side and the demand side.
Obviously new data centers, new auto
manufacturers, battery factories and the like,
they all represent new demand on the grid, and in
the absence of any new supply, yes, that would
cause increases in prices.
However, as was also listed in the
study, there are multiple traunches of activity
within PJM itself or the state of Illinois to
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increase the amount of capacity that connects to
the PJM grid, so what we were trying to express
in this study is that yes, in the immediate term
increased demand has increased prices; however,
as prices have increased, that's attracted more
interest from developers to connect more power
generation to the PJM grid.
As those new assets are connected to
the grid, the supply and demand balance will come
back to a level and prices will respond
accordingly.
MR. WHITAKER: I would -- I would add to
that and simply say it's not -- everybody wants
to talk about the demand, but there is also -- in
addition to the supply side equation that Mark
was talking about, we have to acknowledge that
there is state policy that has resulted in
pulling power off of the grid.
I personally represent a client who
owns power plants across the state and most of
those power plants have been shut down as a
result of state policy, so while we're
backfilling plants with solar power, the solar
power that's being backfilled at plants might go
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from 1650 megawatts to 40 megawatts.
So I think any suggestion that the
impact to power prices is solely based on A I or
data centers is naive at best.
MS. RUSSELL: Okay. Yes, thank you for
your clarification. I 'm going to disagree with
the last speaker on that point, but we're -- I
think we'll all come to an agreement on this, so
thank you very much. I hope you guys have a
great night.
CHAIRMAN VINYARD: Thank you. You, too.
Me, the floor all yours.
ANONYMOUS: Hello. Good evening. Much
of what I already wanted to ask was asked by
Chloe, so, Chloe, thank you.
CHAIRMAN VINYARD: Ma'am, could you --
could you state your name for me?
ANONYMOUS: Anonymous.
CHAIRMAN VINYARD: Oh.
ANONYMOUS: It's me again.
MS. NOBLE: She has to be sworn in.
CHAIRMAN VINYARD: Hold on, we need to
swear you in.
MS. NOBLE: We didn't do that for the
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other --
CHAIRMAN VINYARD: Yeah.
MS. NOBLE: -- two speakers.
ANONYMOUS: Okay, so you need to swear
me in anonymously, not the other two speakers?
CHAIRMAN VINYARD: I mean, unless you
want to give your name, so --
(Witness sworn.)
ANONYMOUS,
having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
ANONYMOUS: Just a bunch of questions.
CHAIRMAN VINYARD: I 'll get the other
two. Okay. Go ahead.
ANONYMOUS: Okay. So anyway, Chloe,
thank you for all of your questions because I
will now rant, pare this down to a few more
random ones.
First, which newspaper exactly
should we be watching for -- for notifications
because it seems like many people are still not
finding it, and since you have been publishing
them, I think it would be excellent for us to
know exactly which newspaper to be looking for
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them in.
MS. NOBLE: The Beacon newspaper.
UNIDENTIFIED AUDIENCE MEMBER: In
Aurora.
ANONYMOUS: Perfect. Thank you. We can
share that on social media and maybe throughout
the community.
CHAIRMAN VINYARD: Or the United City of
Yorkville's website.
ANONYMOUS: Yes, yes, but you do
understand that there is plenty of people that
aren't probably on the internet as well.
CHAIRMAN VINYARD: Yes, ma'am, I
completely understand.
ANONYMOUS: How many of these data
center facilities has Soundscape Engineering been
involved with and which developments exactly?
MS. NOBLE: Soundscape is the City's
consultant.
ANONYMOUS: Yes. I am just curious to
know how many of the developments that they have
done studies for and which -- and maybe, again,
which studies or entities.
MS. LALIME: Off the top of my head, we
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have worked on three or four other data centers
outside of Yorkville. I don't know their names
for you right now, I 'm sorry.
ANONYMOUS: Is there a way that we can
get that information? I mean, it would just be
helpful for us to understand, you know, like
maybe we can go back and look and see how those
developments have rendered, you know,
obviously --
MS. LALIME: You can -- I mean, I can
share it with Krysti and then she can share if
she -- Well, actually I have to ask my company if
that's information that we can share, but you can
go to the Soundscape engineering website and view
all of our qualifications.
For Yorkville, we are not doing any
of the studies ourselves, we are peer reviewers
for studies that are being done by other
consultants.
ANONYMOUS: Okay. Great. Thank you for
that information. Appreciate it.
Do we know the noise frequency --
this is another Soundscape question. Do we know
the frequency that -- the noise frequency that is
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acceptable to animals?
Obviously we know that there is
certain -- as you stated, that there are certain
acceptable frequencies, but -- from the state and
from the City of Yorkville, but I 'm just curious
to know if we know what the sound frequency is
since animals do hear at1 .
A much higher frequency from what I
understand than -- for many animals than humans
do.
MS. LALIME: I 'm sorry, I was muted.
Animals tend to have a wider frequency range of
hearing, I believe dogs somewhere up near 40 or
50,000 hertz, horses also can hear higher
frequencies.
Noise ordinances throughout the
country are guided by the EPA and their noise
ordinances are geared toward human hearing
primarily.
They do include different land uses
for animals like stables in their recommendations
and those thresholds that they recommend are at a
higher sound level than they recommend for
residences, so the regulations that apply here do
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not differentiate between sound for animals and
sound for humans.
ANONYMOUS: Okay. Just -- just curious.
Thank you. I heard -- In all of the talks
tonight I heard that the testing is per
generator. I don't -- I mean, off the top of my
head don't know and don't have the resources
available to look this up, but how many
generators are we talking in total that we would
be potentially running and/or testing?
I do know that or understand that it
would not necessarily be every one all at the
exact same time.
MS. LALIME: I don't know if that
question was directed towards me or the project
team, but I see in the sound study they listed
there are 5 7 backup generators for each building.
ANONYMOUS: For each building. Wow.
Thank you. Thank you for that information. So
there is 57 different backup generators for each
building and I , again, don't have numbers in
front of me at the moment, I 'm still at work, but
we're talking I think it was 18 buildings at one
time, and, again, I missed bits and pieces of the
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evening, so that's quite a few generators.
Was curious to know then -- and
again, I apologize, I 'm still working so I don't
have this information in front of me -- how close
is the nearest school?
Because when these generators are
going to be tested during the day, I 'm curious to
know what the impact to the nearest local schools
might be.
MS. NOBLE: So the nearest school is
Bristol Bay and that's probably well over a
thousand -- do you have estimates? It's well
over a thousand feet.
CHAIRMAN VINYARD: Oh, not -- not --
MS. NOBLE: More than that.
CHAIRMAN VINYARD: No, it's miles.
MS. NOBLE: Miles, okay.
CHAIRMAN VINYARD: Yeah, you're
talking -- Yeah, it's miles.
ANONYMOUS: Approximate miles?
CHAIRMAN VINYARD: Yeah, my --
MS. NOBLE: We're going online right now
to kind of measure it. Give us a second.
ANONYMOUS: No problem. I can continue
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with my questions if that's all right.
CHAIRMAN VINYARD: Okay. Go ahead.
ANONYMOUS: How many individuals within
the data center development that have presented
this evening, just curious to know, how many of
them are living in or near a data center and/or
data center corridor such as what's being
developed in Yorkville?
I don't want to know where you live
exactly, I 'm just curious to know how many of you
all live near the data centers or data center
corridors.
MR. WHITAKER: Personally I live about a
mile, mile and a half from a data center that I
was proposing in Naperville. It didn't
ultimately get approved, but I was in many of the
houses within a mile, about a mile, of a data
center that I was advocating for and presenting
to the City of Naperville.
CHAIRMAN VINYARD: Ma'am, I myself am
about maybe a half a mile from a proposed one,
just to answer your question.
ANONYMOUS: Okay. Great. Thank you.
So nobody lives near one to have lived and
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experienced what it's like living near a
proposed -- Anyway, okay. Thank you. I
appreciate -- Somebody else? I 'm sorry. No?
Okay.
CHAIRMAN VINYARD: Okay.
ANONYMOUS: Go ahead.
MS. NOBLE: Sorry. I have a response in
regards to the nearest school. So the nearest
Yorkville school, as we mentioned, is Bristol
Bay, that's about three miles away, and the
nearest Plano school is about one and a half
miles away.
ANONYMOUS: Oh, great. So -- and is
Plano aware of the fact that their nearest school
is one and a half miles away from a data center
corridor that has or will have 57 backup
generators for each building, and we're talking,
again, I gave an approximate 15 buildings, I know
that that's probably wrong, there may be a bit
more or a bit less depending how many data center
developments do finally move forward. That's
interesting to know.
And then one last question and then
one last statement. Where can we find the
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independent studies that Yorkville has conducted
by an independent third-party?
MS. NOBLE: They are on the City's
website if you go to yorkville.il.us, go to
departments, community development, and on the
left side you will see a scroll down.
Go to public hearings and current
projects, and for each project that we present we
put all the data, all the submitted application
materials, all the reports, all the studies, and
links to staff reports.
ANONYMOUS: And those studies are the
indepe -- are independent, they are third-party
through --
MS. NOBLE: Yes.
ANONYMOUS: -- Yorkville --
MS. NOBLE: Correct.
ANONYMOUS: -- not through the --
MS. NOBLE: Yes. Correct. There is the
petitioners and then there is ours, so it will
list petitioners and then it may say third-party
or Soundscape study memo.
ANONYMOUS: Okay. So Soundscape, the
peer review you mean --
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MS. NOBLE: Correct.
ANONYMOUS: -- because they don't --
they are not doing the studies.
MS. NOBLE: Correct. Yes.
ANONYMOUS: Okay. And then the last
statement was it was just a -- something I
thought of when somebody mentioned that the land
was zoned for industrial use, right?
When we're talking industrial use, I
recognize that there is still noise ordinances
that need to be met and whatnot, but when we're
talking about industrial use, I work for a
manufacturing company and the noise level and the
volume of impact to local animals and wildlife is
not nearly the noise impact of 57 potential
generators for one building or multiply that by
at least -- again, I 'll refer back to 18 just
because it sounds like a pretty accurate number,
so while I understand that it was already zoned
for that, we're talking something totally
different than a -- than just an industrial park.
That's all I have. Thank you all.
Appreciate your time.
CHAIRMAN VINYARD: Thank you. I have
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some housekeeping to do, this is my bad.
If I could have Miss Macek and Miss
Russell, if you guys could both unmute
yourselves, I don't believe you were sworn in. I
would like to make sure we get that on the
record.
MS. NOBLE: And Aimee.
CHAIRMAN VINYARD: And Aimee?
MS. NOBLE: Mm-hmm.
CHAIRMAN VINYARD: And Aimee, please.
MS. LALIME: I am already unmuted, would
you like to go me first?
CHAIRMAN VINYARD: We can do everyone
together if they would like to.
ANONYMOUS: Oh, okay. Sure, that sounds
good.
MR. MACEK: Hello, this is Mr. Macek.
Miss Macek went to bed because she has to work
early in the morning, but I am still here
watching and listening to this fiasco, so if you
want to swear me in on her behalf, I 'm more than
willing to.
CHAIRMAN VINYARD: No, you can't do
that, so I will just take Miss Russell and Aimee.
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Okay.
(Witnesses sworn.)
CHAIRMAN VINYARD: Thank you. All
right. Would anybody else like to speak?
(No response.)
CHAIRMAN VINYARD: Okay. Are there any
questions by the Planning and Zoning
Commissioners? Do you guys have any questions
that you would like to -- I think this by far is
one of our most thorough ones.
COMMISSIONER WILLIAMS: It most
definitely is. I think I got all mine answered.
CHAIRMAN VINYARD: I got mine answered.
Any of the other commissioners have any
questions?
COMMISSIONER WERDERICH: Yeah, actually
I would.
CHAIRMAN VINYARD: Please.
COMMISSIONER WERDERICH: One of the
things, if somebody could speak to the water
usage of the plant as it is proposed.
MR. HOUT: Sure, I can answer any
questions.
BRADD HOUT,
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having been first duly sworn, testified before
the Planning and Zoning Commission as follows:
COMMISSIONER WERDERICH: Thank you. I
would like you to -- water consumption, what does
that look like?
MR. HOUT: It's approximately 1200
gallons per day per building, so that's for
domestic water usage, so that's primarily the
load as the folks that are occupying an office
space, so that's largely washing hands, flushing
toilets, drinking water.
The water usage for our closed loop
system, the initial fill is upwards of 200,
2 50,000 gallons per day for the initial fill, but
once it's filled that daily load is roughly 1200
gallons per day on average per building.
COMMISSIONER WERDERICH: I wasn't here,
I apologize, when the initial project proposal
went through. Can you explain what happens with
that water when it's filled? It's used to cool I
understand.
MR. HOUT: That's correct. Yeah, it's
used --
COMMISSIONER WERDERICH: And then what
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happens to it?
MR. HOUT: It stays in the system for
the life of the building. So there is this
misconception that it needs to be drained or sent
out to the sewer system regularly and that's not
the case.
You can imagine these numbers are in
a critical facility, so once they're turned on
they're meant to run 24/7 for the next 20, 30,
40, 50 years, so the idea of us having to shut
down is kind of unheard of, right? That's not
the purpose of these buildings. We are tasked
with having to run these buildings constantly.
So if you ever have a n issue with
the closed loop system, we have the ability to
valve off sections of the system to make repairs
as needed, so if we have an issue in this room,
for example, we could valve off this side and
that side, hold the water that's in that portion
of the system, make the repair, and then recharge
the system and get back up to operations.
So rarely is -- actually, the water
should never be fully drained out of the system
until the end of the life cycle of the asset.
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COMMISSIONER WERDERICH: So some of it's
consumed though, right?
MR. HOUT: That's correct, yeah.
COMMISSIONER WERDERICH: What happens
with the consumed water?
MR. HOUT: It's just --
COMMISSIONER WERDERICH: Is it steam or
is it like run-off or just --
MR. HOUT: Just evaporation, like small
tiny amount of evaporation. I think the makeup
water on a monthly basis is 50 to 100 gallons,
and that's included in the daily occupant load
that I referenced, the 1200 gallons a d ay, so
it's a very, very small amount of water that's
leaving the system.
Unlike water systems that are
outside, exposed to the sun or elements, there is
no -- there is no evaporation that you would see
from, you know, an outside storage tank, so there
is not much affecting this water that's in this
closed loop system.
COMMISSIONER WERDERICH: Okay. Okay.
And I guess, I 'm sorry, you will need more water
every day, right?
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MR. HOUT: For the occupant load.
COMMISSIONER WERDERICH: That's right.
MR. HOUT: The workers, the employees.
COMMISSIONER WERDERICH: I understand.
All right. So that's through the sewage and
everything like that.
MR. HOUT: That's through your standard
water connection, and that's going right down the
drain, just as any office building would go down
the drain as well.
COMMISSIONER WERDERICH: I understand.
THE REPORTER: Sir, can you state your
name?
MR. HOUT: Bradd Hout with CyrusOne.
CHAIRMAN VINYARD: Does anybody else
have any questions?
(No response.)
MS. NOBLE: I think we have one.
CHAIRMAN VINYARD: Me, would you like to
speak again? Your hand is still raised.
ANONYMOUS: Actually I was just curious,
can we talk about the anti-corrosives in that
water one more time just to make sure because I
know that it's a closed loop system, but we --
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talking about servers, we know that they can't
corrode because that would like stop them from
functioning. I don't know if he can speak on
that.
CHAIRMAN VINYARD: Are there
anti-corrosives in this water is the question
she's asking.
MR. HOUT: In our closed loop system
there is corrosion inhibitor and microbiocides,
so corrosion inhibitor prevents the rusting of
the pipes, the inside of the pipes, that's still
within the closed loop system, and the
microbiocides are to close off any sort of
microorganisms that are growing inside of that
closed loop system.
ChemT reat is one example of a local
company that does this kind of testing, and the
application of chemicals for us is a third-party,
highly qualified, regulated company that's doing
this kind of work.
After they treat the system the
system remains 99.9 percent water, so it's a very
small amount of chemicals that are needed to
treat the system.
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On the microbiocide side of things,
the bleach or the chlorine, the example I use if
any of you have a swimming pool, you know the
amount of chlorine you put in that pool to kill
off the microorganisms because of the leaves, the
bird poop, the insects, the sunlight that that is
getting.
The closed loop system does not get
any of those and so the amount of growth of
contaminants in that system is far less and far
lower, which means we are putting in a very small
amount of chemical, less chemical than you would
see, you know, in something that's exposed to the
elements.
CHAIRMAN VINYARD: Thank you. Awesome.
Commissioners, last -- we don't have any other
questions? Anybody down there? Nothing?
(No response.)
CHAIRMAN VINYARD: All right. The
petitioner, you would like your responses, the
standards, entered into the public record,
correct?
MR. WHITAKER: Yeah. In our
presentation --
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CHAIRMAN VINYARD: Yes, sir. Yep.
MR. WHITAKER: -- we listed all of the
plans and reports and in that was our response to
the standards, so all of that stuff can be
incorporated.
CHAIRMAN VINYARD: Just checking a box
now.
MR. WHITAKER: Understood.
CHAIRMAN VINYARD: Thank you.
So this would be the conclusion of
the public hearing. Since all testimony
regarding the two petitions have been taken, may
I have a motion to close the taking of testimony
in these public hearings?
COMMISSIONER WILLIAMS: So moved.
COMMISSIONER CROUCH: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Green.
COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
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159
MS. YOUNG: Williams.
COMMISSIONER WILLIAMS: Yes.
MS. YOUNG: Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Werderich.
COMMISSIONER WERDERICH: Yes.
MS. YOUNG: And Crouch.
COMMISSIONER CROUCH: Yes.
CHAIRMAN VINYARD: All right. The
public hearing of tonight's meeting is now
closed.
(Which were all the proceedings had
in the public hearing, concluding
at 9 :52 p .m .)
---o 0 o ---
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160
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 160, 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 Hearings - June 10, 2026
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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 30th day of June,
2026.
/s / Christine M . Vitosh
CHRISTINE M . VITOSH,
Illinois C .S .R . Certificate
No. 084-02883
$
$10,000 [1] - 71:14
$108 [1] - 71:13
$15,744,000 [1] -
73:22
$16 [4] - 34:2, 34:9,
34:10, 34:12
$2,000 [1] - 70:18
$275 [1] - 131:7
$325 [1] - 73:12
$329 [1] - 136:24
$614,000 [1] - 79:3
$621 [1] - 70:13
$647 [1] - 69:22
'
'23 [1] - 91:16
'25 [1] - 91:16
'26 [2] - 19:7, 68:4
/
/s [1] - 161:8
0
084-002883 [1] - 3:24
084-02883 [1] - 161:10
1
1 [1] - 160:7
1,000 [2] - 70:3,
127:21
1,082,000 [1] - 74:4
1.5 [1] - 11:18
1.6 [2] - 79:5, 81:22
1.8 [1] - 134:10
1.85 [3] - 19:8, 19:16,
136:2
10 [6] - 1:21, 52:19,
106:3, 117:24,
120:15, 120:17
10,000 [1] - 71:16
100 [2] - 120:9, 154:11
100-foot [1] - 25:1
102 [1] - 4:15
104 [1] - 4:16
11-2-7 [1] - 9:10
11-A [1] - 42:14
110 [1] - 4:17
112 [3] - 4:18, 57:1,
58:4
118 [1] - 4:19
1200 [3] - 152:6,
152:15, 154:13
121 [1] - 4:20
126 [2] - 4:21, 12:3
12700 [1] - 46:19
13 [2] - 4:2, 66:18
130 [1] - 78:5
130,000 [1] - 74:20
134 [1] - 4:22
140 [1] - 4:23
1400 [2] - 66:11,
100:20
15 [9] - 52:20, 68:1,
68:11, 117:24,
120:16, 132:7,
132:20, 133:15,
147:18
150-foot [1] - 18:17
152 [1] - 4:24
16 [2] - 60:10, 100:10
160 [1] - 160:7
1650 [1] - 139:1
17.3 [1] - 21:13
18 [2] - 144:23, 149:17
190,000 [1] - 68:19
1980 [1] - 27:13
2
2 [1] - 60:11
2,161,000 [1] - 74:2
2,451,000 [1] - 15:12
2.1 [2] - 19:6, 135:24
2.2 [1] - 19:6
2.4 [1] - 19:4
2.5 [2] - 19:5, 19:16
2.7 [1] - 39:5
20 [7] - 45:1, 55:21,
68:4, 78:17, 79:14,
82:9, 153:9
20-foot [1] - 117:18
200 [3] - 3:8, 14:1,
152:13
2000-and-
someething [1] -
96:8
2001 [1] - 42:1
201 [1] - 73:16
2012 [1] - 68:6
2015 [1] - 78:24
2016 [1] - 10:20
2022 [2] - 11:5, 59:2
2024 [19] - 14:9, 15:1,
15:11, 15:14, 18:16,
19:5, 21:16, 31:7,
31:12, 31:19, 40:18,
40:19, 51:9, 59:1,
59:12, 60:6, 99:24,
122:16
2025 [3] - 10:16,
11:22, 79:4
2026 [12] - 1:21, 10:16,
15:20, 27:14, 40:19,
59:14, 59:20, 61:21,
90:5, 91:18, 97:15,
161:5
2026-01 [2] - 7:21, 9:6
2026-03 [2] - 8:7,
13:10
2026-2027 [1] - 136:24
2027 [1] - 59:20
2030 [1] - 69:7
2031 [2] - 62:19, 88:24
22 [1] - 129:20
2241 [1] - 3:3
22600 [1] - 3:12
228 [1] - 13:16
23 [1] - 110:14
23rd [2] - 12:14, 90:7
24 [2] - 33:2, 38:23
24-hour [1] - 94:22
24/7 [1] - 153:9
25 [1] - 75:13
25-foot [1] - 18:18
250 [2] - 18:21, 133:1
250,000 [1] - 152:14
2500 [1] - 82:3
26 [1] - 50:4
28 [1] - 103:6
29 [1] - 38:23
3
30 [13] - 61:6, 69:21,
70:19, 71:13, 75:19,
95:17, 95:23, 97:12,
116:9, 132:7,
132:21, 134:10,
153:9
300,000 [2] - 19:18,
70:21
30th [1] - 161:4
310 [1] - 3:3
33 [1] - 22:12
33,000 [1] - 28:18
342,000 [1] - 68:21
35 [1] - 72:22
355-4600 [1] - 3:9
36 [1] - 28:15
3:00 [2] - 61:22, 91:5
3rd [4] - 90:5, 91:6,
91:22, 91:24
4
40 [6] - 57:1, 58:4,
115:7, 139:1,
143:13, 153:10
41 [1] - 4:3
42 [1] - 106:15
44 [2] - 4:4, 111:21
445 [2] - 3:8, 13:24
45 [2] - 105:14, 105:15
46 [2] - 4:5, 109:12
47 [2] - 109:12
485 [2] - 18:24, 43:6
488-page [1] - 82:18
5
50 [4] - 16:7, 103:7,
153:10, 154:11
50,000 [1] - 143:14
500 [2] - 133:2, 133:3
51 [2] - 4:6, 19:21
52.75-percent [1] -
21:19
54 [1] - 66:9
540 [1] - 136:11
543 [1] - 43:5
55 [2] - 4:7, 111:20
55-feet [1] - 15:7
57 [5] - 66:9, 144:17,
144:20, 147:16,
149:15
58 [1] - 4:8
6
6 [2] - 106:2, 129:3
60 [3] - 14:15, 105:1,
107:22
60-acre [1] - 115:6
60532 [1] - 3:4
60540 [1] - 3:8
60544 [1] - 3:13
61 [1] - 4:9
63 [2] - 111:15, 111:19
630 [3] - 3:4, 3:9, 3:13
64 [1] - 4:10
65 [2] - 66:10, 105:3
651 [1] - 1:17
66 [1] - 105:3
682-0085 [1] - 3:4
69 [2] - 106:11, 107:3
6:00 [4] - 61:22, 91:4,
91:5
7
7 [1] - 106:2
70 [4] - 15:9, 19:20,
105:2, 107:22
71 [1] - 111:15
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PZC - Public Hearings - June 10, 2026
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72 [1] - 4:11
729-9212 [1] - 3:13
732 [1] - 43:5
75 [1] - 4:12
7:00 [1] - 1:22
7:03 [1] - 5:3
8
8 [1] - 136:23
810 [1] - 136:18
833 [2] - 18:24, 43:6
84 [1] - 4:13
85 [1] - 21:22
85-percent [1] - 21:12
88,000 [1] - 66:13
9
9 [1] - 106:2
9-1-1 [1] - 9:11
9.66 [1] - 129:3
93 [1] - 4:14
95 [1] - 73:9
95th [1] - 86:18
960-megawatt [1] -
136:10
99 [1] - 127:13
99-plus [1] - 84:19
99.9 [1] - 156:22
9:00 [2] - 61:22, 91:4
9:24 [1] - 133:21
9:27 [1] - 133:21
9:52 [1] - 159:14
A
A-B-C [1] - 84:12
a.m [3] - 61:22, 91:4
Aaron [1] - 72:20
AARON [2] - 4:11,
72:17
abide [1] - 51:3
ability [2] - 40:2,
153:15
able [7] - 27:8, 27:9,
49:4, 52:15, 53:18,
78:13, 81:9
above-ground [1] -
57:19
absence [1] - 137:20
absolutely [5] - 67:22,
81:1, 85:11, 127:21,
129:17
absurd [1] - 129:17
accept [2] - 128:13,
128:17
acceptable [3] -
84:22, 143:1, 143:4
accepting [2] - 92:10,
129:15
access [10] - 16:11,
16:16, 20:12, 20:13,
20:14, 26:19, 28:4,
63:7, 84:11, 91:9
accessibility [1] -
60:19
accommodate [3] -
36:21, 63:16, 63:24
accommodated [1] -
88:4
according [4] - 93:23,
95:21, 96:6, 111:10
accordingly [2] -
36:11, 138:11
account [4] - 85:22,
86:1, 89:11, 123:15
accounting [1] - 75:17
accuracy [1] - 161:1
accurate [2] - 7:2,
149:18
achieve [1] - 53:18
achieving [2] - 53:13,
54:11
acknowledge [1] -
138:16
acknowledging [1] -
133:5
acoustic [6] - 46:22,
47:22, 49:11, 50:2,
110:16
acoustics [2] - 45:14,
110:15
acres [5] - 13:16,
22:12, 39:5, 44:1,
60:12
Act [2] - 52:21, 53:5
action [2] - 30:2,
160:20
active [2] - 16:20,
16:23
actively [2] - 39:16,
40:14
activities [1] - 77:20
activity [4] - 16:3,
65:16, 121:21,
137:23
actual [3] - 76:23,
100:16, 136:5
add [6] - 63:2, 89:14,
92:9, 122:19, 124:6,
138:12
added [1] - 27:5
adding [1] - 89:20
addition [4] - 45:18,
52:10, 53:19, 138:15
additional [10] - 24:6,
43:24, 45:4, 54:1,
58:6, 59:18, 83:8,
92:9, 98:6, 104:9
address [4] - 46:19,
85:1, 121:18, 125:16
addressed [1] -
113:23
adequate [2] - 90:8,
109:16
adjacency [1] - 37:24
adjacent [5] - 39:19,
79:8, 81:5, 125:2,
132:24
adjourn [2] - 133:15,
133:16
adjust [2] - 80:13,
80:14
adjusted [1] - 68:3
adjustments [2] -
18:3, 80:17
admin [1] - 45:16
adopted [4] - 10:20,
31:14, 31:15, 92:11
advance [1] - 104:14
advocating [1] -
146:18
aerial [2] - 27:12,
27:14
affect [4] - 36:3,
102:14, 103:8,
122:12
affecting [1] - 154:20
affects [1] - 114:11
afternoon [2] - 62:11,
67:5
agencies [1] - 36:8
Agency [4] - 35:23,
35:24, 62:23, 89:7
agenda [1] - 5:17
ago [3] - 20:10, 23:5,
66:5
agree [4] - 31:10,
116:5, 134:18
agreed [1] - 31:18
agreement [1] - 139:8
agreements [1] -
98:14
agricultural [2] -
107:20, 110:23
ahead [9] - 9:15,
32:14, 35:17, 44:15,
85:9, 92:7, 140:14,
146:2, 147:6
AI [8] - 76:10, 97:16,
97:18, 97:20, 99:3,
99:8, 99:13, 139:3
aid [1] - 53:13
aided [1] - 160:10
AIMEE [2] - 4:17,
110:9
Aimee [11] - 109:21,
109:22, 109:24,
110:1, 110:4,
110:12, 122:18,
150:7, 150:8,
150:10, 150:24
Air [3] - 52:21, 53:5,
53:12
air [8] - 48:23, 51:24,
52:2, 52:4, 52:22,
53:3, 53:14, 66:6
air-cooled [1] - 48:23
alert [1] - 102:17
aligning [1] - 28:3
alike [1] - 62:8
alleging [1] - 134:19
allocated [1] - 36:10
allocation [3] - 36:7,
98:20, 100:1
allow [5] - 15:23,
59:15, 67:6, 89:17,
124:4
allowable [2] - 21:21,
21:23
allowed [2] - 21:13,
21:17
allows [1] - 86:5
almost [6] - 19:4,
19:16, 22:12, 52:6,
75:13, 78:20
ALSO [1] - 2:10
ambient [2] - 52:22,
53:14
amend [2] - 9:8, 12:20
amended [2] - 10:9,
10:13
amendment [9] - 7:22,
8:8, 10:8, 11:7,
13:14, 15:21, 15:22,
30:4, 103:5
amendments [2] -
9:19, 10:20
amount [7] - 138:1,
154:10, 154:14,
156:23, 157:4,
157:9, 157:12
Analysis [1] - 74:21
analysis [15] - 35:19,
37:21, 63:7, 63:13,
64:2, 73:2, 76:11,
85:21, 86:10, 87:3,
87:9, 87:10, 89:1,
108:21, 112:3
analyze [5] - 50:5,
62:17, 63:3, 89:6,
89:16
analyzes [3] - 86:10,
87:8, 136:10
analyzing [1] - 89:15
AND [1] - 1:10
ANDREW [2] - 4:12,
75:7
andrew [2] - 37:14,
75:11
Andrew [3] - 36:24,
37:1, 37:2
angry [1] - 127:1
animal [2] - 115:20,
123:23
animals [14] - 112:17,
112:19, 112:20,
112:23, 113:2,
123:22, 124:2,
143:1, 143:7, 143:9,
143:12, 143:21,
144:1, 149:14
annexation [1] - 12:5
annexed [1] - 12:5
annoyance [1] - 124:5
annoyed [2] - 124:2,
124:3
annoys [1] - 123:19
annual [2] - 74:1,
120:8
annually [3] - 34:2,
34:10
anonymous [1] -
139:18
ANONYMOUS [30] -
4:23, 139:13,
139:18, 139:20,
140:4, 140:9,
140:12, 140:15,
141:5, 141:10,
141:15, 141:20,
142:4, 142:20,
144:3, 144:18,
145:20, 145:24,
146:3, 146:23,
147:6, 147:13,
148:12, 148:16,
148:18, 148:23,
149:2, 149:5,
150:15, 155:21
anonymously [1] -
140:5
answer [12] - 41:1,
65:1, 65:23, 67:17,
83:9, 85:9, 109:20,
120:4, 129:1, 135:9,
146:22, 151:22
answered [4] - 31:4,
128:23, 151:12,
151:13
answering [2] -
100:16, 122:13
anti [2] - 155:22, 156:6
anti-corrosives [2] -
155:22, 156:6
anticipate [2] - 26:10,
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PZC - Public Hearings - June 10, 2026
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26:12
anticipated [1] -
136:18
anyway [3] - 135:13,
135:16, 140:15
Anyway [1] - 147:2
apologize [4] - 99:6,
126:10, 145:3,
152:18
appear [1] - 111:14
appearance [1] -
104:3
APPEARANCES [1] -
3:1
appeared [3] - 3:5,
3:10, 3:14
appendix [1] - 104:23
Applause [1] - 118:4
applause [1] - 131:18
applicable [5] - 30:1,
36:8, 38:15, 110:19,
123:11
applicant [5] - 14:3,
59:17, 60:19,
118:12, 118:13
Applicant [1] - 3:10
application [6] - 14:4,
17:2, 29:23, 100:3,
148:9, 156:18
applications [1] -
13:11
applied [5] - 91:16,
110:19, 110:22,
111:3, 111:9
applies [1] - 160:22
apply [4] - 48:12,
49:18, 62:24, 143:24
appraisal [1] - 76:10
Appraisal [1] - 76:16
appraise [1] - 75:19
appraised [1] - 82:8
appraiser [1] - 75:12
appraisers [1] - 76:3
appreciate [7] - 46:13,
51:18, 64:12, 85:10,
142:21, 147:3,
149:23
appreciation [3] -
81:8, 81:10, 81:15
apprenticeship [2] -
71:15, 71:16
apprenticeships [1] -
71:8
appropriate [3] -
18:12, 59:7, 110:20
approval [6] - 13:15,
18:16, 19:6, 30:12,
32:7, 92:21
approvals [8] - 9:20,
10:18, 11:3, 11:18,
16:22, 30:11, 31:7,
31:12
approve [3] - 90:9,
109:6, 135:15
approved [33] - 10:5,
10:7, 10:17, 11:21,
14:24, 15:1, 15:10,
15:13, 15:14, 15:21,
16:12, 19:10, 19:12,
19:20, 20:3, 20:5,
21:15, 22:7, 22:10,
38:22, 38:24, 45:23,
60:4, 65:4, 71:23,
97:1, 99:24, 100:14,
102:1, 103:10,
122:10, 131:14,
146:16
approximate [2] -
145:20, 147:18
April [2] - 30:17,
132:16
archeological [2] -
35:12, 35:13
architectural [1] -
28:10
area [32] - 10:4, 10:8,
10:15, 10:22, 15:18,
16:5, 22:10, 22:11,
26:15, 26:19, 26:23,
27:22, 42:11, 42:22,
43:14, 43:20, 43:22,
44:1, 53:3, 60:18,
61:15, 62:14, 89:22,
93:6, 103:7, 108:3,
121:9, 122:8,
124:20, 125:7,
125:19, 135:6
areas [8] - 18:9, 44:11,
48:13, 53:17, 77:19,
103:11, 122:9,
125:20
Army [2] - 59:11, 60:6
arrays [1] - 75:24
art [1] - 14:12
articulation [1] - 45:7
aside [2] - 56:8, 68:2
assertion [1] - 98:2
assessed [3] - 73:14,
73:17
assessment [1] - 39:2
asset [3] - 71:23, 72:5,
153:24
assets [1] - 138:8
assigned [1] - 62:14
assist [1] - 120:24
assistance [1] - 45:13
associated [10] - 15:8,
18:8, 36:2, 36:21,
37:4, 37:12, 54:13,
57:15, 77:23, 134:22
Associates [3] -
44:24, 58:16, 72:21
assume [2] - 108:7,
160:24
assuming [2] - 86:11,
119:22
assumption [1] -
119:22
at1 [1] - 143:7
attached [2] - 29:5,
160:22
attacks [1] - 6:14
attenuance [1] - 82:13
attenuation [1] - 47:23
attorney [2] - 160:17,
160:18
attracted [1] - 138:5
attractive [1] - 27:22
attributable [2] - 73:9,
73:10
AUDIENCE [3] - 96:1,
131:17, 141:3
audience [2] - 6:21,
7:1
audit [1] - 95:10
aurora [1] - 116:3
Aurora [2] - 94:7,
141:4
authority [2] - 53:20,
66:19
authorization [3] -
13:13, 96:23, 97:13
auto [1] - 137:17
available [2] - 54:17,
144:8
Avenue [2] - 3:8, 14:1
avenues [1] - 60:14
average [3] - 52:19,
74:19, 152:16
AVMA [1] - 112:21
avoid [1] - 6:13
awake [1] - 75:11
aware [3] - 89:13,
89:23, 147:14
awesome [2] - 120:23,
157:15
B
Bachelor's [1] - 61:4
backfilled [1] - 138:24
backfilling [1] -
138:23
background [5] -
14:7, 20:8, 25:17,
51:10, 62:22
backup [5] - 52:8,
101:15, 144:17,
144:20, 147:16
backyard [1] - 130:19
bad [2] - 119:22, 150:1
balance [2] - 68:9,
138:9
balanced [1] - 123:15
bald [1] - 113:4
bands [3] - 38:17,
38:19, 50:10
barber [1] - 74:15
Barksdale [1] - 2:11
Barksdale-Noble [1] -
2:11
barrier [2] - 48:2,
49:11
barriers [2] - 47:13
base [2] - 87:18, 130:4
based [27] - 27:5,
31:4, 35:15, 38:7,
38:17, 53:2, 62:14,
63:6, 63:13, 64:2,
65:2, 68:9, 70:11,
71:13, 71:21, 72:1,
72:7, 73:11, 74:20,
79:23, 82:5, 82:6,
82:9, 97:5, 97:7,
127:18, 139:3
basic [1] - 81:19
basin [4] - 20:19, 43:8,
103:10, 103:15
basins [3] - 44:8,
44:10, 103:13
basis [7] - 68:3, 70:8,
81:4, 90:8, 100:3,
135:17, 154:11
batteries [2] - 56:13,
56:14
battery [3] - 71:9,
102:7, 137:18
Bay [2] - 145:11,
147:10
Beacon [1] - 141:2
bear [2] - 22:5, 66:1
bearing [1] - 136:22
becomes [1] - 23:9
bed [1] - 150:18
Beecher [15] - 18:20,
20:14, 20:16, 24:4,
42:10, 61:18, 91:13,
105:3, 118:16,
118:19, 118:20,
118:22, 118:24,
119:1, 119:2
began [1] - 16:15
begin [2] - 6:9, 30:23
beginning [2] - 29:10,
39:23
begins [2] - 25:17,
104:11
behalf [6] - 3:5, 3:10,
3:14, 14:2, 107:15,
150:21
behind [3] - 47:17,
49:11, 87:6
belly [1] - 57:17
belongs [1] - 97:12
below [6] - 21:22,
48:18, 49:21, 68:5,
73:12, 87:1
beneficial [1] - 20:17
benefit [5] - 33:24,
74:5, 74:6, 134:15,
135:4
benefits [2] - 33:13,
130:24
berm [3] - 24:19,
24:22, 25:16
berming [3] - 24:17,
24:21, 33:10
best [3] - 55:11, 88:18,
139:4
bet [2] - 112:19,
115:10
better [1] - 43:10
between [9] - 55:4,
62:10, 69:6, 75:21,
80:23, 98:14,
123:16, 129:23,
144:1
beyond [3] - 55:9,
56:15, 58:2
big [12] - 71:1, 97:19,
113:3, 116:11,
116:16, 119:2,
127:19, 128:17,
129:13, 129:18,
130:15, 131:6
bigger [1] - 49:8
bill [6] - 67:17, 95:17,
95:23, 97:24,
101:11, 129:2
bills [1] - 96:5
bird [1] - 157:6
bit [17] - 14:7, 16:12,
17:8, 24:20, 28:21,
35:8, 51:7, 63:5,
65:20, 68:5, 69:2,
76:4, 79:17, 90:21,
90:22, 147:19,
147:20
bits [1] - 144:24
black [3] - 20:7, 20:8,
33:7
blackouts [1] - 99:7
blame [1] - 130:13
blanket [1] - 31:13
bleach [1] - 157:2
blue [1] - 49:1
Bluffs [1] - 78:16
Board [5] - 11:21,
38:13, 38:16, 51:6,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
3
54:3
board [1] - 105:20
Board's [1] - 106:8
BOD [1] - 57:16
boilerplate [1] - 41:10
bone [1] - 116:11
Boone [1] - 80:4
border [1] - 78:18
bore [1] - 71:2
borealis [1] - 116:3
borrow [1] - 105:13
bother [2] - 123:22,
123:23
bottom [1] - 48:1
bowl [1] - 96:19
box [2] - 78:23, 158:6
boy [1] - 109:11
BRADD [2] - 4:24,
151:24
Bradd [1] - 155:14
brain [1] - 115:18
break [4] - 45:8,
114:23, 130:1,
133:13
breaks [1] - 94:12
Brian [1] - 42:2
bridge [1] - 114:23
brief [1] - 44:24
bring [3] - 10:22, 41:1,
91:18
bringing [1] - 87:11
brings [1] - 127:11
Bristol [4] - 102:2,
131:3, 145:11, 147:9
Bristol-Kendall [2] -
102:2, 131:3
broadcast [1] - 102:12
broader [2] - 68:10,
83:2
broker [1] - 79:6
brokers [2] - 80:10,
81:21
Brook [1] - 42:1
brought [2] - 58:24,
59:3
buckets [1] - 97:11
buffer [1] - 25:10
buffers [1] - 42:9
build [13] - 14:21,
34:3, 34:6, 39:18,
39:24, 84:20, 87:9,
87:13, 87:18, 93:22,
135:23, 136:1,
136:17
build-out [5] - 34:3,
34:6, 84:20, 87:9,
136:17
building [44] - 15:13,
18:17, 18:20, 18:22,
19:3, 21:9, 21:14,
22:1, 22:2, 22:3,
22:20, 26:3, 26:13,
26:21, 28:15, 29:4,
29:5, 32:17, 32:21,
32:23, 33:2, 42:13,
42:16, 43:18, 44:16,
45:22, 46:2, 48:24,
50:23, 74:2, 74:3,
82:11, 92:20, 102:3,
129:5, 144:17,
144:18, 144:21,
147:17, 149:16,
152:7, 152:16,
153:3, 155:9
buildings [37] - 15:5,
15:6, 15:8, 18:8,
19:11, 19:12, 19:13,
19:14, 19:20, 19:21,
20:24, 21:1, 21:3,
22:16, 23:24, 24:9,
25:14, 26:1, 26:20,
27:4, 29:16, 42:7,
44:7, 46:9, 74:3,
100:10, 135:24,
136:3, 144:23,
147:18, 153:12,
153:13
built [8] - 77:19,
100:9, 103:7,
121:17, 121:24,
131:14, 135:12,
135:22
built/striped [1] -
88:11
bulkheads [1] - 58:9
bunch [3] - 85:7,
117:22, 140:12
burdened [1] - 72:8
Bureau [3] - 74:21,
118:10, 134:9
Bureau's [1] - 136:23
business [5] - 74:14,
112:22, 113:19,
113:22, 114:7
businesses [2] -
114:5, 126:3
butt [1] - 114:13
buyers [2] - 79:7,
81:24
BY [3] - 3:3, 3:7, 3:12
C
C.S.R [1] - 161:9
C1 [3] - 8:7, 13:10,
14:2
cabinet [1] - 56:17
cabinet-type [1] -
56:17
calculations [1] -
73:23
cameras [1] - 94:21
campus [16] - 13:17,
20:21, 23:16, 25:11,
25:17, 28:2, 28:4,
30:10, 34:3, 34:6,
47:4, 47:17, 47:24,
65:10, 78:15, 125:10
campuses [2] - 78:14,
89:2
cancer [1] - 116:11
cannot [1] - 95:10
canvassed [1] - 76:9
capabilities [1] -
101:2
capacity [16] - 52:11,
63:24, 67:1, 67:13,
68:20, 68:22, 86:22,
87:1, 87:3, 101:8,
101:9, 136:16,
136:23, 137:2,
137:10, 138:1
Cardinal [7] - 11:17,
89:2, 93:1, 94:15,
100:6, 122:23, 127:6
career [1] - 75:12
CAROLINE [2] - 4:15,
102:22
Caroline [1] - 103:1
CARYN [2] - 4:21,
126:14
Caryn [1] - 126:9
case [15] - 29:13, 48:4,
53:7, 57:22, 58:22,
62:19, 84:13, 86:10,
98:3, 102:6, 121:22,
122:22, 123:3, 153:6
cases [1] - 124:1
CASTALDO [1] - 3:2
catch [1] - 21:11
categories [1] -
106:18
Category [1] - 60:11
cats [1] - 113:9
caught [1] - 11:10
Center [2] - 27:19,
91:9
center [78] - 8:8,
11:18, 13:17, 14:10,
14:18, 14:20, 16:18,
16:23, 25:17, 28:2,
29:5, 35:19, 36:2,
37:4, 37:12, 37:22,
38:1, 38:5, 38:12,
40:10, 40:13, 40:14,
45:3, 47:4, 56:12,
64:22, 64:24, 65:10,
65:15, 65:21, 67:14,
69:14, 70:12, 71:11,
71:18, 72:7, 72:9,
73:15, 76:24, 77:3,
78:1, 78:19, 79:1,
79:9, 81:2, 81:6,
82:3, 82:4, 89:20,
94:13, 96:10, 98:3,
98:14, 99:21, 99:23,
107:23, 111:12,
114:10, 115:10,
116:21, 116:22,
117:7, 121:8,
126:22, 127:15,
127:16, 130:11,
135:12, 136:10,
141:16, 146:4,
146:6, 146:7,
146:11, 146:14,
146:18, 147:15,
147:20
center-type [1] - 56:12
centers [50] - 14:15,
16:17, 23:5, 27:23,
29:18, 37:9, 37:11,
37:16, 40:12, 56:4,
58:6, 71:19, 76:12,
77:9, 77:12, 77:15,
77:23, 78:11, 81:15,
82:8, 89:3, 92:12,
93:1, 93:24, 94:5,
94:11, 95:18, 96:11,
99:2, 99:8, 99:10,
108:16, 112:14,
113:7, 113:11,
113:20, 114:1,
115:16, 117:7,
117:15, 117:19,
129:6, 129:15,
130:11, 131:9,
132:13, 137:17,
139:4, 142:1, 146:11
Central [1] - 46:19
cents [2] - 129:3
certain [7] - 10:8,
53:15, 62:19, 116:5,
130:6, 143:3
certainly [3] - 22:17,
30:20, 36:20
certificate [1] - 160:21
Certificate [1] - 161:9
certification [1] -
132:9
certified [4] - 54:24,
132:23, 133:4,
160:24
Certified [1] - 160:3
certify [2] - 160:5,
160:21
cetera [1] - 134:12
CFR [2] - 57:1, 58:4
Chad [1] - 2:6
CHAIRMAN [95] - 5:5,
6:7, 8:2, 8:5, 8:13,
8:22, 9:5, 9:15,
12:15, 12:19, 12:24,
13:7, 41:2, 41:9,
41:12, 41:15, 44:18,
46:11, 46:13, 47:20,
51:17, 55:12, 58:10,
60:22, 64:7, 72:16,
73:4, 75:6, 82:17,
82:22, 83:11, 83:14,
83:16, 84:15, 84:17,
84:24, 85:8, 85:11,
90:2, 92:3, 92:6,
93:10, 101:19,
102:20, 112:7,
118:3, 120:22,
126:5, 126:9,
126:13, 131:19,
131:22, 132:4,
133:7, 133:10,
133:14, 133:18,
133:23, 137:8,
139:11, 139:16,
139:19, 139:22,
140:2, 140:6,
140:13, 141:8,
141:13, 145:14,
145:16, 145:18,
145:21, 146:2,
146:20, 147:5,
149:24, 150:8,
150:10, 150:13,
150:23, 151:3,
151:6, 151:13,
151:18, 155:15,
155:19, 156:5,
157:15, 157:19,
158:1, 158:6, 158:9,
158:17, 158:24,
159:9
Chairman [4] - 2:2,
6:16, 132:2, 133:12
chambers [1] - 6:20
chance [3] - 86:8,
98:11, 124:5
change [19] - 10:4,
10:14, 15:23, 16:8,
18:1, 18:14, 20:3,
20:5, 20:9, 21:24,
22:2, 22:7, 22:15,
22:21, 23:19, 31:24,
42:5, 42:6, 43:7
changed [5] - 12:6,
12:9, 23:20, 28:9,
59:6
changes [8] - 12:21,
19:2, 20:3, 22:4,
23:18, 31:3, 40:15,
82:9
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
4
Chapter [1] - 60:10
character [2] - 24:7,
24:11
charge [1] - 71:6
charges [1] - 134:14
charter [2] - 66:21,
101:5
checked [1] - 127:7
checking [1] - 158:6
chemical [5] - 56:20,
57:1, 102:13, 157:12
chemically [1] - 56:5
chemicals [8] - 56:7,
56:8, 56:16, 56:18,
56:23, 57:3, 156:18,
156:23
chemTreat [1] -
156:16
CHI-11 [2] - 8:8, 13:17
Chicago [3] - 62:23,
78:13, 89:7
chiller [1] - 47:12
chillers [3] - 47:6,
47:18, 48:23
chime [1] - 110:17
chin [1] - 75:15
Chloe [5] - 133:24,
134:5, 139:15,
140:15
CHLOE [3] - 3:12,
4:22, 134:1
chlorine [2] - 157:2,
157:4
choices [1] - 39:11
CHRISTINE [2] -
160:3, 161:9
Christine [2] - 3:23,
161:8
Chuck [2] - 84:3,
134:6
CHUCK [2] - 4:13,
83:23
Church [1] - 11:4
church [1] - 13:4
circuits [1] - 65:7
circulation [2] - 16:10,
86:20
City [49] - 3:5, 5:18,
9:7, 9:11, 9:19,
10:16, 12:6, 12:13,
13:12, 14:24, 15:20,
30:17, 33:19, 38:13,
39:9, 39:12, 47:10,
49:17, 50:3, 60:15,
60:21, 61:14, 88:19,
92:11, 92:19, 92:23,
93:2, 95:8, 101:22,
102:1, 103:17,
103:21, 104:14,
105:22, 107:9,
108:15, 108:24,
109:13, 117:11,
118:22, 121:10,
122:4, 125:2, 125:5,
129:12, 132:5,
141:8, 143:5, 146:19
CITY [1] - 1:6
city [10] - 10:15, 30:1,
107:20, 114:6,
123:11, 127:14,
127:17, 128:4,
129:14, 129:20
City's [11] - 12:1,
39:17, 103:24,
108:24, 109:14,
110:16, 132:12,
132:14, 133:2,
141:18, 148:3
civil [1] - 32:2
clarification [1] -
139:6
clarifies [1] - 136:16
clarify [3] - 46:12,
126:24, 133:8
clarifying [2] - 7:4, 7:9
class [3] - 106:18,
111:12, 136:9
Class [13] - 29:4,
106:18, 106:19,
106:22, 106:24,
107:14, 108:4,
108:6, 108:9,
108:13, 111:10,
111:11
classified [5] - 106:18,
106:20, 106:22,
106:23
Clean [2] - 52:21, 53:5
clean [1] - 128:8
clear [2] - 35:18, 99:18
clearly [1] - 5:22
client [1] - 138:19
clinic [2] - 112:17,
125:23
close [6] - 7:12, 37:9,
75:14, 145:4,
156:13, 158:13
closed [10] - 5:17,
152:12, 153:15,
154:21, 155:24,
156:8, 156:12,
156:15, 157:8,
159:11
closer [1] - 77:18
closest [1] - 77:8
CMAT [1] - 91:17
code [9] - 21:12,
21:18, 21:21, 21:23,
48:20, 49:22, 81:12,
105:21, 105:24
Code [2] - 9:10, 9:11
codes [3] - 48:12,
49:7, 78:5
CohnReznick [2] -
36:24, 75:16
coldest [1] - 67:5
collaboratively [1] -
15:15
collect [1] - 90:13
collected [1] - 97:9
collectively [1] - 30:9
collects [2] - 69:17,
70:9
color [3] - 32:17,
32:20, 33:8
colors [1] - 25:21
Columbus [1] - 79:14
combination [1] - 24:9
combined [1] - 63:11
combining [1] - 89:2
ComEd [27] - 27:19,
36:7, 36:8, 65:4,
65:7, 67:11, 67:14,
67:24, 69:14, 69:17,
69:18, 70:17, 95:16,
95:21, 96:5, 96:6,
96:8, 96:23, 97:3,
97:23, 98:4, 98:20,
128:18, 129:1,
134:11
ComEd's [1] - 70:10
comfort [1] - 68:6
coming [14] - 21:4,
28:5, 40:16, 42:20,
54:4, 69:3, 100:15,
109:23, 109:24,
112:14, 113:10,
115:9, 119:19,
130:10
commence [1] - 16:3
commenced [1] - 28:1
commencing [1] - 5:3
comment [7] - 7:12,
30:14, 31:21, 38:3,
83:7, 104:10, 104:16
comments [6] - 6:12,
7:9, 7:11, 92:9,
126:17, 126:18
Commerce [2] - 97:1,
97:13
commercial [5] - 24:3,
56:12, 75:11, 77:20,
123:16
Commission [35] -
5:7, 5:11, 5:17, 7:13,
13:22, 30:8, 41:22,
44:22, 46:16, 51:21,
55:15, 58:13, 61:1,
64:10, 66:20, 72:19,
75:9, 84:1, 93:13,
97:1, 97:13, 100:4,
101:6, 102:24,
104:4, 104:20,
110:11, 112:10,
118:7, 121:4,
126:16, 134:3,
135:14, 140:11,
152:2
commission [2] - 7:3,
57:5
COMMISSION [1] -
1:10
commissioned [1] -
118:10
Commissioner [6] -
2:3, 2:4, 2:5, 2:6,
2:7, 2:8
COMMISSIONER [32]
- 7:23, 7:24, 8:11,
8:12, 8:16, 8:18,
8:20, 8:24, 9:2, 9:4,
13:5, 151:11,
151:16, 151:19,
152:3, 152:17,
152:24, 154:1,
154:4, 154:7,
154:22, 155:2,
155:4, 155:11,
158:15, 158:16,
158:20, 158:22,
159:2, 159:4, 159:6,
159:8
commissioners [2] -
151:14, 157:16
Commissioners [2] -
13:1, 151:8
commissions [1] -
57:5
common [1] - 11:11
Commonwealth [3] -
69:24, 71:23, 98:15
communication [2] -
92:15, 102:6
communities [1] -
124:23
community [15] -
14:21, 24:12, 40:18,
51:6, 64:23, 65:11,
82:15, 107:8,
107:11, 107:15,
125:12, 134:17,
134:24, 141:7, 148:5
Community [3] - 2:11,
3:15, 134:6
company [5] - 42:3,
142:12, 149:13,
156:17, 156:19
comparable [2] -
37:16, 135:12
compare [3] - 22:24,
79:24, 81:10
compared [5] - 38:11,
77:7, 77:9, 79:19,
80:8
comparing [1] - 40:18
comparison [2] -
42:24, 45:21
comparisons [1] -
37:8
compatibility [3] -
107:12, 123:16,
124:4
compatible [1] -
107:15
complete [2] - 26:8,
27:7
completed [7] - 15:18,
42:16, 42:19, 44:15,
59:1, 59:19, 92:23
completely [4] -
47:18, 47:22,
136:19, 141:14
completing [1] - 26:24
compliance [16] -
52:2, 54:7, 54:19,
55:17, 57:7, 93:19,
94:6, 94:9, 94:13,
94:23, 94:24, 95:1,
95:10, 105:6,
105:21, 106:1
compliant [3] - 50:12,
108:5, 108:6
complied [1] - 48:16
comply [7] - 31:10,
40:2, 47:9, 49:6,
49:20, 53:16, 106:7
component [3] -
28:17, 32:19, 33:2
Comprehensive [12] -
7:22, 9:8, 9:18, 9:20,
10:1, 10:6, 10:10,
10:20, 12:21, 17:24,
18:2, 124:10
comprehensive [3] -
29:19, 82:21, 92:24
comprehensively [1] -
41:7
computer [2] - 110:3,
160:10
computer-aided [1] -
160:10
concedes [1] - 137:2
concept [1] - 44:5
concern [4] - 81:24,
129:19, 130:15,
131:6
concerned [7] - 33:19,
33:21, 35:2, 53:10,
67:4, 79:8, 122:7
conclude [3] - 17:8,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
5
29:10, 105:5
concluded [1] -
105:19
concludes [1] -
135:11
concluding [1] -
159:13
conclusion [5] -
37:13, 63:22,
122:14, 137:4,
158:10
conclusions [1] - 36:5
concrete [3] - 28:13,
45:7, 87:12
condition [1] - 86:11
conditions [4] - 10:13,
59:6, 63:3, 81:19
conduct [1] - 109:3
conducted [6] - 59:5,
61:11, 61:20, 61:21,
76:13, 148:1
conducting [1] - 61:5
confirm [2] - 49:5,
109:6
confirmation [1] -
109:5
confirmed [1] - 81:20
confirming [1] - 44:7
confirms [1] - 108:14
connect [4] - 67:7,
68:16, 135:13, 138:6
connected [2] -
100:21, 138:8
connection [2] -
65:12, 155:8
connects [1] - 138:1
CONNOR [2] - 4:6,
51:19
Connor [1] - 51:22
Conservation [1] -
34:16
consider [2] - 38:20,
79:16
considerably [1] -
103:15
consideration [2] -
92:21, 103:12
considered [3] - 5:11,
36:9, 60:2
considering [1] -
12:13
considers [1] - 30:8
consist [1] - 52:5
consistent [11] -
17:24, 20:9, 24:14,
24:17, 28:11, 62:20,
76:15, 112:1,
123:20, 124:21,
137:6
consolidated [1] -
20:19
constantly [1] -
153:13
constitutes [1] -
160:11
constrain [1] - 48:4
construct [3] - 27:1,
27:2, 63:19
constructed [4] -
26:1, 40:15, 42:14,
42:16
construction [25] -
15:24, 16:15, 16:19,
25:23, 26:5, 26:7,
26:12, 27:6, 28:1,
40:7, 75:2, 75:3,
87:10, 87:21, 87:24,
88:11, 88:16, 88:18,
92:16, 92:18, 92:22,
99:23, 103:4,
104:11, 116:22
consultant [13] -
33:14, 38:4, 46:23,
50:1, 50:2, 103:18,
109:1, 109:14,
109:20, 110:16,
110:18, 111:9,
141:19
Consultants [2] -
46:18, 51:23
consultants [3] - 62:8,
108:15, 142:19
consultation [1] -
35:18
consulting [2] - 55:20,
58:19
consumed [3] -
100:19, 154:2, 154:5
consumer [1] - 97:9
consumers [2] -
72:10, 98:7
consumption [1] -
152:4
contact [1] - 92:16
contacts [1] - 102:11
contaminants [1] -
157:10
contemplated [2] -
22:13, 22:17
contemporary [1] -
73:15
context [1] - 67:18
continue [1] - 145:24
continuous [1] -
107:23
contractors [1] -
28:19
contribute [1] - 70:6
contributions [1] -
72:13
Control [4] - 38:13,
38:16, 54:2, 106:8
control [6] - 55:11,
63:13, 80:23, 81:10,
81:17, 161:2
controller [1] - 66:7
conversations [2] -
39:17, 125:1
converting [1] -
124:16
cool [2] - 39:21,
152:20
cooled [1] - 48:23
cooling [2] - 38:5,
47:22
cooperation [2] - 7:1,
7:15
coordinate [1] - 66:10
coordination [2] -
20:1, 29:16
copies [2] - 160:23,
161:2
core [2] - 19:2, 45:6
Corgan [2] - 44:24,
45:1
Corneils [12] - 61:18,
91:12, 91:14, 105:3,
112:12, 114:18,
114:19, 116:2,
118:15, 118:24,
119:3
corner [2] - 44:17,
78:22
Corps [2] - 59:11, 60:6
correct [15] - 85:19,
87:4, 88:17, 91:24,
110:18, 111:12,
119:15, 122:5,
136:14, 137:10,
148:19, 149:4,
152:22, 154:3,
157:22
Correct [2] - 148:17,
149:1
correction [1] - 60:4
correctly [2] - 44:9,
128:24
correspondence [1] -
35:4
corridor [7] - 89:4,
124:11, 124:12,
124:13, 124:20,
146:7, 147:16
corridors [2] - 24:24,
146:12
corrode [1] - 156:2
corrosion [2] - 156:9,
156:10
corrosives [2] -
155:22, 156:6
cost [5] - 71:14, 72:4,
72:6, 129:7, 137:11
costs [3] - 72:4, 73:13,
137:5
Cottrell [1] - 55:16
COTTRELL [9] - 4:7,
55:13, 55:16, 93:21,
94:3, 94:14, 120:6,
120:13, 120:15
council [1] - 30:14
Council [7] - 5:18,
10:16, 12:13, 78:16,
93:2, 104:15, 117:11
counsel [3] - 134:5,
160:17, 160:18
count [2] - 90:15, 91:3
counted [1] - 91:6
counties [1] - 91:21
counting [1] - 74:17
countries [1] - 14:15
country [4] - 114:3,
123:21, 128:12,
143:17
counts [5] - 61:20,
62:16, 90:4, 90:10,
91:12
COUNTY [1] - 160:2
county [9] - 61:13,
62:7, 62:21, 89:10,
89:17, 114:11,
117:14, 124:18,
124:22
County [3] - 11:20,
11:21, 13:12
couple [7] - 23:4,
55:22, 112:15,
118:14, 126:6,
126:17, 134:7
Couple [1] - 84:8
course [2] - 57:8,
107:24
court [1] - 6:23
Court [1] - 60:8
cover [1] - 44:3
coverage [14] - 21:9,
21:10, 21:12, 21:14,
21:19, 21:21, 22:1,
22:20, 43:11, 43:17,
103:6
covered [1] - 42:5
crappy [1] - 129:24
crazy [1] - 130:12
create [4] - 25:9,
28:13, 32:12, 114:15
created [5] - 20:18,
35:17, 38:7, 65:1,
85:23
creates [2] - 86:3, 86:5
creation [1] - 60:17
criteria [1] - 111:4
critical [1] - 153:8
cross [4] - 7:7, 22:9,
72:10, 88:8
cross-examination [1]
- 7:7
cross-hatch [1] - 22:9
cross-subsidization
[1] - 72:10
Crouch [2] - 2:7,
159:7
crouch [1] - 8:17
CROUCH [3] - 8:18,
158:16, 159:8
CSR [1] - 3:24
CUMMINGS [1] - 3:11
cumulative [7] - 89:1,
108:15, 108:17,
108:20, 109:3, 109:7
Cumulative [1] -
108:19
curious [8] - 141:20,
143:5, 144:3, 145:2,
145:7, 146:5,
146:10, 155:21
current [4] - 10:2,
26:6, 101:8, 148:7
customer [2] - 69:14,
134:14
customers [6] - 65:22,
66:10, 67:15, 68:1,
69:19, 70:9
CV [1] - 64:13
cycle [1] - 153:24
Cyrus' [1] - 27:5
CyrusOne [21] - 3:10,
8:7, 13:16, 14:2,
14:8, 14:9, 27:21,
28:5, 28:19, 55:1,
55:9, 55:18, 58:24,
93:1, 94:20, 122:20,
127:5, 133:3, 155:14
D
daily [2] - 152:15,
154:12
Dallas [1] - 46:20
Danny [1] - 2:3
data [137] - 8:8, 11:18,
13:17, 14:10, 14:15,
14:18, 14:19, 16:17,
16:18, 16:23, 18:11,
23:5, 25:16, 27:23,
28:2, 29:5, 29:18,
35:19, 36:2, 37:4,
37:9, 37:10, 37:12,
37:16, 37:22, 38:1,
38:5, 38:12, 40:10,
40:12, 40:13, 40:14,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
6
45:2, 47:4, 56:4,
56:12, 58:6, 62:1,
64:21, 64:24, 65:9,
65:15, 65:21, 67:14,
69:14, 70:12, 71:9,
71:11, 71:18, 71:19,
72:7, 72:9, 73:15,
76:11, 76:24, 77:3,
77:9, 77:12, 77:15,
77:23, 77:24, 78:11,
78:19, 79:1, 79:9,
80:13, 81:1, 81:5,
81:15, 82:2, 82:4,
82:7, 89:3, 89:20,
90:13, 92:12, 92:24,
93:24, 94:5, 94:11,
94:12, 95:18, 96:10,
98:3, 98:10, 98:14,
99:1, 99:8, 99:10,
99:21, 99:23, 105:6,
107:23, 108:16,
109:1, 111:12,
112:14, 112:20,
113:7, 113:11,
114:1, 114:10,
115:10, 115:16,
116:21, 116:22,
117:6, 117:7,
117:15, 117:19,
117:24, 121:7,
126:22, 127:15,
127:16, 129:6,
129:15, 130:11,
131:9, 132:13,
137:17, 139:4,
141:15, 142:1,
146:4, 146:6, 146:7,
146:11, 146:14,
146:17, 147:15,
147:20, 148:9
date [4] - 9:22, 10:23,
80:15, 80:16
David [1] - 2:14
day-to-day [1] - 87:14
days [3] - 66:5, 132:7,
132:21
daytime [8] - 49:21,
50:21, 51:2, 104:24,
107:4, 111:17,
111:21, 119:11
dBA [3] - 38:18, 107:3,
111:20
deal [1] - 67:19
decibels [5] - 105:1,
105:2, 107:22,
111:15, 119:11
deciduous [1] - 25:6
decision [2] - 60:20,
135:18
decisions [1] - 10:12
Deer [1] - 3:12
definitely [1] - 151:12
degree [1] - 61:4
delay [4] - 85:18,
85:19, 85:20, 86:15
delays [1] - 84:19
deleterious [1] - 116:7
deliberate [2] - 5:17,
7:14
delineate [3] - 20:2,
48:14, 50:10
delineated [2] - 31:17,
33:10
delineates [1] - 23:2
delineating [2] - 23:8,
32:4
delineation [7] - 21:2,
23:20, 39:2, 59:1,
59:4, 59:13, 59:20
delineations [1] -
58:20
deliver [1] - 66:12
delivered [1] - 26:11
deliveries [1] - 87:12
delivering [2] - 14:11,
72:6
delivery [2] - 36:3,
97:7
demand [15] - 27:5,
68:10, 68:12, 68:13,
68:24, 69:1, 70:5,
98:6, 98:7, 100:24,
137:16, 137:19,
138:4, 138:9, 138:14
demonstrate [2] -
54:7, 105:24
demonstration [1] -
55:4
Department [3] -
34:24, 35:7, 90:11
department [3] - 57:4,
75:18, 92:19
departments [1] -
148:5
depicting [1] - 14:23
depicts [2] - 18:7,
48:2
deployment [1] -
71:22
depressional [1] -
59:24
derive [1] - 62:15
Des [1] - 80:5
described [1] - 136:12
describes [1] - 136:11
description [1] - 31:23
design [7] - 33:8,
45:3, 47:8, 57:16,
65:4, 103:10
designated [2] -
22:11, 102:10
designation [1] - 10:2
designations [3] -
9:21, 10:19, 10:21
designed [2] - 52:23,
57:21
designing [1] - 46:24
destroyed [1] - 126:4
detail [6] - 18:4, 32:16,
32:20, 48:11, 83:5,
83:6
detailed [2] - 31:1,
31:3
details [5] - 33:23,
35:16, 71:3, 79:10,
125:9
detention [7] - 18:10,
42:11, 43:8, 43:23,
44:8, 44:10, 103:13
determination [2] -
39:1, 60:5
determine [4] - 29:1,
39:10, 76:14, 82:13
determined [1] - 67:12
deterrent [1] - 81:1
detrimental [2] - 93:5,
116:14
develop [1] - 58:5
developed [4] - 20:1,
43:16, 78:23, 146:8
developer [5] - 14:10,
14:17, 65:5, 101:22,
104:1
developer's [2] -
110:18, 136:11
developers [1] - 138:6
developing [2] -
22:16, 43:15
development [26] -
10:11, 13:15, 22:11,
22:14, 30:5, 33:16,
34:19, 34:21, 36:9,
36:22, 37:5, 52:5,
62:3, 64:1, 64:2,
65:5, 70:6, 73:13,
77:4, 78:1, 79:15,
107:14, 123:6,
124:18, 146:4, 148:5
Development [2] -
2:12, 104:1
developments [9] -
10:17, 11:2, 37:2,
89:23, 109:8,
141:17, 141:21,
142:8, 147:21
deviations [2] -
103:24, 104:7
devices [1] - 121:17
diesel [1] - 57:16
differ [1] - 55:5
difference [2] - 80:23,
81:18
differences [1] - 68:3
different [13] - 16:17,
25:8, 35:8, 113:1,
113:7, 115:21,
119:20, 122:11,
129:4, 136:20,
143:20, 144:20,
149:21
differentiate [1] -
144:1
differentiates [1] -
49:23
differs [1] - 55:5
difficult [1] - 88:7
difficulties [1] - 65:13
difficulty [1] - 65:15
dig [2] - 18:4, 97:10
digital [1] - 14:12
Digno [2] - 46:18,
46:21
DIGNO [2] - 4:5, 46:14
Dim [1] - 2:15
DiNOLFO [1] - 3:2
direct [3] - 7:5, 7:6,
65:11
directed [1] - 144:15
direction [5] - 10:14,
43:10, 88:6, 160:11,
161:2
directly [3] - 43:1,
79:8, 160:19
director [2] - 35:22,
55:17
Director [1] - 2:12
dirty [1] - 128:2
disagree [2] - 87:23,
139:6
disappears [1] -
131:16
disclosed [2] - 17:14,
87:4
disconnected [1] -
60:1
discussing [1] -
118:21
discussion [4] -
24:22, 29:17, 31:9,
99:22
disrupts [1] - 6:18
distressing [1] - 122:7
Distribution [2] -
27:19, 91:9
distribution [1] - 97:6
District [3] - 12:4,
34:16, 102:2
district [5] - 18:19,
129:24, 131:1,
131:3, 131:5
divide [1] - 79:23
DMYF [1] - 11:14
dock [1] - 45:18
document [3] - 30:6,
99:5
documentation [10] -
17:1, 17:14, 17:17,
29:12, 29:22, 30:3,
35:6, 35:16, 40:6,
95:7
documentations [1] -
30:22
documented [1] -
98:13
documents [6] - 17:5,
29:24, 30:17, 32:2,
38:23, 39:3
dogs [4] - 113:6,
113:8, 130:20,
143:13
dollars [4] - 34:1,
34:7, 116:18, 116:20
domestic [1] - 152:8
done [17] - 33:13,
62:3, 63:15, 75:3,
75:24, 76:5, 76:11,
82:7, 82:11, 84:22,
88:21, 91:12, 91:15,
91:16, 141:22,
142:18
Door [1] - 59:2
double [3] - 57:17,
57:22, 78:20
double-walled [1] -
57:17
doubling [1] - 103:7
dovetails [2] - 18:13,
36:12
down [21] - 19:16,
21:4, 24:1, 42:4,
67:21, 77:11, 93:15,
113:14, 115:11,
116:6, 116:16,
116:17, 131:4,
131:13, 138:21,
140:17, 148:6,
153:11, 155:8,
155:9, 157:17
downtown [1] - 78:13
DR [1] - 112:11
Dr [1] - 112:12
drain [2] - 155:9,
155:10
drained [2] - 153:4,
153:23
drills [1] - 102:8
drink [1] - 128:5
drinking [1] - 152:11
Drive [2] - 1:17, 46:19
drive [6] - 16:11,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
7
26:19, 28:4, 63:8,
84:11, 91:10
driven [2] - 16:2, 22:2
driver [2] - 137:3,
137:11
drone [5] - 115:13,
115:18, 115:19
droned [1] - 115:21
drug [1] - 117:3
dual [1] - 95:19
due [3] - 37:24, 60:7,
100:2
duly [22] - 13:21,
41:21, 44:21, 46:15,
51:20, 55:14, 58:12,
60:24, 64:9, 72:18,
75:8, 83:24, 93:12,
102:23, 104:19,
110:10, 112:9,
118:6, 121:3, 134:2,
140:10, 152:1
during [17] - 6:1, 6:22,
49:21, 51:2, 67:2,
75:1, 87:23, 88:1,
88:11, 92:16, 92:17,
107:3, 111:16,
119:11, 119:18,
145:7
Dwight [1] - 41:24
DWIGHT [2] - 4:3,
41:20
E
eagles [1] - 113:4
early [4] - 16:3, 26:7,
66:5, 150:19
ears [1] - 111:18
easement [1] - 25:2
easier [2] - 7:2, 47:19
east [2] - 61:18, 63:8
easy [1] - 89:19
EcoCAT [1] - 34:22
Economic [1] - 74:21
economic [4] - 33:12,
33:15, 73:1, 74:6
EDC [2] - 25:19, 26:14
Edison [3] - 69:24,
71:23, 98:15
education [1] - 71:10
EEPP [1] - 70:8
effective [1] - 82:12
effects [1] - 116:7
efficiency [3] - 70:10,
70:14, 70:15
eight [5] - 19:11,
19:13, 23:7, 24:22,
100:10
eight-foot [2] - 23:7,
24:22
either [10] - 7:6, 12:12,
39:11, 45:16, 59:20,
69:6, 90:15, 90:17,
109:8, 127:1
either/or [1] - 137:8
elaborate [1] - 12:12
Eldamain [22] - 16:10,
16:11, 18:17, 24:1,
24:5, 24:18, 24:19,
26:22, 27:16, 27:18,
42:9, 61:16, 61:17,
63:8, 84:11, 85:16,
89:4, 91:8, 91:10,
91:12
electric [10] - 34:5,
34:11, 34:12, 64:22,
74:1, 74:4, 114:9,
117:6, 117:8, 117:9
electrical [3] - 65:17,
134:21, 136:16
electricity [2] - 72:7,
101:11
elements [3] - 34:18,
154:17, 157:14
elevation [5] - 28:8,
45:5, 45:19, 46:7,
130:15
elevations [3] - 28:9,
45:11, 48:3
eliminated [1] - 20:12
elimination [1] - 19:3
Elk [2] - 37:18, 78:12
ELLEN [2] - 4:8, 58:11
Ellen [1] - 58:14
Elon [1] - 96:7
emergencies [2] -
48:5, 48:7
emergency [20] - 47:5,
52:6, 52:8, 52:11,
52:15, 52:18, 53:8,
54:23, 54:24, 57:4,
57:5, 57:20, 101:23,
102:11, 102:16,
121:19, 121:20,
121:23, 122:21,
123:1
emission [5] - 52:4,
53:6, 53:7, 53:21,
53:22
Emission [1] - 53:12
emitted [1] - 107:14
emitting [4] - 106:19,
106:20, 106:21,
107:5
employee [3] - 29:1,
160:16, 160:17
employees [3] - 28:19,
28:20, 155:3
enclosed [1] - 47:22
enclosures [1] - 49:12
end [6] - 17:19, 33:18,
36:6, 39:24, 130:18,
153:24
endangered [2] -
34:23, 35:2
ended [1] - 32:10
Energy [2] - 66:20,
101:5
energy [20] - 31:8,
31:13, 31:18, 64:13,
69:18, 69:23, 70:6,
70:10, 70:13, 70:15,
71:1, 71:5, 71:8,
71:19, 71:21, 92:12,
95:18, 96:3, 96:4,
97:4
engineer [5] - 32:3,
46:22, 61:9, 92:19,
103:19
engineered [2] -
103:10, 103:16
engineering [10] -
30:21, 32:1, 32:4,
32:7, 32:14, 39:17,
44:3, 61:6, 103:18,
142:14
Engineering [3] -
41:24, 110:13,
141:16
engineers [1] - 90:12
Engineers [2] - 59:11,
61:8
Engineers' [1] - 62:4
enhancement [1] -
60:17
enjoyed [1] - 128:21
ensure [17] - 6:10,
9:20, 11:13, 47:7,
47:8, 49:12, 52:14,
53:17, 53:22, 54:16,
56:22, 57:24, 59:6,
67:1, 101:7, 107:11,
107:13
ensuring [1] - 100:23
entered [1] - 157:21
entire [2] - 25:16,
44:13
entirely [5] - 28:11,
52:6, 119:20,
124:21, 134:19
entities [2] - 73:20,
141:23
entitled [1] - 107:18
entrance [2] - 28:15,
28:18
entrances [2] - 28:14,
28:16
entry [1] - 32:20
environment [3] -
29:6, 52:24, 58:1
environmental [2] -
55:17, 55:20
EPA [5] - 53:20, 54:5,
54:15, 143:17
equal [1] - 81:16
equalized [1] - 73:16
equation [2] - 137:15,
138:15
equestrian [1] -
113:20
equipment [11] -
45:12, 45:15, 46:5,
46:6, 46:24, 47:16,
56:10, 87:12,
111:23, 112:2, 123:6
equivalent [4] - 54:23,
55:2, 55:8, 80:12
erode [2] - 67:8, 67:10
escape [1] - 58:1
especially [1] - 44:15
essentially [2] - 53:15,
73:24
establish [4] - 53:6,
76:18, 101:23, 125:7
established [1] - 53:2
establishes [1] -
52:22
estate [2] - 75:12,
75:18
Estates [1] - 84:3
estimate [1] - 62:2
estimate's [1] - 73:11
estimated [5] - 62:10,
63:24, 73:6, 73:20,
74:20
estimates [1] - 145:12
et [1] - 134:11
ETAC [3] - 71:5, 71:11
evacuation [1] - 102:5
evaluate [1] - 108:15
evaluated [1] - 123:10
evaluates [1] - 88:23
evaluations [1] - 65:3
evaporation [3] -
154:9, 154:10,
154:18
evening [22] - 13:23,
14:2, 17:3, 17:6,
17:17, 40:16, 41:23,
44:23, 46:17, 61:2,
62:12, 64:11, 75:10,
84:2, 84:20, 93:14,
105:8, 112:11,
119:18, 139:13,
145:1, 146:5
event [2] - 52:8, 52:18
eventually [2] - 43:16,
129:21
evergreen [1] - 25:5
everyday [1] - 56:9
evidence [2] - 76:15,
98:21
exact [3] - 129:1,
129:4, 144:13
exactly [7] - 30:16,
105:24, 130:16,
140:19, 140:24,
141:17, 146:10
examination [1] - 7:7
example [9] - 31:6,
31:20, 54:8, 87:11,
105:2, 108:3,
153:18, 156:16,
157:2
exceed [1] - 123:2
exceeding [1] - 60:12
excellent [1] - 140:23
exceptions [2] -
104:4, 104:5
excited [1] - 40:7
exclusive [2] - 63:10,
63:19
excuse [3] - 11:6,
99:15
exempt [1] - 121:21
exempted [1] - 123:3
exhibit [4] - 33:5,
33:8, 39:1, 39:2
exist [1] - 108:11
existing [13] - 13:14,
20:15, 62:15, 63:1,
63:23, 65:21, 67:14,
78:11, 87:18, 89:20,
118:19, 125:16,
126:24
exorbitant [1] - 129:23
expand [1] - 50:3
expect [2] - 52:18,
69:2
expected [3] - 48:17,
49:6, 73:7
expecting [1] - 128:13
experience [2] - 82:7,
110:14
experienced [2] -
101:13, 147:1
expertise [1] - 72:2
experts [3] - 17:12,
40:23, 41:5
explain [5] - 21:8,
84:23, 85:18, 90:14,
152:19
explained [3] - 48:22,
105:20
explanatory [1] -
31:24
exposed [2] - 154:17,
157:13
express [2] - 137:13,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
8
138:2
expressed [1] - 65:22
extend [2] - 15:8,
65:10
extended [1] - 79:19
extends [1] - 66:3
extension [2] - 59:16,
59:18
extent [1] - 125:9
external [1] - 24:12
externalities [1] -
77:22
extra [1] - 66:24
extracted [1] - 77:7
extremely [2] - 78:19,
79:9
Exurb [1] - 79:15
F
facade [1] - 46:4
facades [1] - 45:9
Facebook [2] -
127:16, 127:18
facilitated [1] - 15:16
facilities [4] - 23:6,
73:15, 112:3, 141:16
facility [18] - 14:21,
27:17, 27:24, 29:2,
33:17, 37:19, 38:10,
43:23, 54:16, 54:18,
63:17, 70:20, 79:13,
79:18, 88:1, 119:20,
136:17, 153:8
fact [7] - 30:7, 43:17,
96:12, 96:13, 98:22,
129:15, 147:14
factor [1] - 91:17
factories [1] - 137:18
factors [1] - 89:7
factual [1] - 80:14
fade [1] - 25:17
failing [1] - 84:21
fairly [1] - 56:20
fall [2] - 106:4, 122:4
falls [3] - 106:13,
108:1, 108:13
familiar [2] - 76:20,
94:3
families [1] - 107:21
far [7] - 52:4, 87:13,
92:15, 121:9, 151:9,
157:10
farm [2] - 11:20, 115:6
farmed [1] - 59:23
farmland [2] - 108:8,
108:12
farms [2] - 125:21,
128:11
fast [1] - 131:4
favor [2] - 7:19, 83:20
Faxon [10] - 18:23,
20:13, 20:16, 24:5,
24:18, 24:21, 42:9,
91:8, 105:3
feasible [1] - 112:4
features [1] - 58:7
February [5] - 15:21,
16:8, 16:13, 16:14,
19:7
Federal [2] - 66:19,
101:5
federal [9] - 39:7,
53:9, 54:21, 56:21,
57:8, 58:3, 62:7,
93:18, 101:5
FedRAMP [12] - 93:19,
93:24, 94:2, 94:6,
94:9, 94:10, 94:13,
94:23, 94:24, 95:1,
95:9
fee [4] - 39:11, 60:15,
69:15, 71:4
fees [3] - 69:17, 70:9,
97:8
feet [24] - 15:9, 15:12,
18:21, 18:24, 19:9,
19:18, 19:20, 19:21,
28:15, 28:18, 33:2,
43:5, 43:6, 78:20,
82:3, 133:2, 133:3,
136:1, 136:2, 145:13
fence [10] - 23:3, 23:7,
23:10, 23:14, 23:16,
23:17, 23:20, 24:6,
43:20, 43:22
fences [1] - 94:22
fencing [2] - 18:10,
27:3
FERC [1] - 69:4
few [10] - 6:9, 17:9,
40:1, 72:12, 76:6,
80:9, 103:3, 131:24,
140:17, 145:1
FHFA [2] - 81:11,
81:16
fiasco [1] - 150:20
fiber [1] - 77:16
FIELD [1] - 3:3
field [5] - 37:2, 55:21,
58:19, 71:9, 99:1
fighting [1] - 127:17
figure [3] - 39:18,
84:19, 136:13
Figure [2] - 42:13,
136:23
fill [2] - 152:13, 152:14
filled [3] - 29:24,
152:15, 152:20
final [2] - 32:6, 32:13
finally [3] - 90:3,
136:21, 147:21
findings [3] - 30:7,
59:7, 137:7
fire [3] - 57:4, 102:4,
102:8
Fire [1] - 102:2
fireworks [1] - 123:24
firm [1] - 75:17
first [40] - 11:4, 13:21,
14:5, 26:13, 30:22,
41:21, 42:13, 42:17,
44:21, 46:15, 51:20,
55:14, 58:12, 60:24,
64:9, 64:21, 72:18,
75:8, 78:16, 79:2,
81:8, 83:24, 93:12,
102:23, 104:19,
112:9, 116:23,
117:9, 118:6, 121:3,
125:24, 126:19,
126:21, 127:4,
127:20, 128:19,
140:10, 140:19,
150:12, 152:1
fiscal [7] - 33:12,
33:16, 33:20, 33:24,
73:2, 74:5, 136:11
five [5] - 38:22, 44:1,
70:5, 73:8, 80:22
fix [1] - 84:22
fledged [1] - 88:2
flip [3] - 26:16, 50:6,
111:5
flip-flopped [1] -
26:16
flipped [1] - 25:21
flooding [1] - 103:9
floor [5] - 95:19,
95:20, 126:11,
133:24, 139:12
flopped [1] - 26:16
flow [1] - 44:9
flush [1] - 30:23
flushing [1] - 152:10
fly [1] - 74:6
focused [3] - 6:13,
45:2, 52:1
folks [11] - 17:13,
23:24, 69:13, 113:9,
114:10, 114:18,
115:6, 116:4, 117:1,
117:21, 152:9
follow [7] - 93:18,
93:24, 94:6, 94:7,
94:8, 95:7, 95:11
follow-up [1] - 95:7
followed [1] - 7:18
following [6] - 5:1,
57:13, 61:12, 83:7,
91:19, 95:1
follows [27] - 5:4,
7:17, 13:22, 41:22,
44:22, 46:16, 51:21,
55:15, 58:13, 61:1,
64:10, 68:23, 72:19,
75:9, 84:1, 93:13,
102:24, 104:20,
110:11, 112:10,
118:7, 121:4,
126:16, 133:22,
134:3, 140:11, 152:2
foot [5] - 23:7, 24:22,
73:12, 80:18, 81:4
footage [3] - 19:4,
29:15, 36:17
footprint [1] - 21:1
forbid [3] - 94:11,
94:12, 101:10
foregoing [1] - 160:6
forestall [1] - 34:20
forever [1] - 129:21
forget [1] - 96:7
form [1] - 29:24
formal [1] - 59:20
formally [1] - 7:12
former [1] - 35:22
forms [1] - 30:1
FORRISTALL [2] -
9:4, 159:4
Forristall [3] - 2:4, 9:3,
159:3
forth [4] - 30:19,
59:17, 85:21, 90:12
forward [7] - 16:23,
32:12, 40:21, 60:20,
100:2, 101:9, 147:21
foundations [1] -
42:21
four [4] - 32:21, 52:1,
91:6, 142:1
Franklin [1] - 94:8
freeze [1] - 69:6
frequencies [5] -
50:11, 113:8,
113:23, 143:4,
143:15
frequency [8] -
112:18, 117:20,
142:22, 142:24,
143:6, 143:8, 143:12
Friday [1] - 90:17
Fridays [1] - 90:20
friend [2] - 120:4,
120:5
front [3] - 17:3,
144:22, 145:4
fuel [5] - 54:9, 56:6,
56:8, 57:15, 57:17
fueling [1] - 58:8
full [7] - 34:3, 34:6,
84:20, 88:2, 119:24,
136:17
full-fledged [1] - 88:2
fully [6] - 45:12, 72:8,
103:10, 104:11,
153:23
functional [1] - 40:3
functionally [1] - 28:9
functioning [2] -
23:21, 156:3
functions [1] - 97:6
fund [2] - 127:5, 127:6
funded [1] - 127:4
funds [2] - 70:14,
134:16
futile [1] - 135:16
future [18] - 9:18,
9:21, 10:2, 10:6,
10:11, 10:19, 10:21,
11:6, 12:8, 12:10,
14:18, 22:11, 42:24,
63:3, 87:19, 100:5,
100:9, 100:12
G
Galena [2] - 61:16,
91:10
gallons [6] - 129:16,
152:7, 152:14,
152:16, 154:11,
154:13
gaps [1] - 85:22
Gary [2] - 58:15, 58:17
gas [1] - 74:16
geared [1] - 143:18
general [11] - 11:15,
13:4, 44:4, 44:6,
46:1, 50:18, 56:3,
56:7, 57:11, 57:12,
61:9
General [1] - 11:16
generally [5] - 23:6,
24:14, 25:23, 44:13,
59:24
generate [3] - 62:3,
70:20, 88:1
generated [4] - 57:10,
62:10, 73:7, 125:10
generating [3] - 66:11,
68:20, 101:2
generation [5] - 62:5,
66:22, 66:24, 70:4,
138:7
generator [6] - 48:6,
52:19, 57:11, 57:20,
120:16, 144:6
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
9
generators [36] - 38:6,
47:5, 48:4, 49:10,
50:20, 50:22, 52:6,
52:15, 53:8, 54:9,
54:11, 54:24, 55:2,
55:8, 56:7, 56:14,
57:16, 68:16,
100:10, 100:11,
119:14, 119:16,
119:18, 119:24,
121:7, 121:17,
121:23, 122:2,
123:1, 144:9,
144:17, 144:20,
145:1, 145:6,
147:17, 149:16
gentleman [3] - 35:21,
126:19, 128:19
George [1] - 77:1
gigawatts [1] - 136:13
given [2] - 17:20,
160:12
glazing [1] - 45:8
global [1] - 14:10
globally [1] - 14:15
goal [2] - 17:17, 17:19
gobble [1] - 129:16
God [2] - 94:10,
101:10
Google [4] - 78:14,
79:12, 82:1, 99:16
government [2] - 39:7,
62:7
GPS [1] - 114:21
grade [1] - 45:15
grades [1] - 44:6
grading [2] - 42:19,
44:5
grandkid [1] - 116:9
grandpa [1] - 116:10
grant [1] - 104:4
granted [2] - 31:7,
59:18
grassroots [1] - 116:6
gray [2] - 26:15, 75:15
great [7] - 29:6, 82:19,
117:3, 139:10,
142:20, 146:23,
147:13
GREEN [4] - 7:24,
8:12, 8:20, 158:20
Green [2] - 2:6, 59:2
green [5] - 8:19,
26:18, 26:23, 84:13,
158:19
grid [12] - 71:21,
95:15, 96:12, 97:8,
117:5, 135:1,
136:10, 137:19,
138:2, 138:7, 138:9,
138:18
ground [2] - 6:8, 57:19
Group [1] - 42:1
groupings [1] - 25:4
groups [7] - 79:23,
80:3, 80:20, 80:21,
80:23, 81:11, 81:17
Grove [2] - 37:18,
78:12
grow [1] - 25:9
growing [2] - 78:18,
156:14
growth [7] - 25:8,
62:22, 62:24, 68:12,
89:6, 89:22, 157:9
GRUEN [4] - 4:11,
72:17, 72:20, 73:5
Gruen [5] - 72:20,
72:21, 118:10
guarantee [1] - 124:3
guards [2] - 94:21,
94:22
guess [5] - 42:17,
98:23, 135:17,
135:21, 154:23
guide [1] - 10:11
guided [1] - 143:17
guidelines [3] - 90:11,
93:18, 94:1
gunshot [1] - 123:23
guy [1] - 64:13
guys [17] - 6:7, 9:23,
10:24, 58:9, 79:16,
88:16, 94:19, 95:1,
95:16, 95:18, 96:9,
118:18, 131:22,
136:22, 139:9,
150:3, 151:8
guys' [1] - 98:24
H
hair [1] - 74:16
hairs [1] - 75:15
half [8] - 42:7, 80:10,
80:22, 120:7,
146:14, 146:21,
147:11, 147:15
hand [6] - 6:4, 6:13,
16:4, 155:20,
160:24, 161:4
handle [1] - 44:16
handling [3] - 51:24,
56:23, 58:20
hands [1] - 152:10
HANSEN [2] - 9:14,
9:17
Hansen [1] - 2:14
happy [6] - 41:1,
64:20, 83:9, 95:6,
97:10, 97:14
Happy [1] - 46:12
hard [1] - 108:18
Hard [1] - 45:10
HASENBALG [1] - 3:2
hatch [1] - 22:9
hatching [1] - 23:1
hate [2] - 116:8,
116:24
hazardous [2] - 57:12,
102:5
Hazardous [1] - 53:12
head [2] - 141:24,
144:7
healing [1] - 116:13
health [3] - 33:21,
52:24, 127:22
healthy [1] - 53:3
hear [7] - 107:22,
110:2, 110:7,
126:23, 128:16,
143:7, 143:14
heard [6] - 5:15, 7:12,
63:7, 87:14, 144:4,
144:5
hearing [26] - 5:3,
5:16, 5:20, 6:2, 6:11,
6:19, 6:22, 7:21, 9:6,
13:9, 17:21, 72:24,
82:24, 104:13,
111:19, 132:6,
132:20, 132:21,
133:6, 143:13,
143:18, 158:11,
159:10, 159:13,
160:6, 160:14
HEARINGS [1] - 1:11
hearings [4] - 5:6,
104:9, 148:7, 158:14
heart [1] - 115:7
heat [4] - 50:13, 70:18,
70:22, 134:11
heavier [1] - 87:13
height [5] - 15:9,
28:16, 33:3, 45:24,
46:2
heights [2] - 32:23,
82:11
held [1] - 72:9
Hello [1] - 150:17
hello [2] - 58:14,
139:13
help [9] - 20:2, 21:8,
24:7, 29:1, 117:13,
117:14, 125:6,
125:11, 125:15
helpful [1] - 142:6
helping [1] - 48:3
helps [2] - 22:5,
117:14
HEMME [4] - 4:4,
44:20, 44:23, 46:12
Hemme [1] - 44:23
hereby [1] - 160:5
hereto [2] - 160:19,
160:22
hereunto [1] - 161:3
hertz [3] - 111:15,
111:19, 143:14
hi [5] - 55:16, 75:10,
103:1, 110:12, 118:8
hiding [1] - 87:5
high [10] - 17:16,
17:20, 18:4, 64:19,
67:1, 67:22, 83:4,
95:17, 111:14,
111:20
high-level [4] - 17:16,
17:20, 64:19, 83:4
higher [8] - 68:13,
68:14, 81:16, 90:22,
101:11, 143:8,
143:14, 143:23
highest [1] - 72:1
highly [1] - 156:19
hired [2] - 35:10,
35:21
historic [1] - 35:5
hit [2] - 29:9
hmm [1] - 150:9
hold [8] - 8:5, 60:7,
92:7, 110:2, 115:4,
133:10, 139:22,
153:19
Home [1] - 81:11
home [8] - 56:10,
70:4, 78:23, 79:24,
81:8, 108:3, 110:22,
129:22
homeowner [2] -
103:2, 104:22
homes [18] - 37:9,
37:10, 70:16, 75:20,
77:8, 77:11, 79:17,
79:19, 80:7, 81:5,
81:14, 82:14,
104:24, 105:2,
105:3, 107:18,
107:22, 108:6
hope [2] - 101:14,
139:9
horse [1] - 113:18
horses [3] - 122:12,
125:24, 143:14
host [3] - 17:4, 17:11,
95:3
hotbed [2] - 77:3,
77:24
hottest [1] - 67:4
hour [2] - 84:20, 120:7
hours [10] - 17:19,
51:3, 52:20, 61:24,
62:11, 67:2, 119:18,
119:19, 120:16,
120:17
house [4] - 28:19,
79:7, 129:20, 130:1
housekeeping [2] -
13:4, 150:1
houses [3] - 128:12,
130:9, 146:17
HOUT [14] - 4:24,
151:22, 151:24,
152:6, 152:22,
153:2, 154:3, 154:6,
154:9, 155:1, 155:3,
155:7, 155:14, 156:8
Hout [1] - 155:14
huge [1] - 129:13
hum [1] - 41:15
human [2] - 52:24,
143:18
humans [2] - 143:9,
144:2
hundred [2] - 25:12,
66:5
hundreds [1] - 129:16
husband [1] - 129:10
I
idea [1] - 153:10
identified [3] - 16:5,
59:23, 98:4
identify [1] - 137:10
IDNR [1] - 35:6
IGLESIAS [12] - 4:5,
46:14, 46:17, 47:21,
105:8, 105:11,
105:17, 107:24,
108:22, 109:18,
121:13, 121:15
Iglesias [3] - 46:18,
46:22, 84:10
IHPA [1] - 35:5
II [7] - 26:16, 26:18,
27:7, 27:8, 42:21,
54:23, 54:24
III [4] - 3:7, 27:9, 42:22
ILLINOIS [2] - 1:7,
160:1
Illinois [48] - 1:18, 3:4,
3:8, 3:13, 3:24, 9:10,
12:2, 13:13, 34:24,
35:7, 35:11, 35:23,
35:24, 38:12, 38:15,
42:2, 45:3, 52:2,
52:3, 53:20, 54:2,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
10
54:5, 54:14, 54:15,
61:13, 66:2, 66:17,
69:5, 70:4, 70:7,
70:22, 71:1, 71:17,
75:13, 76:5, 89:9,
91:20, 97:1, 100:19,
106:7, 106:8,
107:10, 108:1,
111:16, 137:24,
160:4, 161:4, 161:9
image [5] - 47:14,
47:15, 47:21, 48:23,
50:21
images [1] - 49:10
imagine [1] - 153:7
immediate [1] - 138:3
immediately [1] - 81:5
impact [27] - 35:19,
36:13, 36:19, 36:23,
37:3, 37:11, 37:24,
39:14, 60:12, 60:18,
64:3, 73:2, 75:23,
76:22, 78:8, 82:14,
86:19, 122:9,
122:10, 122:15,
123:7, 125:12,
134:24, 139:3,
145:8, 149:14,
149:15
impacted [1] - 11:2
impacting [3] - 39:15,
88:13, 125:20
impacts [11] - 33:12,
33:16, 33:20, 33:22,
36:1, 38:8, 39:20,
59:22, 60:12, 93:5
implies [2] - 52:7,
52:13
importance [1] - 35:14
important [4] - 32:19,
33:22, 34:18, 107:7
importantly [1] - 26:22
improve [3] - 23:23,
24:7, 125:11
improvement [5] -
16:9, 16:16, 24:11,
39:13, 60:16
improvements [10] -
16:1, 18:8, 22:18,
22:19, 23:12, 26:24,
28:1, 40:17, 118:22,
118:23
improves [1] - 20:20
IN [1] - 161:3
in-lieu [1] - 60:15
inbound [1] - 63:9
incentive [1] - 70:17
incident [3] - 102:6,
102:12, 102:13
incidental [1] - 56:17
include [5] - 9:24,
19:2, 74:8, 102:4,
143:20
included [7] - 11:8,
31:12, 31:21, 36:16,
83:12, 123:8, 154:12
includes [4] - 10:1,
18:11, 94:21, 101:24
including [3] - 9:9,
81:22, 93:1
income [1] - 74:19
inconsistent [1] -
10:18
Incorporated [1] -
61:4
incorporated [4] -
17:5, 18:16, 22:21,
158:5
incorrect [1] - 108:7
increase [7] - 21:15,
21:21, 22:19, 43:21,
96:24, 137:3, 138:1
increased [9] - 18:23,
43:3, 43:4, 43:6,
103:11, 129:2,
138:4, 138:5
increases [7] - 21:9,
21:10, 43:9, 43:16,
103:5, 137:12,
137:21
increasing [1] - 21:1
indepe [1] - 148:13
independent [4] -
101:3, 148:1, 148:2,
148:13
INDEX [1] - 4:1
Index [1] - 81:12
index [1] - 81:17
indicate [1] - 49:17
indicated [1] - 43:14
indirect [1] - 74:11
indirectly [1] - 160:20
individual [1] - 70:16
individually [1] - 85:6
individuals [3] -
76:20, 132:24, 146:3
induced [1] - 74:11
indus [1] - 11:15
industrial [13] - 27:17,
92:12, 106:24,
124:11, 124:12,
124:14, 124:20,
125:19, 149:8,
149:9, 149:12,
149:21
Industrial [1] - 11:16
industry [4] - 46:23,
55:20, 61:12, 91:20
inflation [1] - 68:3
inflation-adjusted [1]
- 68:3
information [17] -
18:12, 29:19, 34:14,
59:19, 77:4, 92:15,
93:8, 102:12, 130:3,
130:5, 132:12,
132:17, 142:5,
142:13, 142:21,
144:19, 145:4
infrastructure [8] -
14:12, 24:16, 25:24,
26:24, 33:4, 42:15,
44:14, 77:14
infrequent [1] - 123:4
inhibitor [2] - 156:9,
156:10
initial [3] - 152:13,
152:14, 152:18
inner [1] - 57:23
inputs [1] - 38:5
insects [1] - 157:6
inside [2] - 156:11,
156:14
inspections [2] -
54:14, 58:8
install [3] - 42:21,
55:1, 55:10
installations [1] -
15:17
instead [4] - 50:15,
95:19, 134:17, 135:5
Institute [3] - 61:7,
62:4, 76:16
institutional [1] -
11:23
Institutional [2] - 12:7,
12:10
institutional-related
[1] - 11:23
integral [1] - 57:19
integrated [1] - 56:9
intend [1] - 32:5
intended [4] - 10:13,
15:22, 52:7, 52:16
intensive [1] - 56:5
interconnecting [1] -
72:5
interconnection [1] -
136:6
interest [1] - 138:6
interested [1] - 160:19
interesting [3] - 21:6,
35:20, 147:22
interior [1] - 23:16
internal [1] - 86:19
internet [5] - 76:10,
77:17, 78:7, 96:15,
141:12
interrupts [1] - 6:19
intersecting [1] -
85:15
intersection [4] -
63:14, 90:5, 90:6,
91:13
intersections [2] -
64:4, 91:7
introduces [1] - 17:10
intuition [1] - 51:7
inventory [1] - 57:2
investment [1] - 27:11
Investments [1] - 59:2
invite [1] - 5:8
involved [1] - 141:17
Iowa [3] - 37:19, 80:4,
99:9
IPCB [12] - 47:9,
48:20, 50:9, 51:4,
106:14, 106:17,
108:2, 110:24,
111:7, 111:11,
123:12, 123:20
ironic [1] - 96:16
irrelevant [2] - 99:21,
100:3
isolated [2] - 60:3,
65:6
Isolation [1] - 121:13
isolation [3] - 88:24,
121:15, 121:16
issuance [1] - 102:3
issue [8] - 40:4, 53:21,
67:12, 121:12,
121:18, 123:5,
153:14, 153:17
issued [2] - 34:15,
59:12
issues [5] - 30:21,
30:23, 30:24, 31:2,
82:24
issuing [1] - 60:6
IT [1] - 74:9
ITE [1] - 61:8
item [5] - 9:17, 11:21,
13:9, 87:3, 124:24
items [2] - 29:22, 49:1
iteration [1] - 30:19
itself [4] - 57:20, 82:4,
123:6, 137:24
IV [2] - 55:2, 55:7
J
Jackson [2] - 3:8,
13:24
jamming [1] - 116:17
JAVIER [2] - 4:9,
60:23
Javier [2] - 36:14, 61:3
JDs [1] - 60:6
Jersey [1] - 66:4
Joan [1] - 112:12
JOAN [2] - 4:18, 112:8
job [5] - 7:1, 67:6,
71:6, 82:12, 101:7
job's [1] - 74:19
jobs [8] - 74:8, 74:9,
74:11, 74:12, 74:17,
75:1, 75:4
Johnson [1] - 42:2
Joliet [2] - 96:10, 99:9
JOSE [22] - 4:14,
93:11, 93:14, 93:22,
94:5, 94:16, 94:19,
95:9, 95:13, 96:2,
96:15, 96:17, 96:21,
97:15, 97:23, 98:9,
98:16, 98:23, 99:19,
100:5, 100:15,
101:10
Jose [1] - 93:14
journals [1] - 76:10
judging [1] - 80:19
July [2] - 59:12, 59:13
June [3] - 1:21, 12:14,
161:4
jurisdiction [6] - 39:8,
49:20, 50:1, 105:22,
105:23, 106:5
jurisdictional [3] -
38:24, 39:6, 60:5
K
Kasper [2] - 84:3,
134:6
KASPER [16] - 4:13,
83:23, 84:2, 84:7,
84:16, 84:18, 85:10,
87:7, 88:23, 89:24,
90:3, 91:22, 92:1,
92:4, 93:9, 133:8
KATHLEEN [1] - 3:3
keep [5] - 95:14,
101:16, 117:19,
124:7, 131:15
keeping [1] - 54:9
KenCom [1] - 102:15
Kendall [5] - 11:19,
11:20, 13:12, 102:2,
131:3
kennels [1] - 113:22
kill [1] - 157:4
killed [1] - 113:13
kilowatts [1] - 70:5
kind [27] - 15:2, 17:7,
17:19, 20:1, 22:9,
24:20, 25:21, 28:24,
29:10, 32:14, 32:15,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
11
39:21, 42:23, 46:10,
50:16, 55:24, 56:11,
57:9, 71:1, 76:8,
76:22, 79:20, 79:24,
145:23, 153:11,
156:17, 156:20
kinds [1] - 71:9
KLOA [2] - 36:14, 61:3
knowing [1] - 29:17
knowledge [5] -
88:19, 95:22, 98:16,
98:19, 101:14
known [1] - 96:12
Krysti [7] - 2:11, 14:5,
15:19, 19:23, 41:17,
131:24, 142:11
Krysti's [1] - 31:17
L
label [1] - 15:1
labeled [1] - 49:3
lack [1] - 131:12
laid [1] - 54:11
Lake [2] - 12:1, 128:5
LALIME [12] - 4:17,
110:5, 110:7, 110:9,
110:12, 122:20,
123:14, 141:24,
142:10, 143:11,
144:14, 150:11
Lalime [2] - 109:22,
110:13
Lancaster [1] - 79:13
land [30] - 9:9, 9:18,
9:21, 10:2, 10:6,
10:10, 10:19, 10:21,
12:8, 14:17, 106:18,
106:22, 106:23,
107:5, 107:20,
108:9, 108:11,
108:13, 110:20,
110:23, 110:24,
111:1, 111:11,
123:6, 124:17,
135:18, 143:20,
149:7
landfills [1] - 76:1
landscape [6] - 24:13,
25:2, 25:15, 25:16,
33:8, 42:8
landscaping [5] -
24:23, 25:1, 27:2,
33:10, 104:2
Lane [1] - 3:12
lane [7] - 63:9, 63:10,
63:16, 63:20, 84:9,
86:2, 88:10
lanes [3] - 63:9, 88:5,
88:8
large [9] - 15:10,
15:11, 20:19, 69:20,
71:19, 71:21, 78:14,
78:19, 79:9
largely [5] - 45:6, 65:6,
65:16, 97:5, 152:10
larger [7] - 18:15,
23:16, 27:10, 56:11,
66:2, 103:16, 135:23
LASALLE [1] - 160:2
last [13] - 11:9, 11:22,
17:15, 25:19, 38:22,
54:20, 82:9, 130:23,
139:7, 147:23,
147:24, 149:5,
157:16
lastly [1] - 70:24
lately [1] - 29:18
LAURA [2] - 4:7, 55:13
Laura [1] - 55:16
lay [1] - 32:5
layout [4] - 18:7, 28:6,
48:24, 112:5
leading [1] - 14:10
Leaf [1] - 11:10
leak [2] - 57:23, 57:24
learn [1] - 71:3
least [3] - 107:1,
132:7, 149:17
leave [1] - 6:20
leaves [1] - 157:5
leaving [1] - 154:15
Leesa [2] - 118:8,
134:6
LEESA [2] - 4:19,
118:5
left [18] - 22:6, 22:24,
23:13, 27:15, 45:19,
50:18, 63:10, 63:15,
63:17, 84:9, 85:13,
86:2, 86:6, 86:17,
88:8, 88:10, 88:13,
148:6
left-turn [7] - 63:10,
63:15, 84:9, 85:13,
86:2, 88:8, 88:10
Legacy [1] - 84:3
legal [3] - 30:5, 31:23,
32:13
Leland [1] - 161:4
less [7] - 64:22, 82:3,
86:22, 87:24,
147:20, 157:10,
157:12
lesser [2] - 36:15,
64:24
letter [6] - 34:22,
36:11, 39:2, 59:11,
133:4, 136:15
lettuce [1] - 116:1
level [19] - 17:16,
17:20, 18:4, 51:10,
55:24, 64:19, 83:4,
84:12, 84:21, 85:12,
85:17, 86:14,
102:19, 106:10,
111:20, 122:21,
138:10, 143:23,
149:13
levels [14] - 47:4,
48:16, 48:17, 48:18,
49:5, 49:6, 49:20,
50:5, 50:15, 51:15,
67:2, 111:14, 112:1,
123:2
licensed [3] - 45:3,
76:5, 76:6
lie [1] - 106:3
lieu [4] - 20:13, 39:12,
40:1, 60:15
life [4] - 116:20,
122:12, 153:3,
153:24
likely [1] - 137:5
likewise [1] - 7:8
limit [7] - 6:16, 105:2,
105:7, 106:11,
111:15, 111:20,
112:4
limits [8] - 50:9, 106:2,
107:16, 110:19,
110:22, 111:7,
111:10, 111:13
line [2] - 12:10, 43:9
linear [1] - 82:3
lines [4] - 65:16,
66:13, 135:13, 136:6
LINES [3] - 4:12, 75:7,
75:10
Lines [2] - 36:24,
75:11
link [1] - 93:7
links [1] - 148:11
LINNANE [2] - 9:2,
158:22
Linnane [3] - 2:5, 9:1,
158:21
Lisle [1] - 3:4
list [2] - 11:1, 148:21
listed [6] - 11:7, 17:3,
57:3, 137:22,
144:16, 158:2
listening [2] - 127:2,
150:20
Listing [1] - 77:6
lit [1] - 116:2
literally [1] - 93:15
live [14] - 69:11, 69:12,
84:3, 93:15, 104:21,
112:12, 113:19,
114:10, 114:19,
115:16, 127:24,
146:9, 146:11,
146:13
lived [2] - 129:19,
146:24
lives [1] - 146:24
livestock [3] - 122:8,
123:8, 125:21
living [6] - 53:4, 81:1,
107:21, 113:21,
146:6, 147:1
LLC [4] - 3:15, 8:7,
13:10, 134:6
load [13] - 29:1,
119:19, 120:1,
120:7, 120:8, 120:9,
120:10, 120:11,
136:18, 152:9,
152:15, 154:12,
155:1
loading [1] - 45:18
loads [3] - 67:7, 87:16,
120:9
local [9] - 56:22, 57:4,
66:9, 102:19, 132:7,
135:18, 145:8,
149:14, 156:16
localized [1] - 39:13
located [2] - 25:1,
39:4
location [5] - 22:19,
24:23, 26:20, 27:22,
102:7
locations [5] - 32:5,
38:10, 44:8, 51:14,
106:1
Loftus [1] - 11:14
log [1] - 54:18
Lombard [1] - 61:10
long-term [2] - 14:22,
124:22
look [29] - 20:11,
20:20, 22:15, 22:23,
32:22, 32:24, 39:8,
39:9, 43:10, 45:22,
50:15, 78:12, 87:3,
94:16, 95:6, 97:14,
103:14, 111:7,
113:12, 114:2,
116:19, 117:2,
117:3, 127:11,
130:21, 137:15,
142:7, 144:8, 152:5
looked [18] - 21:7,
33:5, 33:6, 33:9,
36:1, 37:3, 37:8,
37:17, 38:4, 44:6,
69:14, 78:5, 79:17,
79:21, 80:7, 91:11,
124:11, 130:17
looking [16] - 14:17,
14:20, 22:6, 28:14,
28:23, 33:14, 34:17,
37:18, 37:19, 37:21,
38:18, 38:19, 80:14,
80:18, 130:7, 140:24
looks [4] - 27:12, 37:6,
78:4, 82:12
loop [8] - 152:12,
153:15, 154:21,
155:24, 156:8,
156:12, 156:15,
157:8
lose [1] - 115:21
lost [1] - 35:22
loud [1] - 125:4
louder [1] - 119:12
love [5] - 41:9, 99:12,
99:13, 128:22
lovely [1] - 113:17
lower [4] - 38:20,
68:13, 90:21, 157:11
lowering [1] - 82:10
LTD [2] - 3:2, 3:7
lube [1] - 56:13
M
M-2 [4] - 11:15, 17:22,
18:19, 124:8
ma'am [2] - 141:13,
146:20
Ma'am [1] - 139:16
MacArthur [1] -
112:12
MACEK [4] - 4:21,
126:14, 126:17,
150:17
Macek [7] - 126:10,
126:12, 126:13,
150:2, 150:17,
150:18
mACEK [1] - 126:12
machine [1] - 160:8
main [3] - 33:1, 45:16,
84:11
maintain [1] - 66:21
maintained [1] - 18:15
maintaining [1] -
54:18
maintenance [7] -
48:8, 51:1, 52:12,
56:17, 74:10,
119:17, 120:6
major [9] - 8:8, 13:14,
18:14, 23:18, 30:4,
31:24, 40:18, 42:4,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
12
85:16
majority [1] - 45:2
makeup [1] - 154:10
manage [2] - 56:2
managed [2] - 57:7,
101:2
management [7] -
55:23, 57:6, 57:9,
71:9, 74:10, 92:14,
101:4
mandatory [1] -
134:13
maneuver [1] - 86:12
manner [1] - 23:23
manners [1] - 54:6
manual [1] - 62:5
manufacturers [1] -
137:18
manufacturing [4] -
17:23, 27:17,
124:14, 149:13
map [4] - 9:9, 10:11,
10:21, 50:13
maps [2] - 34:17,
35:10
March [9] - 61:21,
68:2, 68:4, 68:6,
90:5, 91:6, 91:22,
91:24, 93:3
Marge [1] - 2:5
margin [3] - 66:24,
67:10, 100:24
MARK [4] - 4:10, 4:16,
64:8, 104:18
Mark [4] - 35:21, 36:1,
64:12, 138:15
mark [2] - 104:21,
105:9
market [9] - 28:23,
66:3, 68:10, 68:15,
69:9, 69:10, 83:1,
97:6, 98:6
marketability [1] -
81:20
markets [1] - 68:23
Marlys [1] - 2:16
Marquette [1] - 61:5
MARTIN [9] - 4:16,
104:18, 104:21,
105:10, 107:17,
108:14, 108:20,
109:17, 112:6
Martin [1] - 104:21
Maryland [1] - 66:4
Mason [1] - 77:1
mass [1] - 42:18
massive [1] - 27:20
material [4] - 40:17,
55:23, 64:14, 102:5
materials [7] - 29:23,
32:22, 45:6, 56:1,
56:2, 132:8, 148:10
matter [3] - 6:13,
12:17, 17:12
matters [2] - 5:19,
102:16
maximum [5] - 48:16,
68:19, 70:5, 100:24,
107:16
McARTHUR [3] - 4:18,
112:8, 112:11
McCree [8] - 4:15,
102:22, 103:1,
103:19, 103:23,
104:8, 104:17
McMurtry [1] - 105:4
mean [17] - 36:4, 51:8,
70:2, 86:23, 90:14,
90:19, 109:12,
116:4, 120:3,
122:13, 125:22,
126:1, 140:6, 142:5,
142:10, 144:6,
148:24
meaning [4] - 64:23,
65:22, 66:22, 126:1
means [4] - 70:2,
94:10, 157:11, 160:8
meant [2] - 53:17,
153:9
measurable [1] -
76:15
measure [1] - 145:23
measurement [2] -
38:9, 38:18
measurements [1] -
51:11
measures [1] - 81:12
mechanicals [1] -
15:7
media [2] - 40:11,
141:6
median [1] - 88:12
medians [1] - 80:19
medicine [1] - 128:22
meeds [1] - 67:13
meet [11] - 30:12,
31:18, 38:14, 47:9,
50:7, 67:13, 98:6,
100:24, 101:8, 112:4
meeting [6] - 5:7,
93:2, 104:16,
127:15, 132:13,
159:10
megawatt [2] - 97:19,
136:20
megawatts [7] -
68:19, 68:22, 70:3,
136:12, 136:18,
139:1
member [4] - 6:3,
6:18, 14:21, 61:7
MEMBER [3] - 96:1,
131:17, 141:3
members [4] - 5:9,
6:21, 7:3, 51:6
memo [6] - 30:24,
31:2, 36:23, 37:6,
79:10, 148:22
memos [1] - 9:24
Menards [4] - 27:18,
28:4, 91:9, 114:20
Mendez [1] - 2:13
mention [1] - 63:7
mentioned [15] - 10:5,
19:4, 19:19, 57:15,
58:3, 64:4, 75:23,
81:23, 87:19, 88:4,
88:5, 89:5, 92:10,
147:9, 149:7
met [3] - 53:23,
111:13, 149:11
metal [2] - 23:7, 45:8
methodology [2] -
76:3, 76:8
methods [1] - 49:16
Metropolitan [2] -
62:23, 89:7
Michael [1] - 2:7
Michigan [2] - 12:2,
128:5
microbiocide [1] -
157:1
microbiocides [2] -
156:9, 156:13
microorganisms [2] -
156:14, 157:5
microphone [3] -
85:3, 86:4, 121:1
Microsoft [1] - 78:14
middle [3] - 47:14,
86:5, 86:7
Midwest [1] - 37:16
might [9] - 56:10,
61:23, 78:2, 89:12,
120:18, 123:23,
125:12, 138:24,
145:9
MIKE [2] - 4:4, 44:20
Mike [2] - 44:23, 48:2
MILAN [8] - 4:9, 60:23,
61:2, 85:12, 87:17,
89:5, 90:10, 91:24
Milan [2] - 36:14, 61:3
mile [9] - 11:19, 79:18,
80:8, 81:14, 146:14,
146:17, 146:21
miles [12] - 66:13,
78:17, 79:14, 79:20,
80:5, 80:10, 145:16,
145:19, 145:20,
147:10, 147:12,
147:15
Miles [1] - 145:17
million [21] - 19:4,
19:5, 19:6, 19:8,
19:16, 34:2, 34:9,
34:10, 34:12, 66:10,
69:22, 70:13, 71:13,
73:16, 78:19, 79:5,
81:22, 131:7,
134:10, 135:24,
136:2
millions [1] - 129:16
mind [4] - 66:1, 95:14,
101:16, 124:7
mine [2] - 151:12,
151:13
minimal [2] - 48:6,
56:20
minimally [1] - 54:23
minimum [1] - 55:10
minor [10] - 15:21,
15:22, 16:7, 18:2,
20:3, 20:5, 20:8,
22:7, 60:4, 85:15
Minute [1] - 2:16
minute [2] - 20:22,
133:13
minutes [4] - 17:9,
133:15, 133:16,
133:19
misconception [1] -
153:4
miss [2] - 11:13,
133:24
Miss [4] - 150:2,
150:18, 150:24
missed [1] - 144:24
misspoke [1] - 133:19
mitigate [3] - 47:24,
49:13, 69:6
mitigation [3] - 47:1,
47:8, 60:14
mm-hum [1] - 41:15
model [3] - 38:7,
38:11, 47:7
modeled [2] - 47:5,
48:23
modeling [1] - 49:1
moderation [1] - 69:3
modern [1] - 29:4
modifications [2] -
16:2, 16:22
modified [1] - 9:9
Moines [1] - 80:6
moment [1] - 144:22
Monday [2] - 90:16,
90:20
money [4] - 114:9,
117:8, 117:13, 131:9
month [4] - 68:1,
69:15, 82:18, 120:8
monthly [2] - 67:24,
154:11
morning [3] - 62:11,
91:3, 150:19
most [9] - 13:2, 13:3,
19:17, 68:23, 88:7,
90:21, 138:20,
151:10, 151:11
mostly [3] - 46:24,
103:3, 126:18
motion [6] - 7:20, 8:3,
8:10, 8:14, 158:13,
158:18
move [7] - 13:8, 27:9,
42:23, 60:20, 100:2,
130:7, 147:21
move-forward [1] -
100:2
moved [4] - 7:23,
8:11, 128:15, 158:15
movement [4] - 63:21,
85:13, 88:8, 88:15
movements [2] -
63:12, 88:3
moving [3] - 16:23,
20:16, 24:16
MR [114] - 3:7, 9:14,
9:17, 13:23, 35:23,
35:24, 41:4, 41:6,
41:11, 41:13, 41:16,
41:23, 43:13, 44:23,
46:12, 46:17, 47:21,
51:22, 61:2, 64:11,
73:5, 75:10, 82:20,
82:23, 83:15, 84:2,
84:6, 84:7, 84:16,
84:18, 85:2, 85:5,
85:10, 85:12, 87:7,
87:17, 88:23, 89:5,
89:24, 90:3, 90:10,
91:22, 91:24, 92:1,
92:4, 93:9, 94:17,
95:2, 95:11, 96:13,
96:16, 96:18, 96:22,
97:22, 98:1, 98:12,
98:18, 99:18, 99:20,
100:12, 100:18,
103:11, 103:22,
104:6, 104:21,
105:8, 105:10,
105:11, 105:17,
107:17, 107:24,
108:14, 108:20,
108:22, 109:17,
109:18, 112:6,
112:8, 118:12,
118:21, 119:15,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
13
120:3, 121:11,
121:13, 121:14,
121:15, 121:16,
122:5, 122:13,
123:10, 124:6,
133:8, 134:18,
135:19, 136:15,
137:9, 138:12,
146:13, 150:17,
151:22, 152:6,
152:22, 153:2,
154:3, 154:6, 154:9,
155:1, 155:3, 155:7,
155:14, 156:8,
157:23, 158:2, 158:8
MS [98] - 3:3, 3:12,
8:1, 8:4, 8:15, 8:17,
8:19, 8:21, 8:23, 9:1,
9:3, 41:5, 41:19,
43:12, 55:16, 58:14,
83:13, 85:3, 92:5,
92:8, 93:21, 94:3,
94:14, 101:18,
101:21, 103:1,
103:19, 103:23,
104:8, 104:14,
104:17, 105:16,
108:18, 109:19,
110:5, 110:6, 110:7,
110:8, 110:12,
118:8, 118:13,
119:1, 119:5, 119:7,
119:21, 120:5,
120:6, 120:11,
120:13, 120:14,
120:15, 120:20,
120:24, 122:18,
122:20, 123:14,
126:12, 126:17,
131:20, 132:2,
132:5, 133:17,
134:4, 135:2, 136:4,
136:19, 139:5,
139:21, 139:24,
140:3, 141:2,
141:18, 141:24,
142:10, 143:11,
144:14, 145:10,
145:15, 145:17,
145:22, 147:7,
148:3, 148:15,
148:17, 148:19,
149:1, 149:4, 150:7,
150:9, 150:11,
155:18, 158:19,
158:21, 158:23,
159:1, 159:3, 159:5,
159:7
multi [3] - 66:8, 87:13,
97:7
multi-state [1] - 66:8
multi-year [2] - 87:13,
97:7
multiple [2] - 81:23,
137:23
Multiple [1] - 77:6
multiplier [1] - 74:22
multiply [1] - 149:16
Municipal [1] - 9:10
municipalities [1] -
62:7
Musk [1] - 96:7
must [3] - 6:24, 66:21,
102:3
muted [1] - 143:11
N
NAAQS [2] - 52:23,
53:18
naive [1] - 139:4
name [19] - 5:23,
41:23, 46:17, 46:21,
51:22, 52:7, 52:13,
58:14, 61:2, 64:11,
72:20, 84:2, 93:14,
94:4, 109:21, 118:8,
139:17, 140:7,
155:13
named [1] - 131:1
names [1] - 142:2
Naperville [4] - 3:8,
14:1, 146:15, 146:19
national [3] - 52:22,
53:14, 75:17
National [1] - 53:12
natural [1] - 34:14
Natural [2] - 34:24,
35:7
near [6] - 31:14,
143:13, 146:6,
146:11, 146:24,
147:1
nearest [7] - 145:5,
145:8, 145:10,
147:8, 147:11,
147:14
nearly [2] - 103:7,
149:15
necessarily [2] -
135:4, 144:12
necessary [5] - 18:5,
18:12, 27:5, 42:15,
59:21
need [17] - 30:21,
41:17, 42:15, 50:11,
59:19, 63:3, 85:18,
91:3, 102:10, 116:5,
121:7, 126:22,
133:15, 139:22,
140:4, 149:11,
154:23
needed [5] - 16:3,
44:15, 109:4,
153:17, 156:23
needing [1] - 33:19
needs [7] - 10:8, 51:1,
57:6, 57:7, 86:11,
135:3, 153:4
negative [6] - 37:11,
37:24, 77:22, 78:8,
80:22, 122:15
neighbor [3] - 82:1,
113:16, 125:15
neighbors [3] - 24:3,
103:9, 122:11
nerve [1] - 129:12
NESHAP [1] - 54:22
never [2] - 94:1,
153:23
new [17] - 40:10,
40:13, 67:7, 68:22,
69:3, 70:3, 99:21,
103:9, 104:6,
113:11, 126:22,
126:23, 137:17,
137:19, 137:20,
138:8
New [2] - 11:10, 53:11
newspaper [5] -
132:7, 132:10,
140:19, 140:24,
141:2
next [36] - 13:8, 15:19,
19:22, 21:5, 24:12,
29:6, 41:17, 44:12,
44:19, 45:12, 46:7,
48:9, 48:20, 50:6,
50:12, 52:3, 52:20,
58:22, 61:10, 62:1,
63:4, 65:17, 67:15,
70:7, 70:23, 72:16,
73:17, 78:9, 81:1,
81:2, 102:21,
115:15, 115:16,
127:11, 128:10,
153:9
nice [3] - 25:10, 78:23,
117:22
night [4] - 67:5, 116:3,
136:21, 139:10
nighttime [5] - 49:22,
50:19, 111:21,
119:12, 119:19
nine [5] - 14:14, 15:4,
19:11, 46:24, 128:1
NOBLE [42] - 8:1,
41:5, 41:19, 43:12,
83:13, 85:3, 92:5,
92:8, 101:18,
101:21, 104:14,
105:16, 108:18,
109:19, 110:6,
110:8, 119:5,
120:24, 122:18,
131:20, 132:2,
132:5, 133:17,
139:21, 139:24,
140:3, 141:2,
141:18, 145:10,
145:15, 145:17,
145:22, 147:7,
148:3, 148:15,
148:17, 148:19,
149:1, 149:4, 150:7,
150:9, 155:18
Noble [1] - 2:11
nobody [5] - 87:5,
113:10, 113:22,
117:15, 146:24
noise [53] - 38:2, 47:4,
47:10, 48:14, 48:15,
48:17, 48:24, 49:2,
49:5, 49:6, 49:13,
49:24, 50:5, 50:9,
50:14, 51:10, 51:14,
82:2, 82:13, 104:23,
104:24, 105:19,
106:10, 106:19,
107:5, 107:13,
107:16, 107:19,
108:16, 108:24,
109:1, 109:14,
109:19, 112:1,
112:16, 113:23,
114:15, 117:16,
117:19, 121:8,
122:16, 128:10,
128:13, 128:14,
142:22, 142:24,
143:16, 143:17,
149:10, 149:13,
149:15
noises [4] - 38:21,
113:1, 125:4, 128:16
nominal [1] - 81:3
nominally [1] - 28:8
non [2] - 39:6, 57:11
non-generator [1] -
57:11
non-jurisdictional [1]
- 39:6
nonsense [1] - 129:22
normally [2] - 87:22,
90:15
north [7] - 26:19,
27:15, 27:20, 42:11,
61:17, 80:9, 85:24
north-south [1] -
27:15
northbound [3] -
63:18, 63:19, 88:15
northern [7] - 37:8,
66:2, 70:22, 77:1,
77:3, 78:4, 100:19
northwest [2] - 43:14,
44:17
notably [1] - 18:14
note [1] - 22:8
noted [3] - 60:2,
60:13, 79:7
notes [3] - 21:11,
29:9, 118:14
nothing [6] - 34:20,
35:1, 35:14, 123:19,
131:2, 157:17
notice [1] - 11:5
noticed [3] - 9:23,
10:24, 130:23
notification [1] - 132:3
notifications [2] -
132:24, 140:20
NRI [1] - 34:20
NSPS [2] - 54:12,
54:22
nuclear [1] - 99:17
number [8] - 7:21,
15:16, 34:4, 56:21,
62:2, 101:1, 105:14,
149:18
numbers [13] - 43:3,
43:17, 43:21, 50:7,
51:7, 68:18, 70:16,
70:19, 128:21,
128:22, 144:21,
153:7
nuts [1] - 113:9
O
Oak [1] - 42:1
objection [1] - 135:15
obligation [2] - 72:1,
132:6
observing [1] - 119:10
obviously [16] - 20:24,
24:15, 27:11, 27:22,
38:20, 57:21, 75:2,
76:5, 77:2, 77:24,
78:12, 83:5, 83:8,
137:17, 142:9, 143:2
occupancy [1] - 102:9
occupant [2] - 154:12,
155:1
occupying [1] - 152:9
occur [2] - 61:24,
74:12
occurred [1] - 37:22
octave [3] - 38:17,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
14
38:19, 50:10
October [2] - 11:21,
90:7
OF [3] - 1:6, 160:1,
160:2
off-site [1] - 60:16
offers [1] - 81:23
office [5] - 28:17,
29:4, 42:3, 152:9,
155:9
offset [3] - 39:13,
39:20, 125:12
often [3] - 56:21,
87:13, 96:17
Ohio [3] - 79:13, 99:10
oil [2] - 56:13, 117:23
old [1] - 30:10
Omaha [1] - 78:17
on-site [3] - 56:8,
74:8, 92:16
once [11] - 5:16, 7:11,
27:7, 61:24, 63:1,
83:17, 120:10,
120:12, 129:1,
152:15, 153:8
One [1] - 91:15
one [98] - 5:22, 8:1,
8:6, 11:4, 11:5,
11:10, 11:24, 12:3,
18:22, 19:3, 22:8,
24:10, 27:1, 29:8,
29:16, 29:22, 30:22,
32:18, 35:20, 39:11,
43:2, 43:4, 43:5,
43:12, 43:13, 46:8,
48:9, 48:10, 50:12,
59:16, 60:4, 60:14,
63:9, 66:1, 70:20,
71:20, 73:3, 74:24,
75:22, 76:8, 76:23,
78:14, 78:16, 79:20,
80:1, 80:8, 86:12,
86:22, 86:24, 87:2,
87:3, 88:22, 90:5,
90:6, 91:2, 92:7,
94:7, 94:8, 95:19,
96:19, 97:19, 99:9,
101:21, 103:14,
109:23, 111:6,
116:21, 119:23,
120:4, 121:14,
124:3, 125:1, 125:3,
125:5, 127:1, 127:2,
130:3, 130:18,
130:19, 131:13,
135:24, 144:12,
144:23, 146:21,
146:24, 147:11,
147:15, 147:23,
147:24, 149:16,
151:10, 151:19,
155:18, 155:23,
156:16
one-story [2] - 24:10,
29:16
one-year [1] - 59:16
ones [3] - 77:9,
140:18, 151:10
ongoing [1] - 72:6
online [3] - 69:3,
109:20, 145:22
open [3] - 7:20, 20:21,
23:15
opened [2] - 79:1,
79:5
operate [5] - 14:14,
14:22, 52:16, 52:19,
84:11
operates [5] - 66:19,
66:20, 69:10, 71:22,
101:4
operating [5] - 50:20,
52:10, 65:16,
121:24, 122:2
operation [3] - 56:12,
66:11, 101:23
operational [1] - 87:8
operations [8] - 56:3,
69:21, 87:14, 88:2,
95:4, 121:20,
121:21, 153:21
operator [2] - 14:11,
14:19
opinion [1] - 98:3
opportunities [1] -
104:10
opportunity [1] -
104:15
opposition [2] - 7:19,
83:20
ops [1] - 58:9
order [3] - 7:16, 26:2,
62:17
orderly [1] - 6:10
ordinance [8] - 47:10,
48:19, 49:19, 59:15,
60:10, 121:10,
122:4, 123:2
Ordinance [1] - 104:1
ordinances [9] - 39:9,
40:3, 123:18,
123:20, 123:21,
124:2, 143:16,
143:18, 149:10
organize [1] - 64:15
orientation [3] - 21:3,
27:14, 44:4
oriented [1] - 23:19
original [3] - 19:15,
21:16, 160:22
originally [5] - 19:10,
19:12, 23:14, 26:15,
32:10
ornamental [1] - 25:4
ORR [1] - 3:3
otherwise [1] - 12:11
OTTOSEN [1] - 3:2
ourselves [1] - 142:17
outage [3] - 52:9,
121:6, 123:5
outbound [2] - 63:9,
63:12
outcome [1] - 160:20
outer [1] - 57:23
outlined [1] - 10:19
outside [9] - 23:3,
23:15, 24:6, 43:20,
43:22, 107:19,
142:2, 154:17,
154:19
overall [5] - 22:20,
24:10, 81:20, 98:5,
111:20
overlay [2] - 19:24,
33:6
overstory [1] - 25:6
overview [4] - 17:17,
17:20, 47:2, 83:4
own [8] - 14:14, 14:15,
37:15, 76:13,
104:23, 105:6,
136:11, 136:23
owner [1] - 14:19
owner-operator [1] -
14:19
owners [1] - 77:18
owns [1] - 138:20
P
p.m [6] - 1:22, 5:3,
61:22, 91:5, 159:14
package [1] - 32:18
packet [3] - 11:1,
82:18, 132:8
pad [2] - 26:8, 42:19
page [4] - 50:6,
105:13, 109:12,
127:16
PAGE [1] - 4:1
Pages [1] - 160:7
paid [6] - 68:4, 68:5,
70:17, 74:15, 118:9,
134:14
pair [1] - 24:8
panel [1] - 45:8
paper [3] - 78:3, 78:6,
112:21
parallel [1] - 65:16
paraphrasing [1] -
136:7
pare [1] - 140:17
park [1] - 149:21
Park [2] - 46:19, 94:8
parking [1] - 18:9
Parkway [2] - 61:17,
91:7
part [15] - 11:6, 22:21,
66:2, 81:21, 86:6,
90:21, 92:13, 92:20,
102:16, 104:12,
109:10, 118:19,
119:3, 130:12, 137:6
particular [4] - 53:7,
77:21, 79:7, 82:15
particularly [1] - 50:8
parties [1] - 160:19
partner [1] - 75:16
party [6] - 33:14,
127:5, 148:2,
148:13, 148:21,
156:18
pass [1] - 95:10
passed [1] - 129:7
past [6] - 9:19, 11:6,
68:1, 68:11, 72:12,
74:22
path [1] - 79:15
Path [1] - 3:12
pathways [1] - 92:17
patterns [2] - 25:8,
62:15
pay [11] - 39:11, 40:1,
68:8, 69:22, 70:13,
70:14, 71:15, 114:8,
117:6, 117:9, 134:10
paying [2] - 69:15,
77:18
payment [1] - 71:12
payments [3] -
134:20, 134:21,
134:22
pays [3] - 69:19,
69:20, 71:6
peak [3] - 61:24,
62:10, 84:20
peer [4] - 37:7, 78:6,
142:17, 148:24
peer-reviewed [1] -
37:7
pending [1] - 60:5
Pennsylvania [1] -
66:4
people [32] - 17:11,
24:4, 64:17, 64:23,
71:7, 76:9, 90:17,
95:3, 101:13,
113:12, 113:17,
113:20, 114:4,
115:3, 115:4, 115:9,
115:11, 115:12,
115:21, 117:22,
124:1, 126:2, 126:6,
127:10, 127:23,
128:7, 129:4, 130:7,
133:11, 140:21,
141:11
per [17] - 50:23, 52:20,
71:14, 73:12, 74:2,
74:19, 80:18, 81:4,
120:16, 120:17,
144:5, 152:7,
152:14, 152:16
per-square-foot [1] -
81:4
percent [17] - 16:7,
21:13, 21:22, 68:4,
73:8, 73:9, 80:22,
95:17, 95:23, 97:12,
103:6, 103:7, 120:9,
127:13, 127:21,
156:22
percentage [1] - 122:1
percentile [1] - 86:18
perceptible [1] - 82:2
perfect [1] - 69:11
Perfect [1] - 141:5
perfectly [1] - 127:8
perform [2] - 109:7,
109:16
performance [1] -
55:4
Performance [1] -
53:11
performing [1] - 75:22
perimeter [8] - 18:10,
23:1, 23:3, 23:8,
23:10, 25:10, 25:15,
33:11
period [3] - 7:13,
87:10, 91:3
periodic [1] - 54:14
periods [1] - 52:11
permit [6] - 16:15,
54:19, 59:10, 92:20,
102:3, 102:10
permits [2] - 53:21,
54:5
permitted [1] - 19:15
permittee [2] - 54:4,
54:6
permitting [2] - 52:2,
58:21
person [3] - 98:24,
102:21, 127:10
personal [2] - 6:13,
160:11
personally [2] -
138:19, 146:13
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
15
persons [2] - 5:12,
5:21
perspective [4] - 12:8,
12:9, 56:19, 123:15
pertains [1] - 58:21
Petition [1] - 7:21
petition [2] - 12:20,
30:4
petitioner [12] - 5:14,
6:2, 7:8, 9:7, 13:11,
13:18, 92:10,
132:15, 132:19,
132:22, 133:5,
157:20
petitioner's [1] - 7:17
petitioners [3] - 7:5,
148:20, 148:21
petitions [1] - 158:12
pets [1] - 125:21
phase [6] - 26:6, 27:1,
42:17, 79:2, 79:4,
103:16
Phase [10] - 26:16,
26:18, 27:7, 27:8,
27:9, 35:12, 35:13,
42:21, 42:22
phases [3] - 25:23,
26:5, 88:22
phasing [4] - 25:18,
25:24, 33:4, 42:12
PhDs [1] - 77:1
phone [1] - 120:5
pick [1] - 127:16
picture [4] - 44:24,
48:1, 49:16, 79:21
pictures [3] - 47:11,
47:12, 49:8
pieces [1] - 144:24
piggyback [1] -
127:20
pink [1] - 26:5
Pinnacle [2] - 41:19,
41:24
pipeline [2] - 36:10,
99:24
pipes [2] - 156:11
PJM [24] - 36:8, 66:3,
66:6, 66:18, 67:11,
68:10, 68:17, 69:4,
69:11, 71:24, 96:1,
97:5, 97:6, 98:4,
98:7, 98:20, 100:21,
100:22, 101:4,
136:23, 137:24,
138:2, 138:7
place [5] - 107:11,
109:9, 124:13,
160:15
places [2] - 50:4,
128:10
Plainfield [1] - 3:13
Plan [11] - 7:22, 9:9,
9:18, 10:1, 10:20,
12:21, 18:1, 18:2,
30:14, 31:21, 124:10
plan [61] - 6:1, 8:9,
13:15, 14:23, 15:1,
15:4, 15:10, 15:11,
15:13, 15:23, 16:2,
18:7, 18:24, 19:2,
19:5, 19:7, 19:17,
19:24, 20:4, 20:9,
20:11, 21:16, 21:20,
22:4, 22:6, 22:9,
22:10, 22:23, 22:24,
24:13, 25:18, 25:24,
32:2, 32:3, 32:4,
33:4, 33:7, 33:9,
38:7, 40:2, 40:19,
42:6, 42:8, 42:12,
43:7, 44:12, 47:17,
47:23, 92:14, 97:8,
101:15, 101:23,
101:24, 102:11,
103:14, 116:20,
116:23, 119:3,
119:4, 119:6
Plan's [3] - 9:21, 10:6,
10:10
planned [4] - 13:14,
30:5, 108:16, 112:5
Planner [3] - 2:13,
2:14, 2:15
planning [6] - 10:14,
55:1, 57:4, 57:5,
100:22, 120:17
Planning [27] - 5:6,
13:22, 41:22, 44:22,
46:16, 51:21, 55:15,
58:13, 61:1, 62:24,
64:10, 72:19, 75:9,
84:1, 89:8, 93:13,
102:24, 104:20,
110:11, 112:10,
118:7, 121:4,
126:15, 134:3,
140:11, 151:7, 152:2
PLANNING [1] - 1:10
Plano [7] - 112:13,
114:13, 124:12,
124:19, 131:4,
147:11, 147:14
plans [14] - 16:21,
17:4, 17:9, 19:15,
30:15, 30:19, 31:4,
32:7, 32:8, 44:3,
44:6, 45:23, 58:5,
158:3
plant [5] - 69:22,
99:17, 116:1, 151:21
plants [13] - 66:7,
66:16, 66:17, 66:18,
67:9, 68:11, 100:20,
101:1, 138:20,
138:21, 138:23,
138:24
plat [4] - 32:9, 32:10,
32:11, 32:12
plenty [1] - 141:11
plus [3] - 100:24,
113:22, 117:20
pocket [2] - 86:3, 86:5
podium [2] - 5:24,
6:23
point [10] - 28:22,
46:3, 48:5, 59:12,
67:23, 74:7, 92:16,
127:12, 135:24,
139:7
Pointe [1] - 1:17
points [5] - 6:14,
45:20, 50:16,
109:13, 128:17
police [3] - 92:19,
102:9, 114:24
policy [3] - 71:2,
138:17, 138:22
polish [1] - 130:17
Pollutants [1] - 53:13
pollution [1] - 117:16
Pollution [4] - 38:12,
38:16, 54:2, 106:8
ponds [4] - 27:2,
42:11, 128:1, 128:2
pool [2] - 157:3, 157:4
poop [1] - 157:6
pop [1] - 35:10
portion [3] - 23:2,
45:16, 153:19
pose [1] - 64:18
positive [3] - 40:21,
80:21, 134:23
Poss [2] - 118:8,
134:6
POSS [11] - 4:19,
118:5, 118:8,
118:13, 119:1,
119:7, 119:21,
120:5, 120:11,
120:14, 120:20
possibility [1] - 14:18
post [1] - 127:18
potential [3] - 37:3,
38:8, 149:15
potentially [2] - 135:7,
144:10
Power [5] - 35:23,
35:24, 118:10,
134:9, 136:22
power [54] - 36:3,
36:7, 36:11, 52:8,
56:15, 65:20, 65:23,
66:7, 66:12, 66:16,
66:17, 66:18, 67:8,
67:19, 68:11, 95:15,
96:9, 96:12, 97:17,
97:20, 97:21, 98:5,
98:20, 99:4, 99:11,
99:14, 99:17, 99:19,
100:1, 100:6,
100:11, 100:15,
100:16, 100:18,
100:19, 100:20,
101:1, 101:3, 121:6,
123:5, 128:18,
128:20, 136:7,
136:9, 138:6,
138:18, 138:20,
138:21, 138:23,
138:24, 139:3
practical [1] - 67:16
practicing [1] - 75:13
Prairie [1] - 1:17
pre [2] - 71:15, 71:16
pre-apprenticeship
[2] - 71:15, 71:16
precast [4] - 33:1,
45:7, 45:17, 87:14
precisely [1] - 119:15
predicted [1] - 123:2
preliminary [6] - 8:9,
13:15, 32:1, 32:3,
44:2
premium [1] - 77:18
preparation [1] -
17:13
prepared [3] - 13:19,
36:13, 36:24
PRESENT [2] - 2:1,
2:10
present [4] - 12:16,
13:18, 83:19, 148:8
presentation [6] -
7:18, 9:13, 13:19,
15:3, 93:4, 157:24
presented [2] - 93:2,
146:4
presenting [1] -
146:18
preservation [1] - 35:5
preserve [1] - 129:13
Preserve [2] - 3:14,
134:5
pretty [12] - 13:5,
29:13, 31:23, 42:5,
55:5, 75:14, 78:24,
87:15, 119:22,
130:6, 130:21,
149:18
prevent [2] - 57:22,
67:8
prevention [5] - 55:24,
57:1, 57:14, 58:4,
58:7
prevents [1] - 156:10
previous [5] - 11:7,
12:21, 58:2, 91:11,
111:7
previously [1] - 50:1
Price [1] - 81:11
price [2] - 68:4, 68:5
prices [20] - 67:19,
67:21, 67:22, 67:24,
68:8, 68:14, 69:4,
69:6, 77:11, 80:18,
81:19, 136:23,
137:1, 137:14,
137:21, 138:4,
138:5, 138:10, 139:3
pricing [1] - 36:4
primaries [1] - 73:1
primarily [3] - 16:2,
143:19, 152:8
primary [2] - 137:2,
137:11
principal [3] - 42:3,
61:3, 72:21
private [1] - 18:22
problem [3] - 65:9,
72:2, 145:24
problematic [1] -
88:20
problems [1] - 131:11
procedure [2] - 51:12,
120:7
procedures [2] - 58:8,
102:4
proceed [2] - 47:23,
136:5
proceedings [3] - 5:2,
159:12, 160:13
process [7] - 11:12,
17:21, 25:3, 32:15,
36:17, 75:2, 75:3
processes [1] - 85:15
produce [2] - 49:13,
49:14
produced [1] - 47:24
producers [1] - 101:3
productive [1] - 6:10
products [1] - 70:15
profession [1] - 98:24
professional [1] -
58:16
professionals [2] -
75:19, 83:1
professor [1] - 35:11
program [1] - 135:5
programs [3] - 57:13,
70:10, 134:16
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
16
project [27] - 10:3,
10:4, 12:2, 16:20,
16:24, 39:21, 40:1,
44:4, 48:13, 48:17,
59:22, 62:18, 88:24,
90:9, 100:5, 132:13,
134:9, 134:14,
134:23, 135:12,
135:21, 135:23,
136:2, 137:4,
144:15, 148:8,
152:18
Project [10] - 11:17,
89:2, 100:6, 118:16,
119:4, 119:5,
122:22, 122:23,
127:6
projected [5] - 47:4,
49:3, 49:5, 108:5,
109:9
projections [2] -
62:23, 109:2
projects [12] - 11:17,
50:14, 51:13, 74:23,
84:8, 100:9, 100:13,
104:24, 122:24,
134:9, 148:8
promulgated [1] -
54:2
proper [1] - 135:17
properties [1] - 123:17
property [36] - 14:3,
15:19, 17:22, 23:2,
23:8, 23:10, 23:11,
27:10, 27:21, 28:5,
34:1, 34:8, 34:10,
34:19, 35:15, 36:9,
36:23, 37:4, 39:4,
39:19, 39:20, 43:9,
73:6, 73:9, 73:11,
73:21, 77:18, 81:4,
81:22, 108:10,
111:2, 124:8,
124:19, 129:19,
132:20, 133:1
proposal [1] - 152:18
propose [1] - 115:15
proposed [13] - 5:10,
10:3, 36:22, 52:5,
64:1, 68:22, 73:21,
78:20, 82:10,
146:21, 147:2,
151:21
proposes [1] - 59:22
proposing [2] - 9:8,
146:15
protect [2] - 39:8,
52:24
Protection [1] - 102:2
protection [1] -
107:19
protects [1] - 60:11
protocol [1] - 94:18
prove [3] - 53:2,
54:10, 117:23
provide [12] - 17:16,
17:19, 52:7, 63:9,
63:14, 92:14, 93:7,
95:7, 102:10, 109:1,
109:15, 109:16
provided [8] - 31:1,
47:3, 49:12, 51:13,
60:8, 64:16, 91:17,
122:22
provides [1] - 9:24
providing [1] - 45:13
provision [2] - 86:2,
135:20
provisions [1] - 53:16
proximate [2] - 37:22,
39:19
proximity [1] - 37:9
Pruitt [3] - 35:21,
64:12, 84:4
PRUITT [14] - 4:10,
35:23, 64:8, 64:11,
84:6, 96:13, 96:16,
96:18, 96:22, 97:22,
98:1, 98:12, 100:18,
137:9
PUBLIC [1] - 1:11
Public [1] - 12:7
public [39] - 5:2, 5:5,
5:9, 5:12, 5:16, 6:2,
6:3, 6:18, 7:4, 7:9,
7:10, 7:11, 7:12,
7:20, 9:6, 13:9,
17:21, 83:7, 95:22,
98:16, 98:19,
101:14, 102:14,
104:9, 104:15,
132:3, 132:6,
132:20, 132:21,
133:5, 136:12,
148:7, 157:21,
158:11, 158:14,
159:10, 159:13,
160:6, 160:14
publish [4] - 132:6,
132:8, 132:11,
132:14
published [3] - 82:6,
132:9, 132:18
publishing [1] -
140:22
PUD [8] - 8:8, 8:9,
13:15, 18:6, 18:11,
20:9, 32:1, 32:3
pulled [1] - 16:15
pulling [2] - 32:11,
138:18
pump [1] - 70:18
pumps [2] - 70:22,
134:11
purchase [2] - 69:18,
99:17
purchases [1] - 69:23
purple [1] - 22:9
purpose [3] - 5:8,
52:14, 153:12
purposes [1] - 99:22
pursuant [1] - 9:9
pushed [1] - 20:14
put [18] - 27:3, 27:4,
29:12, 30:6, 77:2,
77:14, 107:10,
114:7, 115:5, 115:7,
117:8, 117:18,
129:12, 132:19,
132:23, 148:9, 157:4
putting [4] - 59:17,
114:9, 115:24,
157:11
PZC [4] - 7:21, 8:7,
9:6, 13:10
Q
qeued [1] - 86:16
Quad [5] - 53:11,
53:13, 54:12, 54:22
qualifications [1] -
142:15
qualified [1] - 156:19
quality [4] - 52:23,
53:3, 53:14, 116:20
quarries [1] - 76:1
questions [32] - 5:14,
7:4, 7:5, 7:9, 12:12,
13:1, 13:2, 30:20,
31:5, 40:24, 41:1,
64:17, 64:20, 83:8,
84:8, 85:7, 103:3,
109:21, 112:15,
126:18, 127:3,
127:19, 134:7,
140:12, 140:16,
146:1, 151:7, 151:8,
151:15, 151:23,
155:16, 157:17
queue [1] - 86:18
queues [1] - 86:15
Queues [1] - 86:16
quick [2] - 15:23, 47:2
quickly [2] - 11:3,
29:22
quiet [2] - 125:7,
128:15
quite [3] - 58:20,
65:19, 145:1
quote [1] - 136:5
R
R-1 [1] - 12:6
R1 [2] - 49:3, 106:2
R10 [1] - 49:4
R3 [2] - 106:10, 107:3
R5 [1] - 106:2
race [1] - 113:18
racehorses [1] -
112:24
railway [1] - 125:2
Raimondi [1] - 58:15
RAIMONDI [2] - 4:8,
58:11
rain [1] - 128:2
Raintree [1] - 128:1
raise [6] - 6:3, 95:17,
95:23, 96:5, 96:23,
137:5
raised [3] - 31:2,
97:23, 155:20
ran [3] - 37:20, 45:5,
70:16
random [1] - 140:18
range [5] - 43:24,
73:13, 80:21,
120:16, 143:12
rant [1] - 140:17
rare [2] - 50:24
rarely [1] - 153:22
rate [5] - 69:19, 69:20,
97:3, 97:4, 97:5
rates [8] - 70:11,
70:12, 81:7, 81:10,
81:15, 96:24, 97:7
rather [3] - 42:20,
84:23, 134:15
ratio [1] - 86:22
rational [1] - 64:17
re [3] - 21:2, 21:3,
23:19
re-delineation [1] -
21:2
re-orientation [1] -
21:3
re-oriented [1] - 23:19
REA [2] - 69:16, 69:17
read [1] - 73:1
readiness [1] - 52:12
reading [2] - 82:19,
111:11
ready [2] - 9:12,
114:23
real [6] - 29:22, 67:16,
75:11, 75:18, 91:17,
132:11
really [20] - 15:22,
20:2, 21:24, 22:1,
23:9, 23:22, 24:7,
29:13, 29:23, 32:19,
36:15, 51:7, 56:16,
70:2, 82:11, 94:5,
100:3, 116:16,
127:7, 129:18
realtors [1] - 130:8
reason [3] - 87:5,
97:16, 99:3
rebates [1] - 70:14
receive [4] - 32:7,
73:20, 98:9, 132:18
received [6] - 62:22,
81:23, 82:18, 100:1,
109:5, 133:4
receivers [3] - 49:3,
49:19, 105:6
receiving [3] - 7:16,
11:24, 135:7
recent [3] - 12:4,
19:17, 137:11
recently [3] - 23:6,
109:5
Recess [2] - 133:17,
133:18
recess [1] - 133:20
recharge [1] - 153:20
recognize [1] - 149:10
recommend [2] -
143:22, 143:23
recommendation [1] -
5:18
recommendations [1]
- 143:21
recommended [1] -
65:3
reconfigured [1] -
16:11
reconstructed [2] -
118:17, 118:18
record [8] - 6:24, 17:6,
32:13, 91:23, 135:3,
150:6, 157:21,
160:12
recorded [1] - 83:12
recordkeeping [1] -
54:8
records [1] - 54:17
recycling [1] - 57:13
red [6] - 16:6, 20:5,
23:1, 33:7, 78:23,
84:14
red-hatching [1] -
23:1
redirect [1] - 6:17
reduced [4] - 16:6,
19:5, 46:2, 160:9
reducing [2] - 29:14,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
17
36:16
reduction [6] - 19:3,
19:8, 19:17, 19:18,
21:17, 124:4
redundancies [1] -
121:24
refer [1] - 149:17
reference [1] - 15:2
referenced [2] - 54:22,
154:13
referencing [1] -
135:20
referred [1] - 13:16
referring [2] - 105:12,
105:17
refrigerant [2] - 56:13,
57:6
regarding [3] - 5:10,
5:14, 158:12
regards [1] - 147:8
region [2] - 66:8,
135:1
regional [1] - 27:20
regular [3] - 52:12,
58:7, 90:13
regularly [1] - 153:5
regulated [4] - 56:21,
57:10, 58:3, 156:19
regulation [1] - 133:1
regulations [6] - 53:9,
57:8, 92:11, 123:11,
123:14, 143:24
Regulatory [2] -
66:20, 101:6
regulatory [4] - 56:19,
58:21, 64:13, 96:23
reiterate [1] - 40:9
relate [5] - 23:11,
23:24, 24:11, 38:23,
39:3
related [5] - 11:23,
57:9, 93:21, 94:15,
122:15
relates [3] - 25:24,
30:10, 121:19
relative [3] - 68:9,
160:16, 160:17
relatively [1] - 80:11
relevant [1] - 7:5
reliability [9] - 36:3,
64:22, 64:24, 66:15,
66:21, 67:2, 67:8,
71:24, 72:3
reliably [1] - 98:8
remain [1] - 6:22
remainder [2] - 65:6,
65:14
remains [2] - 25:20,
156:22
remarks [1] - 6:17
remember [2] - 30:16,
81:8
remove [1] - 63:20
removed [1] - 37:10
rendered [1] - 142:8
renderings [3] -
32:17, 32:20, 33:1
renewable [4] - 69:18,
69:23, 70:6, 71:8
repair [1] - 153:20
repairs [1] - 153:16
repeat [1] - 6:4
repeatedly [1] - 6:18
repeating [1] - 6:14
repetitive [1] - 6:16
rephrase [1] - 96:3
report [10] - 21:8,
31:17, 34:15, 34:20,
36:5, 39:16, 59:1,
59:8, 135:20
reported [2] - 3:23,
160:7
reporter [1] - 6:24
Reporter [1] - 160:4
REPORTER [2] -
133:12, 155:12
reporting [4] - 54:13,
57:2, 57:3, 136:12
reports [6] - 17:4,
17:9, 132:17,
148:10, 148:11,
158:3
represent [4] - 5:23,
41:3, 137:19, 138:19
representative [8] -
47:12, 47:16, 49:2,
49:10, 50:22, 51:14,
78:15, 112:1
represents [2] - 26:5,
48:24
reproduced [1] -
161:1
request [5] - 5:13,
5:15, 7:19, 59:16,
83:20
requested [4] - 50:3,
59:10, 109:14,
109:15
requesting [1] - 104:2
requests [1] - 5:10
require [3] - 54:23,
58:6, 91:21
required [22] - 10:8,
10:17, 10:22, 18:18,
38:9, 48:15, 50:8,
50:23, 51:2, 55:8,
57:2, 59:10, 62:18,
91:2, 92:13, 102:9,
106:1, 106:7, 108:6,
118:24, 132:22,
132:23
requirement [3] -
107:4, 108:4, 133:2
requirements [25] -
38:13, 38:14, 47:9,
48:14, 48:18, 49:18,
49:21, 49:22, 50:8,
50:19, 51:4, 54:10,
54:21, 55:10, 61:13,
89:9, 101:9, 106:8,
106:13, 106:14,
106:17, 107:2,
107:10, 107:12,
108:2
requires [6] - 52:21,
53:5, 57:3, 58:5,
62:21, 105:21
requiring [1] - 111:13
research [3] - 53:2,
55:20, 99:1
reserve [4] - 63:23,
66:24, 67:10, 100:24
residence [7] -
106:12, 107:6,
108:10, 108:12,
111:2, 111:3
residences [7] -
18:23, 20:15, 106:3,
106:23, 107:1,
107:13, 143:24
resident [1] - 112:13
residential [14] - 24:3,
33:5, 42:24, 43:1,
70:17, 70:22, 105:1,
111:3, 122:9,
123:16, 124:17,
125:20, 126:2,
128:12
residents [3] - 33:20,
104:10, 135:6
residents' [1] - 137:5
resource [1] - 34:14
resources [3] - 99:11,
99:14, 144:7
Resources [2] - 35:1,
35:7
respect [5] - 36:4,
40:4, 98:2, 98:23,
100:2
respond [7] - 7:8,
110:1, 131:21,
131:23, 131:24,
132:3, 138:10
response [15] - 12:18,
12:23, 30:14, 31:22,
64:19, 68:15,
101:18, 101:20,
126:8, 135:21,
147:7, 151:5,
155:17, 157:18,
158:3
responses [4] - 31:1,
38:3, 83:12, 157:20
responsibility [1] -
161:1
responsible [2] -
17:13, 100:22
rest [1] - 65:7
Restore [1] - 11:4
restriction [1] - 38:17
restriping [1] - 63:15
result [3] - 31:8,
126:4, 138:22
resulted [1] - 138:17
results [3] - 49:16,
63:6, 105:18
resumed [1] - 133:21
resuming [1] - 133:23
retained [1] - 50:2
retire [1] - 68:12
retiring [1] - 67:9
revenue [4] - 70:19,
70:21, 73:21, 74:1
revenues [1] - 73:8
review [9] - 6:9, 11:19,
30:18, 54:17, 64:19,
74:22, 92:9, 103:20,
148:24
reviewed [4] - 37:7,
78:6, 92:18, 103:17
reviewers [1] - 142:17
reviews [1] - 9:19
revised [3] - 19:21,
21:20, 39:16
rezone [1] - 14:17
rezoning [4] - 9:20,
10:7, 10:17, 11:15
Rich [1] - 2:2
Rider [4] - 69:16, 70:8,
71:5, 71:11
riders [1] - 134:11
ridiculous [1] - 127:18
right-turn [2] - 63:20,
88:15
RIMS [1] - 74:22
risk [1] - 103:9
road [6] - 16:16,
27:15, 28:3, 85:15,
85:16, 115:4
Road [43] - 3:3, 12:3,
16:10, 16:11, 18:20,
18:23, 20:13, 20:14,
20:16, 24:1, 24:4,
24:5, 24:18, 24:21,
26:22, 27:16, 27:18,
42:1, 61:16, 61:17,
61:19, 63:8, 89:4,
91:8, 91:9, 91:10,
91:12, 91:13,
112:12, 114:18,
118:15, 118:17,
118:19, 118:20,
118:22, 118:24,
119:1
Roads [1] - 42:10
roadway [3] - 24:24,
62:14, 63:23
roadways [4] - 18:9,
27:3, 33:11, 36:20
roll [3] - 8:2, 8:13,
158:17
roof [1] - 113:10
rooftop [4] - 15:7,
19:22, 45:12, 47:13
room [3] - 120:18,
126:6, 153:17
ROSANOVA [1] - 3:7
Rosanova [1] - 13:24
roughly [4] - 39:5,
134:10, 137:1,
152:15
roundabout [1] -
119:2
Route [1] - 12:2
ruin [3] - 112:22,
112:23, 122:11
rule [1] - 58:4
rules [8] - 6:8, 6:10,
56:22, 56:24, 57:1,
57:9, 58:4, 104:5
ruling [1] - 60:8
run [14] - 41:7, 48:6,
64:18, 70:18, 75:17,
103:8, 114:4, 114:5,
120:18, 128:2,
128:7, 153:9,
153:13, 154:8
run-off [4] - 103:8,
128:2, 128:7, 154:8
running [4] - 29:21,
119:16, 123:1,
144:10
rural [1] - 108:3
Russ [7] - 13:23, 42:5,
45:21, 47:5, 48:22,
63:7, 73:2
RUSS [2] - 4:2, 13:20
Russell [5] - 75:23,
133:24, 134:5,
150:3, 150:24
RUSSELL [10] - 3:7,
3:11, 3:12, 4:22,
134:1, 134:4, 135:2,
136:4, 136:19, 139:5
rusting [1] - 156:10
Rutledge [1] - 51:23
RUTLEDGE [3] - 4:6,
51:19, 51:22
Ryan [1] - 2:4
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
18
S
Sackett [1] - 60:7
safe [1] - 56:23
safety [1] - 102:14
salad [1] - 96:19
sale [3] - 80:15, 81:19
sales [6] - 37:12,
37:21, 77:7, 77:8,
79:22, 80:14
salon [1] - 74:16
Sara [1] - 2:13
sat [1] - 115:14
save [1] - 129:13
saving [2] - 95:18,
96:4
saw [3] - 32:18, 107:3,
125:3
scale [4] - 20:8, 56:11,
90:9, 134:21
schedule [1] - 27:6
scheduled [2] - 5:6,
26:15
school [11] - 84:12,
129:24, 131:1,
131:2, 131:5, 145:5,
145:10, 147:8,
147:9, 147:11,
147:14
School [1] - 12:4
schools [1] - 145:8
Schwartz [1] - 58:15
SCHWARTZ [3] - 4:8,
58:11, 58:14
scientist [1] - 58:17
scope [1] - 109:10
screen [2] - 27:16,
45:24
screened [4] - 45:13,
45:17, 45:23, 46:6
screening [4] - 15:8,
19:22, 82:12, 104:2
scribed [1] - 63:10
scroll [1] - 148:6
Sears [1] - 75:20
seasonal [1] - 68:2
seated [1] - 6:8
second [18] - 7:24,
8:1, 8:6, 8:12, 20:10,
64:4, 76:12, 76:13,
79:4, 79:12, 92:7,
109:23, 124:24,
133:11, 135:10,
145:23, 158:16
seconds [2] - 84:19,
85:20
Section [2] - 9:10,
9:11
section [3] - 10:1,
27:10, 128:3
sections [1] - 153:16
secure [3] - 23:6,
28:24, 94:12
secured [2] - 23:3,
23:17
security [9] - 74:10,
94:17, 94:20, 94:21,
94:22, 95:5, 101:20,
101:24, 102:16
see [63] - 15:1, 15:4,
20:4, 20:7, 20:12,
21:2, 23:13, 23:22,
24:17, 27:15, 27:16,
27:24, 28:3, 29:3,
31:16, 33:1, 40:20,
43:4, 45:10, 45:11,
45:15, 45:19, 46:5,
46:6, 47:16, 48:15,
56:10, 61:23, 62:9,
64:13, 69:1, 69:2,
72:12, 76:8, 76:10,
76:14, 76:17, 78:2,
78:22, 79:20, 91:1,
94:1, 94:24, 96:3,
98:10, 105:13,
106:10, 111:14,
112:2, 115:17,
116:6, 116:18,
116:19, 116:20,
116:21, 116:22,
116:23, 142:7,
144:16, 148:6,
154:18, 157:13
seeing [1] - 68:12
seek [3] - 16:21, 18:1,
136:5
seeking [5] - 30:9,
68:16, 71:7, 93:23,
104:6
selected [1] - 111:24
self [1] - 31:24
self-explanatory [1] -
31:24
sell [1] - 129:20
sellers [1] - 82:1
selling [1] - 130:8
semis [2] - 114:22,
114:23
sends [1] - 114:21
Senior [2] - 2:13, 2:14
senior [1] - 55:17
sense [3] - 29:14,
46:1, 77:16
sensitive [2] - 82:24,
112:24
sent [1] - 153:4
separate [1] - 80:2
separation [1] - 18:22
September [1] - 51:9
series [1] - 69:5
serve [2] - 65:7, 67:24
servers [1] - 156:1
serves [2] - 10:11,
66:6
Service [1] - 77:6
service [5] - 84:12,
84:21, 85:13, 85:17,
86:14
services [3] - 74:13,
98:13, 102:11
serving [1] - 66:10
sessions [1] - 102:8
set [9] - 23:14, 45:11,
55:24, 67:18, 68:2,
69:19, 97:5, 119:1,
161:3
setback [5] - 18:17,
18:18, 18:21, 33:5,
43:1
setbacks [2] - 18:15,
104:2
seven [3] - 42:7, 74:3,
80:20
seven-and-a-half [1] -
42:7
several [1] - 104:24
sewage [1] - 155:5
sewer [3] - 15:17,
44:11, 153:5
shall [1] - 102:9
share [4] - 141:6,
142:11, 142:13
sheet [1] - 44:3
shift [1] - 20:23
shifting [1] - 43:7
short [1] - 52:11
Shorthand [1] - 160:4
shorthand [1] - 160:9
shortly [1] - 16:14
shove [1] - 131:12
show [3] - 32:20,
43:21, 108:21
showed [6] - 20:10,
32:3, 32:19, 33:24,
48:2, 130:24
showing [6] - 25:22,
26:4, 36:6, 42:8,
44:4, 44:12
shown [1] - 112:3
shows [6] - 17:10,
61:15, 105:7, 111:6,
111:22, 136:23
SHPO [2] - 35:4, 35:18
shrinking [3] - 25:14,
29:15, 131:15
shrunk [1] - 131:14
shut [3] - 114:16,
138:21, 153:10
sick [1] - 90:18
side [18] - 27:15,
45:16, 46:4, 46:9,
51:24, 54:5, 63:8,
72:3, 72:4, 72:11,
80:5, 137:16,
138:15, 148:6,
153:18, 153:19,
157:1
sides [3] - 32:21,
72:12, 137:15
sign [4] - 5:24, 34:22,
34:24, 63:13
sign-off [2] - 34:22,
34:24
signalizing [1] - 85:14
signals [1] - 85:24
signed [1] - 160:23
significant [4] - 21:17,
25:15, 27:17, 64:3
significantly [1] - 55:6
signs [1] - 132:20
silent [1] - 6:22
similar [7] - 25:21,
37:15, 37:17, 37:21,
46:8, 70:8, 78:24
similarly [1] - 37:20
simple [1] - 50:13
simply [3] - 50:22,
51:5, 138:13
simultaneously [1] -
160:9
single [11] - 19:14,
20:24, 21:4, 22:3,
22:16, 43:19, 90:4,
90:6, 90:8, 95:19,
136:3
single-story [6] -
19:14, 20:24, 21:4,
22:3, 22:16, 136:3
siren [1] - 102:17
sit [1] - 115:15
site [29] - 12:1, 18:11,
19:24, 21:10, 21:12,
21:13, 21:19, 21:21,
22:1, 22:20, 25:24,
38:7, 43:11, 43:17,
44:6, 44:14, 51:10,
56:8, 60:16, 74:8,
74:18, 86:20, 92:16,
93:22, 93:23, 103:4,
103:5, 103:14, 112:5
site's [1] - 84:10
sitting [2] - 17:11,
88:22
situated [2] - 37:20,
135:8
situation [2] - 37:17,
52:15
situations [1] - 48:8
six [4] - 10:17, 18:18,
38:23, 86:18
size [2] - 16:6, 24:19
sleep [1] - 72:23
slide [39] - 14:6,
14:23, 15:19, 17:4,
17:10, 17:15, 19:22,
21:5, 21:7, 22:5,
24:12, 29:6, 32:18,
44:12, 45:12, 48:9,
48:20, 52:3, 52:20,
54:20, 58:2, 58:23,
61:10, 62:1, 63:4,
64:5, 65:17, 67:15,
70:7, 70:23, 71:20,
73:18, 78:9, 81:2,
84:4, 109:12, 111:5,
130:24
slides [3] - 55:22,
105:13, 106:15
slightly [1] - 80:15
slow [4] - 113:14,
115:11, 116:6,
116:16
small [4] - 154:9,
154:14, 156:23,
157:11
smaller [2] - 74:3,
136:1
smoking [1] - 113:12
snake [1] - 117:23
social [2] - 40:11,
141:6
software [1] - 49:1
Soil [1] - 34:16
solar [8] - 11:20, 37:2,
70:3, 71:9, 75:24,
134:11, 138:23
sold [5] - 79:3, 79:5,
79:17, 81:9
solely [1] - 139:3
solution [1] - 69:9
solutions [1] - 14:13
someone [7] - 14:17,
54:15, 113:3,
114:17, 115:6,
116:8, 120:24
sometimes [2] -
65:22, 123:22
somewhat [1] - 56:11
somewhere [1] -
143:13
soon [1] - 42:20
Sorry [2] - 101:20,
133:19
sorry [24] - 8:5, 21:14,
47:14, 48:9, 48:20,
63:5, 66:9, 71:20,
86:4, 99:2, 99:14,
106:15, 106:16,
108:22, 109:23,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
19
114:10, 117:21,
126:13, 130:19,
142:3, 143:11,
147:3, 147:7, 154:23
sort [13] - 20:7, 21:6,
23:1, 23:11, 25:6,
29:3, 29:11, 30:22,
35:20, 36:11, 57:23,
107:1, 156:13
sorts [1] - 74:17
sound [22] - 38:4,
38:9, 38:11, 47:3,
48:4, 109:23,
109:24, 111:19,
116:12, 116:13,
119:19, 122:17,
122:21, 123:1,
125:3, 125:16,
143:6, 143:23,
144:1, 144:2, 144:16
sounds [5] - 47:24,
123:22, 125:9,
149:18, 150:15
Soundscape [8] -
50:2, 108:23,
110:13, 141:16,
142:14, 142:23,
148:22, 148:23
soundscape [3] -
50:16, 51:12, 141:18
Source [1] - 53:11
sources [7] - 49:2,
52:4, 53:7, 53:15,
53:22, 74:5, 125:17
south [15] - 11:24,
18:21, 20:15, 23:22,
24:21, 27:15, 27:23,
43:2, 43:6, 43:8,
43:24, 61:18, 85:24,
86:3, 103:15
southbound [3] -
63:15, 63:16, 88:6
southeast [1] - 79:14
southwest [3] - 43:2,
43:4, 80:5
space [5] - 15:13,
20:21, 22:17, 23:15,
152:10
spaces [3] - 21:4,
21:5, 24:6
speaker [2] - 110:3,
139:7
speakers [4] - 6:17,
7:10, 140:3, 140:5
speaking [3] - 6:12,
6:23, 97:4
speaks [1] - 30:8
speced [1] - 24:23
special [1] - 13:13
specialize [1] - 14:11
specialties [1] - 75:22
species [2] - 34:23,
35:2
specific [6] - 10:14,
26:2, 40:24, 54:1,
76:2, 135:19
specifically [4] -
31:17, 52:1, 103:4,
124:10
specifics [1] - 18:5
specified [1] - 160:15
specify [1] - 54:6
speculative [1] - 14:16
spelled [1] - 84:5
spiking [1] - 136:24
spill [8] - 55:24, 56:24,
57:14, 58:3, 58:5,
58:6, 58:7, 102:5
spills [1] - 57:22
split [1] - 34:9
spoken [1] - 128:20
spot [1] - 50:16
Springfield [1] - 71:3
square [12] - 15:12,
19:3, 19:8, 19:18,
28:18, 29:15, 36:16,
78:20, 80:18, 81:4,
136:1, 136:2
SS [1] - 160:1
stabilization [2] -
34:3, 34:5
stables [1] - 143:21
stacked [1] - 25:7
staff [15] - 9:12, 9:24,
15:15, 20:2, 21:8,
24:21, 29:17, 30:17,
30:20, 30:24, 31:2,
31:17, 39:12, 95:8,
148:11
staff's [2] - 31:4, 92:9
stand [1] - 6:3
standard [8] - 30:1,
30:2, 57:16, 58:8,
62:6, 89:8, 120:6,
155:7
Standards [2] - 53:11,
53:12
standards [22] -
30:12, 31:8, 31:11,
31:13, 31:18, 38:15,
52:23, 53:1, 53:6,
53:14, 53:23, 54:1,
54:11, 61:12, 83:13,
83:14, 91:20,
101:22, 104:3,
157:21, 158:4
standing [1] - 74:13
standpoint [1] - 71:24
start [1] - 26:21
started [3] - 75:12,
104:13, 128:4
starting [1] - 9:6
State [5] - 69:5, 89:9,
91:20, 107:9, 160:4
STATE [1] - 160:1
state [26] - 5:22,
14:12, 53:20, 54:1,
57:5, 61:12, 62:7,
62:20, 66:8, 71:16,
89:17, 90:11, 106:7,
108:1, 111:16,
132:22, 132:23,
133:1, 135:1,
137:24, 138:17,
138:20, 138:22,
139:17, 143:4,
155:12
state-of-the-art [1] -
14:12
state-specific [1] -
54:1
statement [3] -
110:21, 147:24,
149:6
states [4] - 45:4,
66:18, 76:6, 99:7
statewide [2] - 134:16,
135:5
stating [1] - 98:22
station [2] - 12:1,
74:16
stations [1] - 66:11
statistical [2] - 76:11,
76:24
statistics [3] - 116:24,
117:1, 117:4
stay [3] - 6:17, 94:20,
129:23
stays [1] - 153:2
steam [1] - 154:7
steel [1] - 87:12
Steel [5] - 11:17, 89:2,
93:1, 118:16, 122:22
Steel's [2] - 119:4,
119:6
stenographically [1] -
160:8
step [1] - 40:21
steps [1] - 69:6
still [20] - 21:16,
21:22, 42:7, 51:3,
56:21, 59:4, 59:7,
59:8, 59:13, 117:20,
122:3, 125:20,
130:18, 140:21,
144:22, 145:3,
149:10, 150:19,
155:20, 156:11
stood [1] - 66:4
stop [2] - 63:13, 156:2
stopped [2] - 97:20,
99:9
stopping [1] - 96:11
storage [6] - 55:23,
56:6, 56:20, 57:15,
102:7, 154:19
store [2] - 56:1, 57:17
stories [4] - 80:1, 80:2
storm [1] - 44:11
stormwater [9] -
18:10, 20:19, 23:21,
43:8, 43:23, 44:8,
44:10, 103:8, 103:12
story [20] - 15:5,
19:13, 19:14, 19:19,
20:23, 20:24, 21:4,
22:2, 22:3, 22:16,
24:10, 28:15, 29:15,
29:16, 43:18, 43:19,
135:24, 136:3
straightforward [2] -
13:6, 29:14
strategies [1] - 92:15
stream [1] - 85:23
stringent [3] - 38:17,
50:9, 106:9
striped [1] - 88:12
strong [2] - 75:19,
77:16
structure [1] - 29:4
studied [4] - 64:3,
67:11, 81:7, 122:20
studies [27] - 30:9,
33:13, 37:7, 41:3,
41:4, 41:8, 61:6,
65:2, 75:23, 76:14,
76:22, 83:4, 83:6,
87:17, 113:15,
118:11, 127:5,
127:22, 141:22,
141:23, 142:17,
142:18, 148:1,
148:10, 148:12,
149:3
study [56] - 34:1,
36:12, 36:13, 36:15,
36:19, 37:6, 37:15,
38:2, 38:8, 47:3,
49:24, 50:4, 61:11,
61:15, 64:15, 76:24,
77:5, 77:21, 79:10,
80:4, 82:6, 84:8,
87:8, 88:23, 92:24,
105:5, 105:19,
107:17, 108:14,
109:3, 109:4, 109:6,
109:7, 109:8,
109:16, 111:22,
122:17, 123:9,
123:10, 125:4,
130:3, 134:8, 134:9,
135:11, 136:8,
136:10, 136:11,
137:2, 137:14,
137:23, 138:3,
144:16, 148:22
study's [2] - 104:23,
137:6
studying [1] - 118:18
stuff [3] - 40:10,
116:17, 158:4
styling [1] - 28:11
subdivision [4] - 32:9,
32:10, 32:11, 32:12
subdivisions [2] -
80:9, 80:11
subject [2] - 5:19,
17:12
submit [1] - 92:13
submitted [14] -
13:11, 17:2, 18:7,
30:15, 32:9, 35:9,
35:12, 49:24, 98:21,
102:1, 103:17,
132:16, 136:16,
148:9
subparts [3] - 53:16,
53:17, 54:21
subsidization [1] -
72:10
substance [1] - 25:20
substantial [2] -
27:11, 81:18
substantially [2] -
26:8, 26:9
substantiates [2] -
30:11, 122:17
substation [15] -
15:11, 15:12, 15:24,
16:4, 16:5, 16:6,
16:16, 18:9, 26:8,
27:19, 27:20, 27:21,
27:24, 28:6, 42:18
suburb [1] - 78:18
sufficiency [1] - 66:22
sufficient [6] - 63:23,
67:13, 70:21, 98:5,
100:23, 101:8
suggest [1] - 77:22
suggestion [1] - 139:2
suggestions [1] - 31:4
suitable [2] - 34:19,
53:3
Suite [3] - 3:3, 3:8,
14:1
sum [2] - 34:7, 38:18
summarizes [1] - 75:1
summary [2] - 73:5,
73:19
summation [1] - 29:11
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
20
summer [1] - 67:5
sun [1] - 154:17
sunlight [1] - 157:6
supplanted [1] - 32:6
supplemental [3] -
41:3, 41:4, 59:5
supply [11] - 56:15,
68:9, 68:14, 68:23,
69:3, 97:5, 100:23,
137:16, 137:20,
138:9, 138:15
support [6] - 17:2,
29:12, 65:20, 70:9,
70:21, 74:9
supposed [6] - 114:4,
114:5, 114:20,
125:23, 129:21,
131:8
suppression [1] -
102:4
Supreme [1] - 60:8
surely [1] - 49:20
surmise [1] - 77:13
surmises [1] - 78:8
surround [1] - 47:18
surrounding [7] -
23:12, 36:20, 48:13,
64:23, 65:11, 82:14,
121:9
survey [3] - 35:12,
35:13, 35:15
suspicious [1] - 127:7
sustainability [3] -
72:11, 84:5, 84:7
swear [3] - 139:23,
140:4, 150:21
sweat [1] - 115:8
swimming [1] - 157:3
swooping [1] - 86:12
sworn [28] - 6:5, 6:6,
13:21, 41:21, 44:21,
46:15, 51:20, 55:14,
58:12, 60:24, 64:9,
72:18, 75:8, 83:24,
93:12, 102:23,
104:19, 110:10,
112:9, 118:6, 121:3,
134:2, 139:21,
140:8, 140:10,
150:4, 151:2, 152:1
symmetrical [1] - 46:9
system [32] - 56:15,
63:23, 65:4, 65:17,
67:7, 68:17, 68:20,
68:23, 72:6, 100:21,
102:17, 122:1,
152:13, 153:2,
153:5, 153:15,
153:16, 153:20,
153:21, 153:23,
154:15, 154:21,
155:24, 156:8,
156:12, 156:15,
156:21, 156:22,
156:24, 157:8,
157:10
systems [2] - 102:7,
154:16
T
table [5] - 11:1, 18:12,
49:15, 55:3, 109:11
Taker [1] - 2:16
talks [1] - 144:4
tall [2] - 15:7, 24:22
taller [1] - 45:24
tank [5] - 57:17, 57:19,
57:23, 57:24, 154:19
target [2] - 80:23,
81:13
tariff [1] - 72:8
tasked [1] - 153:12
taught [1] - 76:3
tax [10] - 34:1, 34:5,
73:8, 73:10, 73:11,
73:21, 74:1, 74:4,
130:24
taxes [8] - 34:9, 34:10,
34:11, 34:13, 73:6,
73:9, 97:8, 129:23
taxing [1] - 73:19
team [2] - 39:17,
144:16
technical [1] - 32:15
technically [1] - 59:4
technicians [1] - 74:9
technology [2] -
99:12, 99:13
ten [5] - 45:4, 58:18,
79:4, 80:5, 137:1
tenant [1] - 28:20
tenants [4] - 28:22,
28:23, 28:24, 74:14
tend [2] - 77:11,
143:12
tends [1] - 90:21
tentative [1] - 111:23
Teresa [1] - 121:5
term [5] - 14:22,
31:14, 52:13,
124:22, 138:3
terminals [1] - 76:2
terminated [1] - 35:17
terms [5] - 15:17,
28:10, 34:5, 35:1,
89:13
test [3] - 120:7,
120:18, 121:20
tested [4] - 50:23,
76:1, 120:8, 145:7
testified [23] - 13:21,
41:21, 44:21, 46:15,
51:20, 55:14, 58:12,
60:24, 64:9, 72:18,
75:8, 83:24, 93:12,
102:23, 104:19,
110:10, 112:9,
118:6, 121:3,
126:15, 134:2,
140:10, 152:1
testify [2] - 5:21, 88:19
testimony [7] - 5:9,
5:12, 6:24, 7:16,
158:11, 158:13,
160:12
testing [12] - 50:24,
51:1, 52:12, 52:14,
54:10, 119:17,
120:1, 120:7,
120:11, 144:5,
144:10, 156:17
Texas [2] - 46:20,
97:19
text [2] - 7:22, 102:17
THE [2] - 133:12,
155:12
themselves [1] - 15:6
thereof [1] - 160:23
THERESA [8] - 4:20,
121:2, 121:5, 122:3,
122:6, 123:7,
123:13, 125:18
thermometer [1] -
51:5
they've [1] - 82:11
Thiam [1] - 2:15
thinking [1] - 66:15
third [8] - 33:14,
76:19, 80:4, 127:5,
148:2, 148:13,
148:21, 156:18
third-party [6] - 33:14,
127:5, 148:2,
148:13, 148:21,
156:18
thorough [1] - 151:10
thousand [2] - 145:12,
145:13
thousands [1] - 77:7
threatened [2] - 34:23,
35:2
three [17] - 25:23,
26:4, 37:16, 55:19,
76:7, 78:19, 79:20,
80:9, 80:22, 106:17,
108:16, 113:20,
130:6, 130:8,
130:20, 142:1,
147:10
threshold [2] - 21:23,
38:21
thresholds [1] -
143:22
throat [2] - 116:17,
131:13
through-traffic [3] -
63:21, 85:23, 88:14
throughout [7] - 9:23,
15:2, 15:18, 111:16,
123:21, 141:6,
143:16
throughs [1] - 102:8
throw [2] - 68:18,
71:12
Thursday [1] - 90:16
Thursdays [1] - 90:24
Tier [4] - 54:23, 54:24,
55:2, 55:7
tiers [1] - 55:5
tilt [1] - 28:13
tilt-up [1] - 28:13
tiny [1] - 154:10
today [9] - 20:6, 37:1,
40:20, 70:18, 73:3,
95:4, 99:22, 125:17,
127:15
today's [2] - 70:11,
70:12
together [4] - 30:6,
37:1, 77:2, 150:14
toilets [1] - 152:11
tonight [14] - 5:11,
6:5, 6:9, 7:15, 9:17,
10:9, 12:16, 15:3,
16:21, 30:13, 36:15,
72:24, 133:6, 144:5
tonight's [8] - 5:6,
5:16, 5:19, 6:2, 6:19,
6:22, 6:24, 159:10
took [3] - 51:10,
95:19, 130:2
top [12] - 19:22, 22:8,
25:16, 45:19, 45:22,
47:21, 53:24, 63:2,
69:4, 141:24, 144:6
topic [1] - 6:17
topics [1] - 6:14
total [8] - 34:7, 69:9,
73:6, 73:8, 74:8,
80:21, 100:11, 144:9
totally [1] - 149:20
touched [1] - 129:11
toward [1] - 143:18
towards [3] - 69:23,
135:4, 144:15
Tower [1] - 75:20
tower [1] - 115:24
town [2] - 16:24,
122:11
toxic [1] - 117:3
track [2] - 54:9, 81:9
tract [1] - 84:8
traffic [39] - 20:16,
36:13, 36:15, 36:19,
36:21, 61:6, 61:9,
61:11, 61:20, 61:24,
62:13, 62:16, 62:19,
63:1, 63:2, 63:21,
63:24, 64:3, 66:6,
85:23, 87:8, 87:11,
87:17, 87:19, 87:24,
88:9, 88:14, 89:1,
89:13, 89:14, 90:3,
90:10, 90:20, 90:24,
92:14, 92:22, 92:24,
93:5, 114:21
train [2] - 112:23,
125:5
training [4] - 58:9,
71:7, 71:15, 102:7
trainings [1] - 71:16
transactions [2] -
76:21, 81:22
transcript [2] - 160:7,
160:23
transcription [1] -
160:10
transcripts [1] - 7:2
transformers [4] -
26:10, 38:6, 42:19,
47:6
transition [2] - 71:1,
71:6
transmission [7] -
65:12, 66:13, 72:5,
98:13, 100:21,
125:17, 136:6
transmissions [1] -
122:21
transparency [1] -
131:12
transpired [1] - 80:16
Transportation [3] -
61:8, 62:4, 90:12
trash [1] - 57:13
traunches [1] - 137:23
travel [1] - 62:15
traveling [2] - 23:24,
24:4
treat [2] - 156:21,
156:24
treated [3] - 108:4,
108:9, 111:2
treating [1] - 128:8
treats [1] - 107:18
trees [6] - 25:4, 25:5,
25:6, 25:7, 25:9
trend [1] - 76:18
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
21
tributaries [1] - 60:1
tributary [1] - 44:10
tried [5] - 64:15,
78:10, 82:21, 83:3,
96:7
Trinity [4] - 38:3,
46:18, 51:23, 52:1
trip [1] - 62:4
trips [1] - 62:2
Trostle [1] - 41:24
TROSTLE [6] - 4:3,
41:20, 41:23, 43:13,
103:11, 103:22
truck [2] - 76:1, 87:10
true [3] - 52:14, 99:2,
160:12
trusting [1] - 127:9
try [6] - 21:8, 76:8,
110:2, 110:4,
113:15, 125:11
trying [6] - 34:17,
84:18, 88:8, 131:12,
137:13, 138:2
Tuesday [2] - 90:16,
92:1
Tuesdays [1] - 90:23
turd [3] - 130:17,
130:18, 130:19
turn [13] - 63:10,
63:15, 63:17, 63:20,
70:1, 84:9, 85:13,
86:2, 86:6, 86:12,
88:8, 88:10, 88:15
turned [3] - 85:4,
121:7, 153:8
turning [3] - 63:21,
88:3, 88:5
twenty [1] - 110:14
two [49] - 5:5, 11:22,
15:5, 19:13, 19:19,
20:15, 20:23, 21:4,
22:2, 24:10, 26:19,
28:15, 29:15, 29:22,
39:3, 39:11, 43:18,
48:12, 50:22, 53:9,
54:21, 55:5, 59:9,
59:23, 60:12, 60:13,
63:9, 74:5, 77:1,
78:14, 80:1, 80:2,
86:6, 88:8, 100:10,
109:13, 113:21,
124:6, 124:22,
129:4, 133:16,
133:18, 135:24,
136:13, 137:1,
140:3, 140:5,
140:14, 158:12
two-part [1] - 86:6
two-story [10] - 15:5,
19:13, 19:19, 20:23,
21:4, 22:2, 24:10,
28:15, 29:15, 135:24
type [10] - 10:22,
29:19, 30:1, 31:20,
35:16, 53:16, 56:9,
56:12, 56:17, 102:13
Type [2] - 24:23, 33:10
types [3] - 56:1, 112:2,
112:3
typewriting [1] -
160:10
typical [8] - 51:12,
56:4, 56:8, 70:4,
70:17, 85:14, 87:17,
90:24
typically [3] - 57:12,
66:23, 88:16
U
ultimate [1] - 29:1
ultimately [5] - 28:6,
29:5, 32:6, 38:14,
146:16
unacceptable [1] -
129:17
uncertain [1] - 28:21
under [29] - 15:24,
16:19, 21:12, 21:21,
26:6, 26:12, 38:15,
40:7, 57:1, 58:4,
60:10, 63:12, 66:19,
69:15, 71:11, 88:18,
94:23, 99:23, 101:3,
101:4, 106:4,
106:13, 108:1,
108:13, 116:22,
122:4, 160:11,
160:24, 161:2
underlying [2] - 18:13,
18:19
understood [1] -
158:8
underway [2] - 26:9,
28:7
unfortunate [1] -
85:21
unheard [1] - 153:11
UNIDENTIFIED [3] -
96:1, 131:17, 141:3
Unified [1] - 104:1
unincorporated [1] -
11:19
uninterruptible [1] -
56:15
unique [1] - 134:22
unit [5] - 13:14, 30:5,
47:13, 47:22, 81:18
UNITED [1] - 1:6
United [4] - 3:5, 9:7,
13:12, 141:8
units [3] - 38:6, 53:21,
53:22
University [3] - 35:11,
61:5, 77:2
unless [4] - 6:22,
99:15, 140:6
unlike [1] - 154:16
unlikely [1] - 37:23
unmute [1] - 150:3
unmuted [1] - 150:11
unrelated [1] - 6:14
up [47] - 9:22, 10:23,
12:10, 19:20, 21:11,
23:14, 23:24, 25:9,
26:20, 28:13, 32:10,
34:9, 41:1, 42:13,
44:16, 45:8, 67:21,
70:11, 91:18, 92:7,
93:6, 94:16, 95:7,
95:11, 97:17, 97:21,
112:14, 114:2,
114:9, 114:14,
114:16, 115:4,
115:24, 116:2,
116:9, 116:10,
117:1, 120:4,
127:11, 129:16,
131:4, 132:15,
132:19, 136:13,
143:13, 144:8,
153:21
up-to-date [2] - 9:22,
10:23
update [1] - 7:22
updated [2] - 25:19,
32:8
upgrades [1] - 65:3
upset [1] - 112:19
upwards [1] - 152:13
usage [5] - 54:9,
134:21, 151:21,
152:8, 152:12
USEPA [3] - 52:22,
53:6, 53:23
user [3] - 69:21,
71:19, 71:21
uses [4] - 69:18,
92:12, 110:20,
143:20
utilities [4] - 32:5,
34:12, 66:10, 66:12
utility [11] - 15:17,
32:4, 34:5, 34:11,
44:12, 52:8, 67:17,
73:6, 73:10, 123:5,
134:13
utilized [1] - 62:6
V
vacation [1] - 90:23
vacuum [3] - 62:18,
89:6, 89:16
valid [2] - 59:4, 59:13
valuation [3] - 73:12,
73:17, 75:18
value [2] - 36:23,
129:19
values [4] - 37:4,
73:14, 81:4, 105:18
valve [2] - 153:16,
153:18
variable [1] - 120:9
variance [1] - 81:3
varies [1] - 24:19
various [2] - 38:19,
74:13
vast [1] - 45:2
vehicles [5] - 63:16,
63:20, 86:6, 86:16,
86:19
venture [1] - 87:22
verify [1] - 109:4
vet [1] - 127:20
Veteran's [2] - 61:17,
91:7
veterinarian [1] -
112:17
veterinary [2] -
113:22, 125:23
via [2] - 63:15, 160:10
vibration [3] - 110:15,
121:12, 121:18
vibrations [2] - 113:1,
121:9
view [2] - 46:3, 142:14
Village [3] - 37:18,
61:9, 78:13
Vinyard [4] - 2:2, 8:21,
89:24, 158:23
VINYARD [95] - 5:5,
6:7, 8:2, 8:5, 8:13,
8:22, 9:5, 9:15,
12:15, 12:19, 12:24,
13:7, 41:2, 41:9,
41:12, 41:15, 44:18,
46:11, 46:13, 47:20,
51:17, 55:12, 58:10,
60:22, 64:7, 72:16,
73:4, 75:6, 82:17,
82:22, 83:11, 83:14,
83:16, 84:15, 84:17,
84:24, 85:8, 85:11,
90:2, 92:3, 92:6,
93:10, 101:19,
102:20, 112:7,
118:3, 120:22,
126:5, 126:9,
126:13, 131:19,
131:22, 132:4,
133:7, 133:10,
133:14, 133:18,
133:23, 137:8,
139:11, 139:16,
139:19, 139:22,
140:2, 140:6,
140:13, 141:8,
141:13, 145:14,
145:16, 145:18,
145:21, 146:2,
146:20, 147:5,
149:24, 150:8,
150:10, 150:13,
150:23, 151:3,
151:6, 151:13,
151:18, 155:15,
155:19, 156:5,
157:15, 157:19,
158:1, 158:6, 158:9,
158:17, 158:24,
159:9
Virginia [5] - 37:8,
77:1, 77:3, 78:4,
130:4
vision [3] - 124:17,
124:18, 124:22
visit [1] - 59:5
visual [2] - 46:2, 55:3
visually [3] - 45:13,
45:17, 45:21
Vitosh [2] - 3:23,
161:8
VITOSH [2] - 160:3,
161:9
volume [5] - 86:22,
88:14, 89:14, 110:3,
149:14
volumes [4] - 62:13,
63:1, 87:20, 90:24
voluntary [2] - 134:15,
134:20
vomit [1] - 128:6
vote [4] - 7:14, 8:3,
8:14, 158:17
W
waiting [1] - 86:17
waiver [2] - 31:13,
31:19
walk [1] - 102:8
walk-throughs [1] -
102:8
wall [5] - 45:23, 45:24,
46:7, 57:22, 117:18
walled [1] - 57:17
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
22
walls [3] - 45:7, 45:18,
87:15
Wally [1] - 2:8
wants [8] - 12:16,
12:20, 93:7, 99:20,
100:2, 130:18,
130:19, 138:13
warrant [1] - 10:13
Warrenville [1] - 3:3
washing [1] - 152:10
waste [7] - 55:23,
56:2, 57:8, 57:10,
57:12, 127:24,
129:14
watch [2] - 113:8,
115:20
watching [2] - 140:20,
150:20
Water [1] - 34:16
water [37] - 15:17,
114:1, 114:3, 114:5,
114:6, 114:16,
115:22, 115:23,
115:24, 127:24,
128:2, 128:4, 128:6,
128:7, 129:10,
129:13, 129:14,
129:17, 151:20,
152:4, 152:8,
152:11, 152:12,
152:20, 153:19,
153:22, 154:5,
154:11, 154:14,
154:16, 154:20,
154:23, 155:8,
155:23, 156:6,
156:22
water's [1] - 129:14
Weber [2] - 58:15,
58:17
website [9] - 72:24,
93:6, 127:15,
132:12, 132:14,
132:15, 141:9,
142:14, 148:4
Wednesday [2] - 1:21,
90:16
Wednesdays [1] -
90:23
week [1] - 25:20
weekend [1] - 90:18
welcoming [1] - 28:14
well-known [1] - 96:12
well-meaning [1] -
126:1
well-spoken [1] -
128:20
wells [2] - 127:23,
128:7
Werderich [3] - 2:8,
8:15, 159:5
WERDERICH [16] -
7:23, 8:11, 8:16,
151:16, 151:19,
152:3, 152:17,
152:24, 154:1,
154:4, 154:7,
154:22, 155:2,
155:4, 155:11, 159:6
west [1] - 27:18
westbound [1] - 84:9
wetland [9] - 39:1,
39:19, 40:4, 58:16,
59:1, 60:12, 60:14,
60:16
wetlands [13] - 38:24,
39:3, 39:5, 39:7,
39:10, 39:14, 39:15,
58:21, 59:23, 59:24,
60:1, 60:11, 60:17
whatnot [2] - 56:18,
149:11
whatsoever [2] -
50:20, 81:2
WHEREOF [1] - 161:3
WHEREUPON [2] -
5:1, 133:20
Whitaker [3] - 13:24,
60:2
WHITAKER [43] - 3:7,
3:7, 4:2, 13:20,
13:23, 35:24, 41:4,
41:6, 41:11, 41:13,
41:16, 82:20, 82:23,
83:15, 85:2, 85:5,
94:17, 95:2, 95:11,
98:18, 99:18, 99:20,
100:12, 104:6,
118:12, 118:21,
119:15, 120:3,
121:11, 121:14,
121:16, 122:5,
122:13, 123:10,
124:6, 134:18,
135:19, 136:15,
138:12, 146:13,
157:23, 158:2, 158:8
white [2] - 78:3, 78:5
whole [5] - 17:4, 50:6,
95:3, 96:19, 111:16
wholesale [2] - 66:3,
98:5
wide [1] - 87:15
wider [1] - 143:12
wildlife [5] - 113:4,
113:5, 122:8, 123:8,
149:14
WILLIAMS [5] - 8:24,
13:5, 151:11,
158:15, 159:2
Williams [3] - 2:3,
8:23, 159:1
willing [1] - 150:22
window [1] - 60:6
Wing [1] - 12:3
winter [1] - 67:5
wish [2] - 5:13, 7:18
wishes [1] - 83:19
wishing [1] - 5:21
WITNESS [2] - 4:1,
161:3
witness [1] - 140:8
witnesses [2] - 6:6,
151:2
wonderful [1] - 117:2
wondering [1] - 96:2
Woo [1] - 131:17
woodlands [1] - 58:22
word [1] - 127:10
words [2] - 98:17,
129:4
workers [3] - 71:10,
74:14, 155:3
works [7] - 39:22,
73:7, 73:16, 74:2,
97:2, 99:1, 110:24
world [1] - 14:16
worst [1] - 86:10
worth [1] - 117:24
Wow [1] - 144:18
writing [1] - 98:22
written [2] - 99:5,
123:18
Y
year [23] - 9:19, 9:24,
11:9, 11:12, 16:3,
26:7, 26:11, 26:13,
34:2, 52:17, 52:20,
59:14, 59:16, 61:21,
67:3, 87:13, 88:24,
97:7, 115:17,
120:10, 120:12,
120:16, 120:17
years [28] - 11:7, 23:5,
45:1, 46:24, 52:1,
55:19, 55:21, 58:18,
59:9, 61:6, 66:5,
68:1, 68:11, 69:21,
70:19, 71:13, 72:22,
75:13, 79:4, 82:9,
110:14, 115:7,
116:9, 117:24,
129:20, 134:10,
137:1, 153:10
years' [1] - 117:24
yesterday [1] - 129:11
York [1] - 42:1
YORKVILLE [2] - 1:6,
1:7
Yorkville [72] - 1:18,
3:6, 3:15, 8:7, 9:7,
9:8, 9:11, 12:4,
12:21, 13:10, 13:12,
14:2, 14:20, 14:24,
15:16, 16:19, 34:8,
34:11, 37:20, 38:13,
40:3, 40:8, 40:15,
47:10, 48:19, 49:17,
49:19, 50:3, 51:3,
59:15, 65:8, 65:14,
83:2, 93:15, 103:2,
104:22, 105:20,
105:21, 105:22,
105:24, 106:2,
106:4, 106:13,
106:16, 107:9,
112:13, 114:14,
114:24, 116:16,
117:10, 117:11,
117:14, 123:11,
123:20, 124:13,
124:19, 128:3,
129:9, 130:7,
130:10, 134:5,
134:15, 135:5,
142:2, 142:16,
143:5, 146:8, 147:9,
148:1, 148:16
Yorkville's [2] -
108:24, 141:9
yorkville.il.us [1] -
148:4
young [1] - 71:7
Young [1] - 2:16
YOUNG [15] - 8:4,
8:15, 8:17, 8:19,
8:21, 8:23, 9:1, 9:3,
158:19, 158:21,
158:23, 159:1,
159:3, 159:5, 159:7
younger [1] - 71:10
yourselves [3] -
79:16, 103:20, 150:4
Z
zip [2] - 78:5, 81:12
zone [1] - 125:7
zoned [4] - 17:22,
124:8, 149:8, 149:19
Zoning [25] - 5:7,
13:22, 41:22, 44:22,
46:16, 51:21, 55:15,
58:13, 61:1, 64:10,
72:19, 75:9, 84:1,
93:13, 102:24,
104:20, 110:11,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - June 10, 2026
23
112:10, 118:7,
121:4, 126:15,
134:3, 140:11,
151:7, 152:2
zoning [7] - 10:12,
12:8, 12:10, 18:13,
18:19, 111:1, 124:13
ZONING [1] - 1:10
Zoom [4] - 12:19,
126:7, 126:9, 133:24
1
STATE OF ILLINOIS )
)
COUNTY OF KENDALL )
)
UNITED CITY OF YORKVILLE )
PETITION FOR MAJOR AMENDMENT TO PLANNED UNIT DEVELOPMENT
THE UNDERSIGNED Petitioner, C1 Yorkville LLC, a Delaware limited liability
company (hereinafter the “Petitioner”), respectfully petitions the United City of Yorkville (the
“City”) for a major amendment to a special use for a planned unit development as detailed on the
plans submitted herewith for the Property (as defined below).
BACKGROUND INFORMATION
1. The Petitioner, C1 Yorkville LLC, a Delaware limited liability company, having an
office located at 2820 N. Harwood Street, Suite 2200, Dallas, TX 75201, is the owner of the
Property comprising of +/- 228 acres located at the northeast corner of Eldamain Road and Faxon
Road in the City of Yorkville, which property is legally described on Exhibit A, attached hereto
and made a part hereof (the “Property”).
2. The Property was originally annexed to the City pursuant to Ordinance No. 2005-
48 on May 24, 2005;
3. The Property is zoned M-2 General Manufacturing District under the United City
of Yorkville Unified Development Ordinance (the “Code”);
4. On July 9, 2024, the City approved a special use for a planned unit development
and a Planned Unit Development Agreement (the “PUD Agreement”) for the Property;
5. Pursuant to the PUD Agreement, the City approved development of the Property as
an Energy Industrial Use as generally depicted on the Preliminary PUD Plan (the “Preliminary
PUD Plan”) attached hereto as Exhibit B.
2
6. The Preliminary PUD Plan specifically approved development of the Property with
nine (9) two-story data center buildings comprising 2,451,200 square feet of total building area.
7. On February 10, 2026, the City approved a Minor Amendment to the approved
Planned Unit Development and the amended PUD Plan (the “Amended PUD Plan”) a copy of
which is attached hereto as Exhibit C.
8. Shortly after the City’s approval of the Amended PUD Plan, Petitioner pulled
necessary and appropriate site development permits and commenced construction pursuant to the
Amended PUD Plan.
9. Petitioner now seeks a Major Change to the Amended PUD Plan as reflected on
Exhibit D (the “CHI 11 PUD Plan”).
10. With the Major Change, Petitioner proposes to: i) replace the eight (8) two-story
buildings approved pursuant to the Amended PUD Plan with eight (8) single-story buildings; and
ii) reduce the total permitted square footage of buildings, all as reflected on the CHI 11 PUD Plan.
11. Petitioner has submitted the appropriate supporting details for approval of the
Major Change to the Planned Unit Development as set forth herein.
PROJECT SUMMARY
Petitioner is a wholly owned subsidiary of CyrusOne. CyrusOne is a leading global
data center developer and operator specializing in the delivery of state-of-the-art digital
infrastructure solutions that serve some of the world’s foremost technology companies. CyrusOne
owns and operates over 60 data centers across nine countries. In Illinois, CyrusOne owns and
operates data center campuses in Aurora and Lombard. CyrusOne is also in the process of
developing new Illinois campuses in Aurora, Wood Dale, Yorkville, and Sangamon County.
3
As reflected in the Jones Lange LaSalle (“JLL”) North America Data Center Report for
year-end 2025, surging investment in the data center industry reflects strong institutional
confidence in the sector’s outlook. JLL found vacancy rates at existing data centers are at a historic
low of 1% for a second consecutive year, despite unprecedented levels of construction. Vacancy
at historic lows reflects sustained structural demand rather than cyclical imbalance. JLL goes on
to state that bubble concerns are difficult to reconcile with 99% sector occupancy, particularly
given that the largest data center tenants rank among the most profitable and highest-rated
companies globally. As it relates to new construction, JLL found that 92% of capacity is
precommitted, either through binding lease agreements or owner-occupied development. Taken
together, these dynamics point to vacancy remaining in the low single digits through 2030. In the
Chicago market, JLL notes that there are no 10+ MW contiguous blocks available, which is driving
tenants to commit to capacity 18-24 months in advance. With these fundamentals, Petitioner is
well positioned to seize upon immediate demand with the expectation that the first building will
be delivered to market in Q1 2028.
Construction on the Property commenced earlier this spring with site grading associated
with access to the Property and the electrical substation. CyrusOne has obtained allocation of
electrical capacity necessary for the project, is scheduled to take delivery of the first electrical
transformers for the Yorkville campus later this fall, and expects to have the site energized before
the end of 2027. CyrusOne plans to commence building construction this fall with the goal of
establishing occupancy for that first building by the end of the first quarter of 2028. CyrusOne is
well positioned to seize upon market demand to facilitate build-out of the Property.
The overall layout of the CHI 11 PUD Plan is generally consistent with the Amended PUD
Plan. The CHI 11 PUD Plan either maintains or increases the setbacks that were established with
4
the Preliminary PUD Plan and affirmed with the Amended PUD Plan. Primary ingress/egress will
occur via a boulevard style connection to Eldamain Road, consistent with the Amended PUD Plan.
With the CHI 11 PUD Plan, the secondary means of ingress/egress to Faxon Road has been
eliminated in favor of a larger consolidated stormwater basin along the south property line. This
reconfigured stormwater basin will create a natural transition south to Faxon Road. A secondary
roadway connection is now contemplated via Beecher Road to the east. This secondary roadway
connection will be gated, no truck traffic will be permitted, and is intended exclusively for
employee egress. Notably, Petitioner owns the adjacent property along Beecher Road which
Petitioner acquired for purposes of facilitating utility improvements required for development of
the Property. Finally, Petitioner is working with Kendall County Department of Transportation
regarding a restricted emergency-only right-in-right-out movement in the northernmost section of
the Property along Eldamain Road.
Revised building elevations have been submitted along with the Major Change application.
The revised elevations are generally consistent with the approved plans, maintaining similar
architectural styling, building materials, and color palette. With the revised elevations, the main
entrance or primary architectural component of the buildings is a two-story office component,
comprising approximately 32,000 square feet, which is consistent with the original approvals for
the project. This two-story feature, which is approximately 36’ in height, will help define the
entrance to the buildings and create a clear focal point. The buildings are generally oriented such
that the office component addresses the adjacent road frontage or entrance to the community. The
primary mass of the building is the single-story box which measures approximately 24’ in height.
This primary single-story component of the building also includes a mechanical penthouse. The
mechanical penthouse incorporates an acoustic screen wall around all four sides of the mechanical
5
penthouse. This rooftop screening, which is recessed from the primary façade of the building,
extends to approximately 51’ in height. The revised elevations reflect a significant reduction in the
height approved with the PUD Agreement, which permits 55’ tall buildings with equipment
screening to 70’. The side of each building also includes a mechanical yard, as depicted on the
CHI 11 PUD Plan. The mechanical yard is designed as an integral component of each building.
Full height screening is provided for each mechanical yard.
STANDARDS FOR SPECIAL USE APPROVAL FOR A PLANNED UNIT
DEVELOPMENT PURSUANT TO UDO SECTION 10-8-5. D.
1. The establishment, maintenance or operation of the Special Use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort, or general welfare.
The proposed development of the Property will promote the public health, safety, morals,
comfort and general welfare of the City. The Property was originally annexed and zoned in the
City in 2005. Despite the underlying zoning, the Property set fallow, without productive use
consistent with the underlying zoning district for nearly 20 years. The data center campus, which
was preliminarily approved in 2024, is consistent with the City’s Comprehensive Plan and the
underlying M-2 General Manufacturing zoning for the Property. With the City’s 2024 approval
of the Preliminary PUD Plan, the City determined that the Preliminary PUD Plan would not be
unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general
welfare. With the proposed major change, the CHI 11 PUD Plan depicts a total building area of
1,854,805 square feet, which is 308,995 square feet less than the Amended PUD Plan and 596,395
square feet less than the Preliminary PUD Plan. Changes to the layout of the buildings and the
square footage of the buildings does not alter the character or intent of the approved planned unit
development. Moreover, with the changes reflected on the CHI 11 PUD Plan, Petitioner seeks
approval of single-story buildings in lieu of the two-story buildings approved with the Preliminary
6
PUD Plan. Because the proposed major change is consistent with the character and intent of the
Preliminary PUD Plan, reduces the size of approved buildings, and increases the setback to
existing residential uses, the major change will not be unreasonably detrimental to or endanger the
public health, safety, morals, comfort, or general welfare.
The development of the Property will facilitate substantial investment in the City that will
produce new construction jobs, long-term employment opportunities, and significant new tax
revenue streams. In support of this premise, Petitioner hired Gruen Gruen + Associates to prepare
reports evaluating both the economic (the “Economic Impact Report) and the fiscal (“the “Fiscal
Impact Report”) impacts of the proposed development. The Fiscal Impact Report estimates that
development of the Property will result in an average of 277 construction jobs annually for a period
of ten years. In addition to the construction jobs, the development is estimated to support 1,881
permanent jobs in Kendall County, with annual labor income estimated at $187.4 million or
approximately $99,700 per job. The operations of the campus are estimated to generate total annual
economic output within Kendall County of approximately $1,053.2 billion dollars. The campus
will also generate significant new tax streams, including projected annual tax revenue of
$16,794,087 to the City at full buildout. Based on the construction schedule outlined above,
Petitioner anticipates that the City would begin collecting significant new revenue in 2028. By
2029, tax receipts to the City will likely eclipse $2,000,000 and steadily grow for the next decade.
The campus will establish the City as a regional leader in data center capacity, position the
community as an employment base within a growing sector of the economy, and produce
transformational new tax revenue streams.
2. The Special Use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within or near the neighborhood in which it is to be located.
7
With the approval of the Preliminary PUD Plan in 2024 the City found that the special use
will not be injurious to the use and enjoyment of other property in the immediate vicinity for the
purpose already permitted, nor substantially diminish and impair property values within or near
the neighborhood. With the proposed major change, which reduces the size and scale of the
development occurring on the Property, the proposed major change will only mitigate any
perceived concerns raised during the 2024 approval process.
Immediately north of the Property is a very large, regional ComEd substation that is located
in unincorporated Kendall County. This substation supplies power for the region and is a
significant component of the utility infrastructure necessary to serve the data center campus. In
fact, the data center campus is strategically and intentionally located immediately adjacent to the
ComEd substation that will provide critical power supply to the data center campus. Eldamain
Road defines the western boundary of the Property, with areas west of Eldamain Road being
located in the Village of Plano and zoned M-2 General Manufacturing District. Uses within the
adjacent Plano M-2 District include the Menards Distribution Center, Grundy Redi Mix, and a
Groot transfer station. While there are some residential uses to the southwest, those homes are
beyond applicable setback requirements under City of Yorkville zoning requirements. Faxon Road
and the BNSF rail line collectively establish the southern boundary of the Property. Parcels south
of Faxon Road are zoned A-1 in Kendall County. While there are two residential structures south
of Faxon Road, those structures are beyond applicable setback requirements under the City of
Yorkville zoning requirements. Beecher Road establishes the eastern boundary of the Property.
East of Beecher Road is a new solar farm that was recently developed in the City of Yorkville.
The area north of the solar farm is a separate parcel owned by Petitioner and which will
immediately be utilized for purpose of extending electrical service to the Property.
8
3. The establishment of the Special Use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
With the approval of the Preliminary PUD Plan in 2024, The City found that the special
use will not impede the normal and orderly development and improvement of surrounding property
for uses permitted in the district. Here, Petitioner does not seek a new special use, but seeks a
major change to the special use that was approved for the Property in 2024. With the proposed
Major Change, Petitioner does not fundamentally alter the concept or the use approved by the City
in 2024, but seeks to adjust the scale of the project, moving from taller two-story structures to
single-story buildings that are more consistent with the scale of development in the region.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or shall
be provided.
The Property is generally well-positioned in terms of access and utilities.
Since the City’s 2024 approval of the Preliminary PUD Plan, Petitioner has actively
coordinated with the City to facilitate necessary and appropriate utility improvements that are
proximate to the Property. Specifically, the Petitioner has funded the extension of municipal
sanitary and water services that will serve not only the Property, but also future development in
the area. With the extension of public utility services the property is adequately served by public
utilities. Moreover, the extension of utilities that was facilitated by Petitioner, who bore significant
up-front cost for said utility extensions, materially improves the City’s utility infrastructure and
facilities additional development in the area around the Property.
While the Petitioner has coordinated with the City on water and sanitary service, Petitioner
has coordinated with ComEd regarding electrical service. Petitioner and ComEd have coordinated
plans for the extension of electrical service from the adjacent ComEd substation to the Property.
Additionally, Petitioner is undertaking construction of a new on-site electrical substation that will
serve the Property.
9
Petitioner engaged the services of a professional traffic engineer to review ingress/egress
conditions and the capacity of the surrounding roadway network to accommodate site generated
traffic associated with the proposed data center development. The Traffic Impact Study prepared
by KLOA, Inc., has been submitted with Petitioner’s application documents. The Traffic Impact
Study shows that there is sufficient reserve capacity in the surrounding roadways to accommodate
the proposed development.
Petitioner also engaged the services of Pinnacle Engineering Group to provide civil
engineering services associated with the proposed development of the Property. Pinnacle’s
Preliminary Engineering Plans depict the anticipated improvements to the Property, including
stormwater management facilities necessary to facilitate the development of the data center.
5. Adequate measures shall be taken to provide ingress or egress so designed as to minimize
traffic congestion in the public streets.
The primary means of ingress/egress to the Property is via Eldamain Road. At Eldamain
Road, access will be restricted via a series of manned security gates. Ingress/egress is designed
with a boulevard style section that will allow rejected vehicles to be directed back to Eldamain
Road. Inside the gate, all drive aisles are privately owned and operated. Petitioner has relocated
the secondary point of ingress/egress from Faxon Road to Beecher Road and added an emergency
access point along Eldamain Road. With these changes, a larger contiguous stormwater facility is
now located south of the data center buildings and will provide natural separation to the nearest
residential dwellings. The Traffic Impact Study supports the proposed access points and confirms
that the existing roads have sufficient reserve capacity to accommodate anticipated site traffic.
6. The proposed Special Use is not contrary to the objectives of the City’s adopted
Comprehensive Plan.
10
The City adopted its most current Comprehensive Plan in 2016. According to the
Comprehensive Plan, to accomplish the future development of the City’s industrial areas, the
community planning objectives include: (i) removing barriers to industrial area investment and
facilitating development through the use of incentives and regulatory relief; (ii) concentrating
industrial attraction efforts in near-term industrial areas, such as the Yorkville Business Center and
the Fox Industrial Park; (iii) facilitating redevelopment of industrial areas to accommodate
industrial uses of different sizes and to achieve more modern office park settings; and (iv)
encouraging best practices in industrial building/park design, stormwater management, landscape
buffering and placemaking. The Comprehensive Plan identifies five (5) industrial areas with
developable land, which include the Property. The proposed Major Change will advance the
objectives of the Comprehensive Plan in facilitating industrial development through regulatory
relief.
REVIEW STANDARDS FOR APPROVAL OF PLANNED UNIT DEVELOPMENT
PURSUANT TO UDO SECTION 10-8-8. E.
1.Plan and Policy Alignment. The Planned Unit Development is consistent with the goals,
objectives, and policies set forth in the Comprehensive Plan and other adopted plans and
policy documents of the City.
The City approved the Preliminary PUD Plan in 2024, finding that it was consistent with
the City’s plans and policies. The proposed major change is consistent with the intent and
character of the Preliminary PUD Plan. The proposed major change, which reduces the size and
scale of development on the Property, is likewise consistent with the City’s plans and policies.
The Comprehensive Plan specifically references the development of the Lincoln Prairie
Industrial Properties (which include the Property) in its vision strategy, stating that “..future
Industrial development should occur as a planned industrial subdivision, similar to the Yorkville
Business Center…”. By granting Petitioner’s request for a planned unit development in 2024, and
11
with approval of Petitioner’s proposed major change, the City will facilitate this goal in the near
term, much in advance of the long-term strategy outlined in its Comprehensive Plan. By approving
development of the Property as a planned unit development, the City ensured the coordinated and
thoughtful planning of a large-scale industrial property and established a framework for the type
of phased investment that is generally required for a development of this size and scale. The
approval of the proposed major change is consistent with this regulatory framework and preserves
the character and intent of the development originally approved in 2024.
2.Integrated Design with Identifiable Centers and Edges. The Planned Unit Development
shall be laid out and developed as a unit in accordance with an integrated overall design,
in which the various land uses function as a cohesive whole and support one another. The
design shall provide identifiable centers, which form focus areas of activity in the
development, and edges, which define the outer borders of the development, through the
harmonious grouping of buildings, uses, facilities, public gathering spaces, and open
space.
In 2024 the City found that the Preliminary PUD Plan reflected unified development in
accordance with an integrated overall design. The two (2) land uses function as a cohesive whole
and support one another; one for the electric substation and the other for data center building uses.
As reflected on the Amended PUD Plan, access improvements, certain phase 1 detention
improvements, and the new electric substation are currently under development by Petitioner.
With the proposed major change, Petitioner proposes to reconfigure the buildings and the
stormwater detention around those improvements already under construction. With this
reconfiguration, Petitioner substitutes predominantly single-story buildings for the previously
approved two-story buildings. With this change from two-story to single-story buildings,
Petitioner has expanded the area of the Property being developed, including that area originally
designated for “future development” north of the main entrance on Eldamain Road. However,
Petitioner has also reduced the total square footage of building area to be constructed on the
Property.
12
Consistent with the approved Preliminary PUD Plan, the data center campus will be
developed as a gated and secure facility whereby public access will be strictly limited. The CHI
11 PUD Plan maintains the emphasis on perimeter treatments, which is how most residents will
interact with the data center campus. Petitioner has maintained perimeter setbacks that were
established with the Preliminary PUD Plan and affirmed with the Amended PUD Plan. A black
aluminum security fence, as specified on the landscape plan, will enclose the perimeter of the
Property. The fence is strategically located inside of the northernmost and southernmost detention
basins. The fence is also located inside of the scheduled landscape buffer that extends along public
facing sides of the Property. With the substantial perimeter landscape buffer and the setbacks
incorporated into the West Complex PUD Plan, the much shorter single-story data center buildings
now proposed by Petitioner will not be a dominant feature of the broader landscape.
3.Public Welfare. The Planned Unit Development is designed, located, and proposed to be
operated and maintained so that it will not impair an adequate supply of light and air to
adjacent property and will not substantially increase the danger of fire or otherwise
endanger the public health, safety, and welfare.
The proposed CHI 11 PUD Plan will not impair an adequate supply of light and air to
adjacent property and will not substantially increase the danger of fire or otherwise endanger the
public health, safety, and welfare. Petitioner strategically oriented data center improvements
toward the core of the Property. Petitioner has emphasized open space around the perimeter of the
Property, preserving setbacks approved with the Preliminary PUD Plan, and significantly
expanding the size and scale of the southern detention basin located along Faxon Road. Planned
perimeter setbacks are significantly greater than what is required under the zoning ordinance and
upgraded perimeter landscape treatments will combine to create a substantial buffer to adjacent
property.
13
4.Compatibility with Adjacent Land Uses. The Planned Unit Development includes uses
which are generally compatible and consistent with the uses of adjacent parcels. If the uses
are not generally compatible, all adverse impacts have been mitigated through screening,
landscaping, public open space, and other buffering features that protect uses within the
development and surrounding properties.
With the approval of the Preliminary PUD Plan in 2024, the City confirmed Petitioner’s
position that the plan for development of a data center campus is generally compatible with and
consistent with the uses of adjacent parcels. With the major change, Petitioner is not changing the
purpose or intent of the approved Preliminary PUD Plan. To the contrary, Petitioner is making
changes which should benefit adjacent properties due to the reduction in size and scale of the
development contemplated for the Property. Consistent with the approved Preliminary PUD Plan,
the CHI 11 PUD Plan incorporates landscape buffers and building setbacks that exceed City Code
requirements.
5.Impact on Public Facilities and Resources. The Planned Unit Development is designed
so that adequate utilities, road access, stormwater management, and other necessary
facilities will be provided to serve it. The Planned Unit Development shall include such
impact fees as may be reasonably determined by the City Council. These required impact
fees shall be calculated in reasonable proportion to the impact of the Planned Unit
Development on public facilities and infrastructure.
The City specifically considered impact on public facilities and resources with the 2024
approval of the Preliminary PUD Plan. At that time, Petitioner and the City entered into certain
agreements to facilitate necessary and appropriate utility and roadway improvements to serve the
planned unit development. With the proposed major change, there is no relevant change in impacts
to public facilities or resources. Nevertheless, Petitioner has updated plans and studies, which
have been submitted in support of the proposed Major Change, to reflect the impact of the planned
unit development. As reflected in Petitioner’s plans and studies, the development reflected on the
CHI 11 PUD Plan will not pose a significant burden on public facilities and infrastructure, but will
14
improve public facilities and infrastructure in a manner that will likely facilitate additional
investment on nearby properties.
Notably, with the proposed major change, Petitioner has submitted a study by The Power
Bureau, LLC, which evaluates potential electric system reliability and cost impacts associated with
the proposed development of the Property (the “Power Bureau Study”). As detailed in the Power
Bureau Study, the development of the Property will not reduce the reliability of the regional grid
or the local utility network. Additionally, the data center campus is unlikely to cause cost increases
for ComEd’s current customers.
6.Archaeological, Historical or Cultural Impact. The Planned Unit Development does not
substantially adversely impact an archaeological, historical, or cultural resource, included
on the local, state, or federal register, located on or off the parcel(s) proposed for
development.
The proposed development of the Property does not substantially adversely impact an
archaeological, historical, or cultural resource, included on the local, state, or federal register,
located on or off the parcel(s) proposed for development. Petitioner has/will undertake necessary
and appropriate studies to evaluate wetlands/waters, threatened/endangered species, and historical
resources. Petitioner will coordinate necessary approvals with the City as a condition to the
construction of improvements to the Property.
REQUIRED DEVIATIONS FROM UNIFORM DEVELOPMENT ORDINANCE
With the approval of the Preliminary PUD Plan and the PUD Agreement in 2024, the City
approved certain deviations from Code. With the proposed major change, Petitioner is not seeking
additional deviations, but seeks to carry forward the deviations approved in 2024.
WHEREFORE, by reason of the foregoing, the undersigned Petitioner requests the City’s
Plan Council, Economic Development Committee, Planning and Zoning Commission and City
Council take the necessary and appropriate action to grant a major amendment to a special use for
15
a planned unit development with development allowances as detailed on the plans submitted
herewith for the Property and pursuant to the appropriate provisions of the City’s Code.
RESPECTFULLY SUBMITTED this 28th day of May, 2026.
PETITIONER:
C1 YORKVILLE LLC,
a Delaware limited liability company
Rosanova & Whitaker, Ltd.
Attorney for the Petitioner
CyrusOneYorkville
1
•CyrusOne is a leading global data center developer
and operator specializing in delivering state-of-the-
art digital infrastructure solutions.
•CyrusOne operates in 9 countries globally.
•CyrusOne owns and operates over 60 data centers
around the world.
2
2024 Approved Plan 3
Minor Amendment approved February 20264
Major Change to PUD –Application Materials5
Experts
•Bradd Hout, Laura Cottrell –CyrusOne
•Brian Johnson, Dwight Trostle –Pinnacle Engineering Group
•Joshua Cassarino, Dingo Iglesias, Connor Rutledge –Trinity Consultants
•Michaele Hemme –Corgan Associates
•Aaron Gruen, Andrew Ratchford –Gruen Gruen + Associates
•Mark Pruitt –The Power Bureau
•Andrew Lines –CohnReznick Advisory LLC
•Ellen Raimondi-Schwartz –Gary R. Weber Associates, Inc.
•Luay Aboona –KLOA
6
7
Site Plan Overlay 8
9
Major Change to PUD 10
11
Aerial 12
Elevation 13
Major Change to PUD –Application Materials14
Thank You
15
PINNACLE
ENGINEERING
GROUP
16
Brian Johnson, PE -Principal
Pinnacle Engineering Group
Education
•Bachelors of Science, Civil Engineering,
Bradley University (Peoria, IL)
Work History, Certifications and Licenses
•Registered Professional Engineer (IL, IA, IN, OH)
•22 years of experience in public and private site
land development
17
Dwight Trostle -Senior Project ManagerPinnacle Engineering Group
Education
•Bachelors of Science, Civil Engineering
Technology, Southern Illinois University
(Carbondale, IL)
Work History, Certifications and Licenses
•35 years of experience in public and private site
land development
18
19
20
21
22
23
24
25
26
27
CORGAN
ASSOCIATES
28
Michael Hemme, AIA, LEED AP -Principal
Corgan Associates
Education
•Bachelor of Arts in Architecture, Miami University
•Master of Architecture, University of Texas at Arlington
Work History, Certifications and Licenses
•21 years at Corgan Associates
•19+ years focused exclusively on Data Center design
•Licensed in Illinois and 10 other states
29
Entry Rendering 30
Proposed Elevations A & B 31
Proposed Elevation C 32
Proposed Elevation D 33
TRINITY
CONSULTANTS
SOUND
34
SINGLE SUMMARY
35
Joshua Cassarino -Associate Principal
Trinity Consultants
Education
•Bachelors of Science in Mechanical Engineering
with a Concentration in Acoustics, University of
Hartford
Work History, Certifications and Licenses
•11 years in the environmental and AEC noise
control industry
•Member of the Acoustical Society of America
36
Digno Iglesias -Associate
Trinity Consultants
Education
•Bachelors of Science in Acoustic Engineering,
University of Hartford
Work History, Certifications and Licenses
•9 years in the equipment and AEC noise control
industry
37
Sound
Chiller Acoustical Barrier and Silencers
Solid Barrier around Generators
•Sound Sources: Emergency
generators, chillers, RTUs, UPS
fans, and transformers
•Designed to meet IPCB
(Illinois Pollution Control
Board standards –the facility
will comply with both city
and state noise standards)
•Sound-attenuation on
cooling equipment
•Sound attenuating
generator enclosures
•Acoustic barriers
•Generator runtime minimal:
testing, maintenance and
rare emergencies
Acoustic Barriers at rooftop equipment
Images for example purposes only 38
NARRATIVE
39
Joshua Cassarino -Associate Principal
Trinity Consultants
Education
•Bachelors of Science in Mechanical Engineering
with a Concentration in Acoustics, University of
Hartford
Work History, Certifications and Licenses
•11 years in the environmental and AEC noise
control industry
•Member of the Acoustical Society of America
40
Digno Iglesias -Associate
Trinity Consultants
Education
•Bachelors of Science in Acoustic Engineering,
University of Hartford
Work History, Certifications and Licenses
•9 years in the equipment and AEC noise control
industry
41
•Yorkville, IL Code of Ordinances (Local Noise Code)
•The City of Yorkville Noise Consultant has reviewed our submitted noise study
and has confirmed that modeled noise levels comply of both codes.
IPCB & Yorkville Noise Requirements
•Illinois Pollution Control Board (State-wide Noise Code)
42
Acoustic Analysis
Included Sound Sources:
•Air-cooled chillers
•RTUs
•UPS fans
•Transformers
•Emergency Generators
Sound levels were modeled
using CADNA software to
analyze projected noise levels
at neighboring receivers
Acoustic mitigation was then
designed to comply with
Yorkville and IPCB
requirements
43
Noise Control
Acoustic Barrier around ground-level Generators
Discharge and Inlet Attenuators at Chillers
Acoustic Barriers at rooftop equipment
Generators housed in acoustic enclosures
Images for example purposes only 44
Results –Yorkville Code Compliance 45
Results –IPCB Code Compliance Locations46
Results –IPCB Code Compliance 47
Results -Contours
Typical Noise Levels
No generator testing
Maintenance Noise Levels
2 generators testing per building
48
Source: Federal Aviation Administration
Comparative Noise Levels 49
Ambient Noise
Measurement Locations Measurement Noise Levels
50
TRINITY
CONSULTANTS
AIR
51
Connor Rutledge -Senior Consultant
Trinity Consultants, Inc.
Education
•BS in Chemical Engineering, Washington
University in St. Louis
Work History, Certifications, and Licenses
•4 years of air permitting and compliance work in
Illinois as part of a leading global environmental
consulting firm
52
•Emissions sources: emergency generators
•Provide emergency backup power to the data center
in case of utility outage
•Short periods of regular maintenance and testing,
typically 10-15 hours per year per generator
Emissions Sources 53
Permitting Process
•The Clean Air Act (CAA) requires the USEPA to establish
National Ambient Air Quality Standards (NAAQS)
designed to protect human health and environment.
o The CAA also requires the USEPA to establish emissions
standards for sources (e.g., NSPS IIII and NESHAP ZZZZ for
engines) to aid in achieving these NAAQS.
•The Illinois EPA issues permits to ensure the USEPA
standards are met, in addition to any applicable state-
specific standards.
•Permittees demonstrate compliance with permit
restrictions through recordkeeping, testing, and
reporting. The Illinois EPA ensures compliance through
regular inspections.
54
•USEPA requires Tier 2
emissions standards (NSPS IIII,
NESHAP ZZZZ)
•CyrusOne emissions will meet
more stringent Tier 4
emissions standards
Pollutant Tier 2 (g/kW-hr)1 Tier 4 (g/kW-hr)1
PM 0.2 0.04
NOx + NMHC 6.4 0.862
1.Tier 2 and Tier 4 emissions standards specified in 40 CFR 1039 for engines >560 kW
2.Tier 4 emission standards in 40 CFR 1039 further specify limits of 0.67 g/HP-hr NOx and 0.19 g/HP-hr NMHC
State of the Art Emissions Controls 55
CYRUSONE
56
Laura Cottrell -Senior Director, Environmental Compliance
CyrusOne
Education
•Bachelors of Science, Chemistry
•Masters of Science, Marine and Atmospheric Sciences
Work History, Certifications and Licenses
•20+ years experience in industry, consulting, and
research
•Acting co-chair, Data Center Coalition Air
Permitting Committee
57
•Material storage typical for data centers, including
diesel fuel, lubricating oil, and coolant associated
with emergency generators; insulating oil associated
with transformers; lead-acid batteries associated with
Uninterruptable Power Supply systems; and
refrigerant associated with cooling equipment.
•Portfolio-wide systems to ensure best management
practices and adherence to regulatory requirements:
•Spill Prevention, Control, and Countermeasure
plan in accordance with 40 CFR 112;
•Chemical inventory reported in accordance with
40 CFR 370;
•Refrigerant managed in accordance with 40
CFR 84 and portfolio-wide Refrigerant
Management Program;
•Waste managed in accordance with applicable
regulations and portfolio-wide recycling
initiatives.
Material Storage & Waste Management58
•Tank Design:
•All tanks aboveground
•All tanks double-walled
•Single tank for each emergency generator (integrated into emergency
generator enclosure)
•Compliance with Illinois State Fire Marshal requirements (plan approval
required)
•Spill Prevention Measures:
•Portfolio-wide program to ensure adherence to federal Spill Prevention
Control and Countermeasure (SPCC) regulations (40 CFR 112)
•Regular inspections
•Standard fueling procedures
•Spill kits
•Regular training
Spill Prevention 59
GRWA
60
Ellen Raimondi -PWS
Gary R. Weber Associates, Inc.
Education
•M.S. Geology and Environmental
Geosciences
•B.S. Geology and Environmental
Geosciences
Work History, Certifications and Licenses
•10 years conducting wetland consulting services
•Field delineations
•Regulatory permitting
•Land-use risk management
•Professional Wetland Scientist certification (2024)
61
Project Compliance: Yorkville Chapter 16:
Wetland Protection and Water Quality and
Stormwater Benefits
•Project Due Diligence
•Formal wetland delineation was completed on the property by others in 2022
•Two (2) wetlands were identified•GRWA conducted a site visit in July 2024
•Confirmed no changes to previously delineated wetlands
•GRWA obtained a “No Permit Required Letter” from the U.S. Army Corps of Engineers (USACE) (LRC-2024-108)
•Delineation report is valid until July 2026 with an extension to July 2027 available.
•Project Development
•Project proposes impacts to the two (2)
identified wetlands.
•A total of 2.78 acres of wetland impact
•Project will comply with Yorkville 16-1-3 by requesting a permit
•Category II Impact (>2 acre impact)
•Project will comply with Yorkville 4.2.1 General Mitigation Requirements
•The appropriate wetland mitigation approach will be provided. The applicant can propose on-site wetland creation or off-site fee-in-lieu. Further coordination with the Village is required.
62
KLOA
63
Javier Millan -Principal
KLOA, Inc.
Education
•Marquette University -Bachelor of Science in Civil Engineering with
a concentration in Traffic/transportation Engineering
Work History, Certifications and Licenses
•Over 30 years of experience conducting traffic impact studies
•Adjunct Traffic Engineer for the Village of Lombard
•Member of the Institute of Transportation Engineers (ITE)
64
Study Area 65
Trip Generation
Table 5
PROJECTED SITE-GENERATED TRAFFIC VOLUMES
ITE
Land-
Use
Code
Type/Size
Weekday Morning
Peak Hour
Weekday Evening
Peak Hour
In Out Total In Out Total
160 Data Center
(1,854,805 s.f.) 73 30 103 18 75 93
66
Conclusion
•Access to the proposed development will be provided via one full-movement access drive aligned opposite the
existing Menards access drive on the east side of Eldamain Road,and via an egress only access drive located off
Beecher Road.
o The access drive on the east side of Eldamain Road will provide one inbound lane and two outbound lanes
striped as an exclusive left-turn lane and a shared through/right-turn lane.
o The access drive on the west side of Beecher Road will provide one outbound lane.
o Outbound movements at both access drives will operate under stop sign control.
o A southbound left turn lane serving this access drive should be provided via restriping of the existing median.
o A northbound right-turn lane should be provided.This turn lane should provide a minimum taper length of 180
feet and a minimum storage length of 150 feet.
•A proposed emergency exit will be provided via a right-in/right-out (RIRO)access drive located on the east side
of Eldamain Road approximately 1,170 feet north of the main proposed access drive.
•The existing roadway system has sufficient reserve capacity to accommodate the traffic estimated to be
generated by the proposed development.
•The proposed development will not have a significant impact on traffic operations along Eldamain Road.
67
THE POWER
BUREAU
68
Mark Pruitt -Principal
The Power Bureau
Education
•B.A., Bradley University
•M.B.A., University of Illinois
Work History, Certifications and Licenses
•Illinois Power Agency (Director)
•University of Illinois (Senior Program Administrator)
•Nicor Gas (Power and Energy Project Developer)
•Northwestern University (Adjunct Associate Professor, Master of
Science in Energy and Sustainability Program)
•Argonne National Laboratory (Lab Affiliate)
69
LOCAL NETWORK RELIABILITY
•Any electricity disruptions at the data
center will be localized to only the
data center.
•Electricity delivery infrastructure that
serves the remainder of Yorkville will not
be connected to the network that
serves the data center.
•Engineering review by ComEd that
adding the Yorkville Data Center to the
ComEd system will not reduce reliability
for ComEd customers after system
upgrades have been completed.
Delivery infrastructure to Yorkville
Data Center will be isolated from the
remainder of the ComED network
70
POWER SUPPLY
•The Commonwealth Edison
utility region is served by the
PJM regional grid.
•PJM is responsible for
ensuring adequate power
supply for current and future
consumers.
•PJM decides which power
plants operate on an hourly
and sub-hourly basis using
auctions.
•There is no way to know
which specific power plant is
“making” your electricity at
any given moment –the mix
of power changes every
hour.
PJM meets the energy needs of 54 local
utilities serving 65 million consumers by
scheduling power generation from over
1,400 generating stations and moving
that power over 88,000 miles of
transmission lines.71
CONSUMER PRICES
Energy supply prices are always changing
–ComEd’s Price to Compare in March 2026
is 22% below the inflation adjusted price in
March 2012 (15 years ago).
$0.000000
$0.020000
$0.040000
$0.060000
$0.080000
$0.100000
$0.120000
$0.140000
March-12 March-26
Comparison of Current and Historical ComEd Price to Compare
(Inflation-adjusted, $/kWh)
ComEd Price to Compare was 22% higher in
March 2012 than in March 2026
•Wholesale energy supply
prices are set through the
PJM auction process.
•Prices set in the PJM
auctions reflect the relative
balance of supply and
demand.
•Demand for electricity is
growing, but so will supply
with 342,000 MW of
maximum facility output
awaiting connection to the
PJM grid.
•PJM is pursuing cost caps
through 2030 to allow more
new capacity to connect to
the grid and help reduce
prices.
72
SUSTAINABILITY
The Yorkville Data Center is projected to
pay over $647 million in fees to support
Renewable Energy Programs through
ComEd’s Rider REA
Over thirty (30) years of
operations, the Yorkville
Data Center is projected to
pay more than $647 million
to support renewable
energy development.
The funds will be collected
by ComEd under Rider REA.
The funding from the
Yorkville Data Center will be
enough to support the
development of over 1,000
MW of utility-scale solar
capacity.
0
200
400
600
800
1,000
1,200
$0
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
$30,000,000
Cumulative Utility Scale Solar Capacity SupportedAnnual Renewable Portfolio Standard FeesRenewable Energy Purchases Supported by Yorkville Datacenter Campus
($646 Million in Total Support, Equivalent to 1,000 MW of New Utility-Scale Solar Capacity)
ANNUAL RPS PAYMENTS EQUIVALENT UTILTY SCALE SOLAR CAPACITY (MW)
73
EFFICIENCY
Based on today’s tariff rates, the Yorkville
Data Center is projected to pay over $621
million in fees to Commonwealth Edison
through Rider EEPP to support Energy
Efficiency Programs
Over thirty (30) years of
operations, the Yorkville
Data Center is projected to
pay over $621 million to
support energy efficiency
programs.
These funds will be collected
by ComEd through Rider
EEPP.
The funding from the
Yorkville Data Center will be
enough to support rebates
for over 310,000 residential
heat pumps for ComEd
customers.
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
$0
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
Cumulative Residential Heat Pumps IncentivizedAnnual Energy Efficiency Program FeesEnergy Efficiency Supported by Yorkville Data Center
($621 Million in Total Support; Equivalent to 310,555 Residential Heat Pump Incentives)
ANNUAL EEPS PAYMENTS RESIDENTIAL HEAT PUMPS SUPPORTED (CUMULATIVE)
74
EFFICIENCY
Based on today’s tariff rates, the Yorkville
Data Center is projected to pay over $108
million in fees to Commonwealth Edison
through Rider ETACP to support Job Training
and Apprenticeship Programs
Over thirty (30) years of
operations, the Yorkville
Data Center is projected to
pay over $108 million to
support Illinois’ energy
transition.
These funds will be collected
by ComEd through Rider
ETAC.
The level of funding
provided by the Yorkville
Data Center would be
sufficient to support over
10,800 Pre-Apprenticeship
trainings.
0
2,000
4,000
6,000
8,000
10,000
12,000
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
Cumulative Climate Works Pre-Apprenticeships SupportedAnnual Energy Transition Assistance ChargesEnergy Transition Assistance Supported by Yorkville Data Center
($108 Million in Total Support; Equivalent to 10,800 Climate Work Pre-Apprenticeships)
ANNUAL ENERGY TRANSITION ASSISTANCE CHARGE PAYMENTS CLIMATE WORKS TRAININGS SUPPORTED (CUMULATIVE)
75
FINDINGS
RELIABILITY
ComEd and PJM are responsible for maintaining local and
regional service reliability to all customers.
Engineering reviews by ComEd and PJM conclude that
the development will not adversely impact the reliability of
the local service network or the broader regional grid after
necessary system upgrades have been completed.
COST
Regulation requires that the developer of the Yorkville
Data Center cover all costs associated with delivering
service.
The Transmission Security Agreement (TSA), the Public Utility
Act, and ICC-approved utility tariffs place the costs of
connecting, supplying, and operating the development,
as well as the required system upgrades, squarely on the
Developer.
SUSTANABILITY
ComEd tariffs will collect payments from the Yorkville Data
Center to support new renewable energy development,
ComEd energy efficiency programs, and job training
programs that benefit consumers and the environment.
76
GRUEN GRUEN
+ ASSOCIATES
77
Aaron Gruen -Principal
Gruen Gruen + Associates
Education
•B.A., University of Chicago
•J.D. DePaul College of Law
Work History, Certifications and Licenses
•Principal since 1991
•Fiscal and Economic Impact Analyses Completed for: DuPage Airport,
Chicago Executive Airport, City of Aurora, City of Harvard, Village of
Wilmette, Village of Gurnee, Village of Huntley, Village of Lansing,
Village of Westchester, Village of Sugar Grove, City of Bulder (CO),
Cities of Surprise and Tempe (AZ), and numerous other public and
private clients 78
Andrew Ratchford –Senior Analyst
Gruen Gruen + Associates
Education
•B.A., University of Colorado
Work History, Certifications and Licenses
•Senior Analyst since 2006
•Fiscal and Economic Impact Analyses Completed for: DuPage Airport,
Chicago Executive Airport, City of Aurora, City of Harvard, Village of
Wilmette, Village of Gurnee, Village of Huntley, Village of Lansing,
Village of Westchester, Village of Sugar Grove, City of Bulder (CO),
Cities of Surprise and Tempe (AZ), and numerous other public and
private clients
79
ANNUAL TAX REVENUE IMPACTS OF DATA CENTER
OPERATIONS ON CITY OF YORKVILLE
Total Annual at Build-out of
Campus*
Electric Utility Tax $16,208,000
Property Tax $887,000
Annual Total Revenue for Yorkville $17,095,000
*Figures are rounded.
80
ANNUAL PROPERTY TAX REVENUE AT BUILD-OUT
Tax Entity
Annual Revenue
(Based on Market Value of $602,569,175)*
Plano School District #88 10,974,833
Bristol-Kendall Fire Protection District 1,253,505
Kendall County $1,060,682
Jr. College #516 $840,122
Forest Preserve $261,927
Yorkville Library $233,837
Bristol Township $134,152
Bristol TWP Road $98,219
City of Yorkville $886,741
Total $15,744,008
*The total Equalized Assessed Value upon build-out is estimated at approximately
$200,856,400.
81
ANNUAL ELECTRIC TAX REVENUE AT BUILD-OUT
Total Annual*
Building Space in Square Feet at build-out of
Campus
1,854,059
Average Monthly Electric Usage 254.5 kWh per square
foot
Average Monthly Electric Consumption 473,040,000 kWh*
Average Monthly Tax Revenue
@ 0.286 cents ($0.00286 per kilowatt-hour)$1,350,655
Annual Tax Revenue for Yorkville $16,207,859
* Based on a “power usage effectiveness” factor of 1.50 and a typical “utilization”
factor of 80%.
82
ANNUAL ON-GOING ECONOMIC IMPACT OF DATA
CENTER OPERATIONS ON YORKVILLE ECONOMY
Total Annual at Build-out of Campus*
Jobs 1,133
Labor Income $147.5 million
Economic Output $845.6 million
Income Per Job $130,000
* Figures are rounded.
83
ONE-TIME ECONOMIC IMPACT OF DATA CENTER
CONSTRUCTION ON YORKVILLE ECONOMY
Annual During Construction*
Jobs 214
Labor Income $15.3 million
Economic Output $84.9 million
Income Per Job $71,300
* Figures are rounded.
84
COHNREZNICK
ADVISORY LLC
85
Andrew R. Lines, MAI, CRE –Partner
CohnReznick Advisory, LLC
Education
•BFA -Syracuse University: BFA
Work History, Certifications and Licenses
•20+ years of Appraisal Institute Coursework
•Member of the Institute of Real Estate Management (IREM)
•Member of the National Council of Housing Market Analysts (NCHMA)
•Appraisal Institute (MAI)
•Counselors of Real Estate (CRE)
•Certified General Real Estate Appraiser in the states of: IL, IN, OH, AZ, NY, NJ, MD, FL,
GA, KY, DC
•Accepted as an expert in: Federal Court, State Circuit Courts, Chancery Court of
Delaware, Multiple Counties in IL, IN, IA, PA, CO, & WA, Multiple Townships in MI & NY,
State Power Boards of OH, WI, HI & KY
Disclaimer:This summary of our conclusions is limited to the intended use, intended users (C1 Yorkville LLC and CyrusOne), and for the purpose of addressing local concerns regarding a battery energy storage system use having a perceived
impact on surrounding property values. No part of this report may be reproduced or modified in any form, or by any means, without the prior written permission of CohnReznick Advisory LLC.
86
DATA CENTER PROXIMITY IMPACT STUDY
Published Study:
•Keith Waters, PhD and Terry Clower, PhD
The Center for Regional Analysis, Schar School of
Policy and Government, George Mason University,
2025
•Found no impact to homes closer to Data Centers
•Studied thousands of homes in Northern Virginia
•“The analysis fails to demonstrate statistical evidence
that proximity to a data center negatively impacts
housing values. This suggests that any negative
externalities associated with data centers, such as
noise, do not have a systemic effect on housing
values.”
87
DATA CENTER PROXIMITY IMPACT STUDY
CohnReznick studied established data center uses Rural Areas and performed a paired sales analysis
of homes adjacent to existing data centers and before and after sale analysis adjacent to an existing
data center.
88
DATA CENTER PROXIMITY IMPACT STUDY
Conclusions:
•Nominal variance in property values on a per SF basis for properties adjacent to data center uses when
compared to similar properties locationally removed from their influence.
•Rates of appreciation were higher for adjacent sale data than control data and also equal to or greater
than FHFA Index data for same zip code.
•No substantial difference in unit sale prices, conditions of sale, or overall marketability.
•Confirmed activity with brokers, including Levi Boyd with BHHS Ambassador Real Estate, who discussed
the Test Sale from Data Center Study 1 -a $1,595,000 property (2,300 feet away) that received multiple
offers. Mr. Boyd mentioned that the adjacent data center was not a concern to buyers, the sellers said
that Google was a good neighbor, and that there was no perceptible noise from the data center.
•The data centers analyzed reflected sales of property adjoining an existing data center (Test Area Sales)
in which the unit sale prices were effectively the same or higher than the comparable Control Area Sales
that were not near a data center. Our research and analysis suggests that the proposed development is
unlikely to detract from adjacent property values, based on the published study and this research.
89
BACKUP
SLIDES
90
Site Plan Data 91
1
REQUEST SUMMARY:
Pioneer Development, LLC, as the petitioner and contract purchaser, along with property owners Galena
& 47th, LLC, MPLIV10, LLC, Sanjay and Sameer Gupta, Dale L. Konicek, LLC, and The Konicek
Family Limited Partnership, have filed application to the United City of Yorkville, Kendall County,
Illinois for a Major Amendment to an existing Planned Unit Development (PUD), approved via
Ordinance No. 2025-77, of approximately 1,037 acres generally located northwest of Route 47 and
Galena Road, south of Baseline Road, and east of Ashe Road referred to as Project Cardinal data center
campus and illustrated in the map below.
The petitioner is requesting an amendment to the previously approved Planned Unit Development (PUD)
for an updated development Phasing Plan. Under the currently approved plan, development was to
proceed in a counterclockwise sequence, beginning in the northeastern portion of the property, continuing
to the western portion, and concluding in the southeastern portion. The proposed amendment would revise
the development sequence to a clockwise progression, with Phase 1 beginning in the northeastern portion
of the property, followed by development in the southeastern portion, and concluding along the western
side of the site.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Senior Planner
David Hansen, Senior Planner
Date: July 2, 2026
Subject: PZC 2026-05 Project Cardinal – Major PUD Amendment
Proposed Amendment to Planned Unit Development for Updated Phasing Plan
2
PROPERTY BACKGROUND
Original PUD
The originally approved Planned Unit Development (PUD) for the Project Cardinal data center campus
(Ordinance 2025-77) contemplated the development of a fourteen (14) building campus totaling
approximately 17 million square feet over a ten (10) year period. Development was to occur in three (3)
phases, beginning with the construction of the substations located south of Baseline Road near the center
of the site (Phase 0). Phase 1 would then proceed in the northeastern portion of the property with three (3)
buildings. Phase 2 was planned for the northwestern portion of the campus and included four (4)
buildings. The final phase would occur in the southeastern portion of the property and consist of seven (7)
buildings and an additional substation. Collectively, the approved phasing plan established a
counterclockwise development sequence, as illustrated below in Exhibit B of the approved PUD
ordinance:
Applicability for Major PUD Amendment
Section 2.3, Terms for Construction, of the approved Planned Unit Development (PUD) Ordinance states
that the Developer intends to construct the data center campus over a ten (10) year period in accordance
with the submitted Phasing Plan. While the build-out schedule is advisory and non-binding, allowing the
Developer to accelerate or delay phases without penalty, any modification to or reordering of the
approved Phasing Plan requires City Council approval.
Additionally, Section 7.4, Amendments, classifies a change in the sequencing of the Phasing Plan as a
Major Amendment to the PUD. As such, the request must follow the review procedures set forth in
3
Section 10-8-8(F) of the Unified Development Ordinance, including a public hearing before the Planning
and Zoning Commission.
PROPOSED MAJOR PLANNED UNIT DEVELOPMENT (PUD) AMENDMENT:
As shown below, the revised Phasing Plan maintains the original Phase 0 development of the substations
and modifies the subsequent construction into a clockwise sequence. Phase 1 would commence in the
eastern portion of the property with the construction of three (3) data center buildings. Phase 2 would then
proceed in the southeastern portion of the site and include seven (7) data center buildings and an
additional substation. The final phase, Phase 3, would occur in the northwestern portion of the property
and consist of four (4) data center buildings.
Settlement Agreement
The proposed amendment to the Project Cardinal data center campus Phasing Plan is the result of a recent
settlement agreement approved by the City Council. Shortly before the City approved the Project Cardinal
Planned Unit Development (PUD) Agreement and Preliminary PUD Plan in November 2025 for the
approximately 1,037-acre data center campus, a lawsuit was filed by a property owner within an
unincorporated subdivision located along Ashe Road, west of the subject property.
To resolve the litigation, the City and the property owner entered into a settlement agreement that
included several provisions, one of which required revisions to the previously approved Phasing Plan.
Specifically, the agreement established a new sequence of development phases and set minimum
substantial completion thresholds that must be achieved before construction may proceed to the next
phase.
4
As part of the settlement, the City also agreed to process an amendment to the Planned Unit Development
(PUD) Agreement to consider approval of the revised phasing plan in accordance with the amendment
procedures contained in the PUD Agreement and the requirements of the City's Unified Development
Ordinance. The settlement agreement was approved by the City Council on June 23, 2026.
STAFF COMMENTS:
The proposed Major Amendment to the originally approved Planned Unit Development (PUD) for the
Project Cardinal data center campus is necessary to ensure compliance with the terms and conditions of
the recently approved Settlement Agreement. Furthermore, the approval of this amendment will ensure
consistency between the City's entitlement documents and provide certainty regarding the future
sequencing and development of the campus.
Since the petitioner is not proposing any changes to the character, use, intensity, or overall design of the
approved Planned Unit Development (PUD) and is only seeking to modify the sequencing of construction
activities as a result of litigation and the associated Settlement Agreement, it is not necessary to re-
evaluate the Standards for Special Uses, or the Standards for Planned Unit Developments set forth in
Sections 10-8-5 and 10-8-8 of the Unified Development Ordinance (UDO). The findings previously made
by the Planning and Zoning Commission on July 9, 2025, remain applicable and valid, as reflected in
Section 5 of Ordinance No. 2025-77 approving the PUD.
PROPOSED MOTION:
In consideration of testimony presented during a Public Hearing on July 8, 2026, the Planning and
Zoning Commission recommends approval to the City Council of a request for a Major Amendment to
the Special Use authorization of a Planned Unit Development for Project Cardinal’s Updated Phasing
Diagram, as prepared by Burns McDonnell, for a data center campus to be located northwest of Route
47 and Galena Road, south of Baseline Road, and east of Ashe Road, and further subject to {insert any
additional conditions of the Planning and Zoning Commission} …
Attachments:
1. Petitioner’s Application
2. Legal Description
3. List of Contiguous Property Owners within 500 feet
4. Ordinance 2025-77
5. Updated Phasing Diagram
6. Settlement Agreement
7. Public Hearing Notice
1
PINS BY OWNER
Galena & 47TH LLC, MPLIV10 LLC PIN: 02-05-300-003 CITY OF YORKVILLE
PIN: 02-04-300-032 CITY OF YORKVILLE
PIN: 02-04-300-024 CITY OF YORKVILLE
PIN: 02-05-400-021 CITY OF YORKVILLE
PIN: 02-09-100-031 CITY OF YORKVILLE
PIN: 02-09-100-030 CITY OF YORKVILLE
Sanjay & Sameer Gupta PIN: 02-04-100-015 CITY OF YORKVILLE
PIN: 02-05-200-007 UNINCORPORATED
The Konicek Family Limited Partnership PIN: 02-06-100-022 UNINCORPORATED
DALE L. KONICEK, LLC PIN: 02-06-200-002 CITY OF YORKVILLE
PIN: 02-05-400-022 CITY OF YORKVILLE
PIN: 02-05-200-006 CITY OF YORKVILLE
PIN: 02-04-100-016 CITY OF YORKVILLE
PIN: 02-06-400-008 UNINCORPORATED
PIN: 02-06-200-003 UNINCORPORATED
PIN: 02-05-100-003 UNINCORPORATED
PIN: 02-05-100-005 UNINCORPORATED
PIN: 02-05-400-009 CITY OF YORKVILLE
PIN: 02-04-300-018 CITY OF YORKVILLE
PIN: 02-04-300-017 CITY OF YORKVILLE
PIN: 02-06-400-001 UNINCORPORATED
LEGAL DESCRIPTION
OWNER: Sanjay & Sameer Gupta
PARCEL 1:
THAT PART OF LOT 2 OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 37 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF THE
GOVERNMENT SURVEY OF SAID SECTION 5 DESCRIBED AS FOLLOWS: COMMENCING AT
THE SOUTHEAST CORNER OF SAID LOT 2; THENCE WEST 40 CHAINS (RECORD), 2652.01
FEET (MEASURED) TO THE SOUTHWEST CORNER OF SAID LOT 2; THENCE NORTH 38 1/2
LINKS (RECORD), 24.51 FEET (MEASURED) TO THE SOUTH BANK OF A DITCH; THENCE
SOUTH 89 DEGREES 30 MINUTES EAST (RECORD), NORTH 88 DEGREES 05 MINUTES 41
SECONDS EAST (MEASURED), 2593.76 FEET (MEASURED) TO THE POINT OF BEGINNING;
THENCE NORTH 01 DEGREES 54 MINUTES 03 SECONDS WEST, 232.55 FEET TO A POINT ON A
NON-TANGENT CURVE; THENCE NORTHEASTERLY 68.93 FEET ALONG A CURVE TO THE
LEFT, HAVING A RADIUS OF 533.00 FEET AND WHOSE CHORD BEARS NORTH 59 DEGREES 57
MINUTES 33 SECONDS EAST, 68.88 FEET TO A POINT ON THE EAST LINE OF SAID LOT 2;
THENCE SOUTH 01 DEGREES 16 MINUTES 25 SECONDS EAST ALONG SAID EAST LINE, 265.04
FEET TO THE SOUTHEAST CORNER OF SAID LOT 2; THENCE SOUTH 88 DEGREES 05
MINUTES 41 SECONDS WEST, 57.84 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP
OF BRISTOL, KENDALL COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF LOT 2 OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 37 NORTH,
2
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF THE
GOVERNMENT SURVEY OF SAID SECTION 4 DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SAID SECTION; THENCE SOUTH ON THE SECTION LINE 26.80
CHAINS; THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID SECTION, 14.30 CHAINS;
THENCE IN A NORTHEASTERLY DIRECTION TO A POINT ON THE NORTH LINE OF SAID
SECTION, 20.67 CHAINS EAST OF THE POINT OF BEGINNING; THENCE WEST ALONG THE
SECTION LINE TO THE POINT OF BEGINNING; EXCEPTING THEREFROM THAT PART OF LOT
2 LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE; BEGINNING AT THE
SOUTHWEST CORNER OF SAID LOT 2; THENCE NORTH 01 DEGREES 16 MINUTES 25
SECONDS WEST, ALONG THE WEST LINE OF SAID LOT 2, A DISTANCE OF 265.04 FEET TO A
POINT ON A NON-TANGENT CURVE; THENCE NORTHEASTERLY 531.35 FEET ALONG A
CURVE TO THE LEFT, HAVING A RADIUS OF 533.00 FEET AND WHOSE CHORD BEARS
NORTH 27 DEGREES 41 MINUTES 44 SECONDS EAST, 509.62 FEET TO A POINT OF TANGENCY,
THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS WEST 150.53 FEET, THENCE NORTH
89 DEGREES 08 MINUTES 11 SECONDS EAST, PERPENDICULAR TO THE LAST DESCRIBED
LINE, 110.00 FEET; THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS WEST
PERPENDICULAR TO THE LAST DESCRIBED LINE, 912.39 FEET TO A POINT ON THE NORTH
LINE OF SAID LOT 2, SAID POINT BEING 364.44 FEET EAST OF THE NORTHWEST CORNER OF
SAID SECTION 4 (AS MEASURED ALONG SAID NORTH LINE) AND SAID POINT ALSO BEING
THE POINT OF TERMINUS; IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
OWNER: Galena & 47th LLC and MPLIV10LLC
PARCEL 1:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4 AND THE NORTHWEST QUARTER
OF SECTION 9, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
SOUTHWEST QUARTER; THENCE SOUTH 01 DEGREE 19 MINUTES 09 SECONDS EAST ALONG
THE EAST LINE OF SAID SOUTHWEST QUARTER, 990.0 FEET (15 CH.) TO THE NORTHEAST
CORNER OF LANDS DESCRIBED IN BOOK 163 AT PAGE 473; THENCE SOUTH 01 DEGREE 19
MINUTES 09 SECONDS EAST ALONG SAID EAST LINE, 1.84 FEET TO A POINT ON THE
SOUTHERLY LINE OF LANDS DESCRIBED IN BOOK 152 AT PAGE 392; THENCE SOUTH 87
DEGREES 52 MINUTES 56 SECONDS WEST ALONG SAID SOUTHERLY LINE AND THE
WESTERLY EXTENSION THEREOF, 1722.34 FEET TO ITS INTERSECTION WITH THE
WESTERLY LINE OF THE RIGHT-OF-WAY OF ILLINOIS ROUTE 47 AS RECORDED IN
DOCUMENT 907257 FOR A POINT OF BEGINNING; THENCE SOUTH 00 DEGREES 09 MINUTES
41 SECONDS EAST ALONG SAID WESTERLY LINE, 128.76 FEET; THENCE NORTH 89 DEGREES
50 MINUTES 19 SECONDS EAST ALONG SAID WESTERLY LINE, 10.0 FEET; THENCE SOUTH 00
DEGREES 09 MINUTES 41 SECONDS EAST ALONG SAID WESTERLY LINE, 787.46 FEET;
THENCE SOUTHERLY ALONG SAID WESTERLY LINE, BEING A CIRCULAR CURVE HAVING A
RADIUS OF 1596.42 FEET CONCAVE TO THE WEST, THE CHORD OF WHICH BEARS SOUTH 13
DEGREES 43 MINUTES 37 SECONDS WEST, 773.94 FEET TO ITS INTERSECTION WITH THE
SOUTH LINE OF SAID SOUTHWEST QUARTER, SAID POINT BEARING NORTH 87 DEGREES 56
MINUTES 55 SECONDS EAST, 719.99 FEET FROM THE SOUTHWEST CORNER OF SAID
SOUTHWEST QUARTER; THENCE CONTINUING SOUTHERLY ALONG SAID WESTERLY LINE,
BEING A CIRCULAR CURVE HAVING A RADIUS OF 1596.42 FEET CONCAVE TO THE WEST,
THE CHORD OF WHICH BEARS SOUTH 31 DEGREES 17 MINUTES 50 SECONDS WEST, 205.17
FEET; THENCE SOUTH 34 DEGREES 58 MINUTES 45 SECONDS WEST ALONG SAID WESTERLY
LINE, 88.42 FEET TO THE CENTER LINE OF THE CHICAGO-GALENA ROAD; THENCE NORTH 74
DEGREES 20 MINUTES 53 SECONDS WEST, 41.71 FEET TO AN EASTERLY LINE OF SAID
LANDS DESCRIBED IN BOOK 152 AT PAGE 392; THENCE NORTH 29 DEGREES 07 MINUTES 39
3
SECONDS EAST ALONG SAID EASTERLY LINE, 267.87 FEET TO SAID SOUTH LINE OF SAID
SOUTHWEST QUARTER; THENCE NORTH 87 DEGREES 56 MINUTES 55 SECONDS EAST
ALONG SAID SOUTH LINE, 9.74 FEET TO A POINT ON THE WESTERLY LINE OF SAID LANDS
DESCRIBED IN BOOK 163 AT PAGE 473; THENCE NORTH 27 DEGREES 39 MINUTES 29
SECONDS EAST ALONG SAID WESTERLY LINE, 366.26 FEET; THENCE NORTH 00 DEGREES 54
MINUTES 29 SECONDS EAST ALONG SAID WESTERLY LINE, 756.55 FEET; THENCE
DEPARTING FROM SAID WESTERLY LINE NORTH 02 DEGREES 12 MINUTES 23 SECONDS
EAST, 581.48 FEET TO A POINT OF THE SOUTHERLY LINE OF SAID LANDS DESCRIBED IN
BOOK 163 AT PAGE 473; THENCE NORTH 87 DEGREES 52 MINUTES 56 SECONDS EAST
ALONG SAID SOUTHERLY LINE, 22.15 FEET TO THE POINT OF BEGINNING IN KENDALL
COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHEAST 1/4 OF SECTION 5, THAT PART OF THE SOUTHWEST 1/4 OF
SECTION 4, THAT PART OF THE NORTHEAST 1/4 OF SECTION 8 AND THAT PART OF THE
NORTHWEST 1/4 OF SECTION 9, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE IRON ROD
MONUMENTING THE SOUTHEAST CORNER OF SECTION 5; THENCE NORTH 01 DEGREE 15
MINUTES 55 SECONDS WEST ALONG THE EAST LINE OF THE SOUTHEAST 1/4 OF SAID
SECTION 5, A DISTANCE OF 1,550.82 FEET; THENCE NORTH 88 DEGREES 44 MINUTES 05
SECONDS EAST 409.15 FEET PERPENDICULAR TO THE LAST DESCRIBED COURSE TO THE
POINT OF BEGINNING; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 221.96
FEET; THENCE NORTH 37 DEGREES 44 MINUTES 29 SECONDS EAST 115.96 FEET; THENCE
SOUTH 89 DEGREES 12 MINUTES 43 SECONDS EAST 196.55 FEET TO THE CENTERLINE OF THE
ROB ROY DITCH; THENCE SOUTH 02 DEGREES 13 MINUTES 10 SECONDS WEST 1,336.52 FEET
ALONG SAID CENTERLINE; THENCE SOUTH 29 DEGREES 12 MINUTES 38 SECONDS WEST
600.81 FEET TO THE CENTERLINE OF GALENA ROAD AS NOW ESTABLISHED; THENCE
NORTH 73 DEGREES 55 MINUTES 29 SECONDS WEST ALONG SAID CENTERLINE 677.76 FEET;
THENCE NORTH 02 DEGREES 56 MINUTES 50 SECONDS WEST 348.47 FEET; THENCE NORTH
16 DEGREES 11 MINUTES 58 SECONDS EAST 599.13 FEET; THENCE NORTH 28 DEGREES 26
MINUTES 55 SECONDS EAST 750.54 FEET TO THE POINT OF BEGINNING, ALL IN KENDALL
COUNTY, ILLINOIS.
PARCEL 3:
THAT PART OF THE WEST HALF OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE
SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 5; THENCE
NORTHERLY ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER 642.93 FEET TO A
POINT WHICH IS 162.00 FEET SOUTHERLY OF THE ORIGINAL CENTER LINE OF GALENA
ROAD; THENCE WESTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 102 DEGREES 56
MINUTES 02 SECONDS WITH THE LAST DESCRIBED COURSE, MEASURED CLOCKWISE
THEREFROM, 100.00 FEET TO A POINT WHICH IS
169.50 FEET, AS MEASURED PARALLEL WITH SAID EAST LINE SOUTHERLY OF SAID
ORIGINAL CENTER LINE TO THE POINT OF BEGINNING; THENCE NORTHERLY PARALLEL
WITH SAID EAST LINE, 14.66 FEET TO THE PRESENT CENTER LINE OF GALENA ROAD AS
DEPICTED ON A PLAT RECORDED JUNE 5, 1964 AS DOCUMENT NUMBER 145193; THENCE
WESTERLY ALONG SAID PRESENT CENTER LINE, 1675.69 FEET TO A POINT OF CURVATURE;
THENCE WESTERLY ALONG SAID PRESENT CENTER LINE BEING ALONG A TANGENTIAL
CURVE TO THE RIGHT HAVING A RADIUS OF 42,975.00 FEET, 933.19 FEET; THENCE
WESTERLY, ALONG SAID PRESENT CENTER LINE, 64.12 FEET TO THE WEST LINE OF SAID
SOUTHWEST QUARTER; THENCE NORTHERLY ALONG SAID WEST LINE, 957.16 FEET TO THE
NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG THE
WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 5, 920.88 FEET TO A POINT
4
WHICH IS 2,316.00 FEET SOUTHERLY OF THE NORTHWEST CORNER OF SAID NORTHWEST
QUARTER; THENCE EASTERLY, 2,651.03 FEET TO A POINT ON THE EAST LINE OF SAID WEST
HALF WHICH IS 2,326.70 FEET SOUTHERLY OF THE NORTHEAST CORNER OF SAID
NORTHWEST QUARTER; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID WEST HALF,
2,686.96 FEET TO SAID ORIGINAL CENTER LINE; THENCE WESTERLY ALONG SAID
ORIGINAL CENTER LINE, 101.94 FEET TO THE POINT OF BEGINNING, IN BRISTOL TOWNSHIP,
KENDALL COUNTY, ILLINOIS.
OWNER: Dale L. Konicek, LLC
TRACT 1:
THAT PART OF THE EAST HALF OF SECTION 5 AND THAT PART OF THE WEST HALF OF
SECTION 4, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE IRON PIPE MONUMENT THE
SOUTHEAST CORNER OF SAID SECTION 5; THENCE NORTH 01 DEGREE 15 MINUTES 55
SECONDS WEST ALONG THE EAST LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 5, A
DISTANCE OF 1730.13 FEET TO THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES 27
MINUTES 29 SECONDS WEST 362.35 FEET; THENCE NORTH 00 DEGREES 32 MINUTES 31
SECONDS EAST 2025.23 FEET TO THE SOUTHERLY LINE OF COMMONWEALTH EDISON
COMPANY PROPERTY DESCRIBED IN DOCUMENT 73-2720; THENCE NORTH 87 DEGREES 56
MINUTES 31 SECONDS EAST ALONG SAID SOUTHERLY LINE 1,222.89 FEET TO THE
CENTERLINE OF ROB ROY DITCH; THENCE SOUTH 03 DEGREES 43 MINUTES 10 SECONDS
EAST ALONG SAID CENTERLINE 577.07 FEET; THENCE SOUTH 01 DEGREE 49 MINUTES 41
SECONDS WEST ALONG SAID CENTERLINE 298.55 FEET; THENCE NORTH 89 DEGREES 00
MINUTES 53 SECONDS EAST 15.64 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF
ILLINOIS ROUTE 47 PER DOCUMENT 907256 AND 907257; (THE NEXT 5 CALLS ARE ALONG
SAID WESTERLY RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47 PER DOCUMENT 907256 AND
907257) THENCE SOUTH 00 DEGREES 09 MINUTES 46 SECONDS EAST 170.64 FEET; THENCE
NORTH 89 DEGREES 50 MINUTES 14 SECONDS EAST 10.00 FEET; THENCE SOUTH 00 DEGREES
09 MINUTES 46 SECONDS EAST 1,000.00 FEET; THENCE SOUTH 89 DEGREES 50 MINUTES 14
SECONDS WEST 10.00 FEET; THENCE SOUTH 00 DEGREES 09 MINUTES 46 SECONDS EAST
36.62 FEET; THENCE NORTH 89 DEGREES 27 MINUTES 29 SECONDS WEST 925.95 FEET TO THE
POINT OF BEGINNING, ALL IN KENDALL COUNTY, ILLINOIS.
TRACT 2:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7
EAST, LYING NORTHERLY OF A LINE EXTENDING EASTERLY FROM A POINT ON THE WEST
LINE OF SAID NORTHWEST QUARTER, 2316 FEET SOUTH OF THE NORTHWEST CORNER OF
SAID SECTION 5, TO A POINT ON THE NORTH AND SOUTH CENTERLINE OF SAID SECTION,
2326.7 FEET SOUTH OF THE NORTHWEST CORNER OF SAID SECTION AND LYING
SOUTHERLY OF THE COMMONWEALTH EDISON COMPANY RIGHT OF WAY LINE
PURSUANT TO DOCUMENT 73-2720, IN KENDALL COUNTY, ILLINOIS.
ALSO;
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHEAST CORNER OF SAID SECTION 6, THENCE SOUTH ON THE EAST LINE OF SAID
SECTION 6, A DISTANCE OF 2460.05 FEET TO THE INTERSECTION WITH THE MOST
SOUTHERLY LINE OF PROPERTY CONVEYED TO LASALLE NATIONAL BANK, AS TRUSTEE
UNDER TRUST AGREEMENT DATED JULY 15, 1966 AND KNOWN AS TRUST NUMBER 35339,
BY A DEED DATED JANUARY 31, 1972 AND RECORDED JANUARY 31, 1972 AS DOCUMENT
72-467 TO THE POINT OF BEGINNING, THENCE WESTERLY ALONG THE SOUTHERLY LINE OF
SAID PROPERTY CONVEYED TO LASALLE NATIONAL BANK, AS TRUSTEE UNDER TRUST
5
NUMBER 35339, WHICH FORMS AN ANGLE OF 89 DEGREES 57 MINUTES 27 SECONDS TO THE
LEFT WITH THE EAST LINE OF SAID SECTION 6, A DISTANCE OF 812.66 FEET, THENCE
NORTH 90 DEGREES 25 MINUTES 49 SECONDS TO THE RIGHT WITH THE PROLONGATION OF
THE LAST DESCRIBED COURSE, A DISTANCE OF 366.94 FEET, THENCE EASTERLY 88
DEGREES 43 MINUTES 04 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST
DESCRIBED COURSE, A DISTANCE OF 809.73 FEET TO THE EAST LINE OF SAID SECTION 6,
THENCE SOUTH ALONG THE EAST LINE OF SAID SECTION 6, A DISTANCE OF 378.96 FEET TO
THE POINT OF BEGINNING, IN KENDALL COUNTY, ILLINOIS.
ALSO;
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHEAST CORNER OF SAID SECTION 6, THENCE SOUTH ON THE EAST LINE OF SAID
SECTION 6, A DISTANCE OF 2474.60 FEET FOR THE POINT OF BEGINNING OF THE TRACT
HEREIN DESCRIBED, THENCE WESTERLY ON A LINE WHICH FORMS AN ANGLE OF 90
DEGREES 57 MINUTES 19 SECONDS TO THE RIGHT WITH THE EAST LINE OF SAID SECTION 6,
A DISTANCE OF 812.66 FEET, THENCE NORTH ALONG A LINE 89 DEGREES 31 MINUTES 03
SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED LINE, A
DISTANCE OF 1.61 FEET TO THE INTERSECTION WITH THE MOST SOUTHERLY LINE OF THE
PROPERTY CONVEYED TO LASALLE NATIONAL BANK, AS TRUSTEE UNDER TRUST
AGREEMENT DATED JULY 15, 1966 AND KNOWN AS TRUST NUMBER 35339 BY DEED DATED
JANUARY 31, 1972 AND RECORDED JANUARY 31, 1972 AS DOCUMENT 72-467, THENCE
EASTERLY ON THE SOUTHERLY LINE OF SAID PROPERTY CONVEYED TO THE LASALLE
NATIONAL BANK, A DISTANCE OF 812.66 FEET TO A POINT ON THE EAST LINE OF SAID
SECTION 6, THENCE SOUTHERLY ON SAID EAST LINE,
13.55 FEET TO THE POINT OF BEGINNING, IN KENDALL COUNTY, ILLINOIS.
TRACT 3:
LOT 2 OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF THE GOVERNMENT SURVEY
OF SAID SECTION 5 (EXCEPT THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE
SOUTHEAST CORNER OF SAID LOT 2, THENCE WEST 40 CHAINS TO THE SOUTHWEST
CORNER OF SAID LOT, THENCE NORTH 38 1/2 LINKS TO THE SOUTH BANK OF DITCH,
THENCE SOUTH 89 DEGREES 30 MINUTES 00 SECONDS EAST 40 CHAINS TO THE POINT OF
BEGINNING AND EXCEPTING THEREFROM THAT PART OF THE NORTHEAST 1/4 OF SECTION
5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED
AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID NORTHEAST 1/4,
1961.60 FEET EAST OF THE NORTHWEST CORNER OF SAID NORTHEAST 1/4, THENCE EAST
ALONG SAID NORTH LINE
667.0 FEET, THENCE SOUTH AT RIGHT ANGLES TO SAID NORTH LINE, 396.0 FEET, THENCE
WEST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 667.0 FEET, THENCE NORTH
AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 396.0 FEET TO THE POINT OF
BEGINNING, AND ALSO EXCEPTING THAT PART OF LOT 2 OF THE NORTHEAST QUARTER
OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT OF THE GOVERNMENT SURVEY OF SAID SECTION 5 DESCRIBED
AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID LOT 2, THENCE WEST
40 CHAINS (RECORD), 2652.01 FEET (MEASURED) TO THE SOUTHWEST CORNER OF SAID
LOT 2, THENCE NORTH 38 1/2 LINKS (RECORD), 25.41 FEET (MEASURED) TO THE SOUTH
BANK OF A DITCH, THENCE SOUTH 89 DEGREES 30 MINUTES 00 SECONDS EAST (RECORD),
NORTH 88 DEGREES 05 MINUTES 41 SECONDS EAST (MEASURED), 2593.76 FEET
(MEASURED) TO THE POINT OF BEGINNING, THENCE NORTH 01 DEGREES 54 MINUTES 03
SECONDS WEST, 232.55 FEET TO A POINT ON A NON-TANGENT CURVE, THENCE
NORTHEASTERLY 68.93 FEET ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 533.00
6
FEET AND WHOSE CHORD BEARS NORTH 59 DEGREES 57 MINUTES 33 SECONDS EAST, 68.88
FEET TO A POINT ON THE EAST LINE OF SAID LOT 2, THENCE SOUTH 01 DEGREES 16
MINUTES 25 SECONDS EAST ALONG SAID EAST LINE, 265.04 FEET TO THE SOUTHEAST
CORNER OF SAID LOT 2, THENCE SOUTH 88 DEGREES 05 MINUTES 41 SECONDS WEST, 57.84
FEET TO THE POINT OF BEGINNING) IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY,
ILLINOIS.
TRACT 4:
THAT PART OF LOT 2 OF THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP 37 NORTH, RANGE
7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF THE
GOVERNMENT SURVEY OF SAID SECTION 4, LYING WESTERLY OF THE FOLLOWING
DESCRIBED LINE BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 2, THENCE
NORTH 01 DEGREES 16 MINUTES 25 SECONDS WEST, ALONG THE WEST LINE OF SAID LOT
2, A DISTANCE OF 265.04 FEET TO A POINT ON A NON-TANGENT CURVE, THENCE
NORTHEASTERLY 531.35 FEET ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 533.00
FEET AND WHOSE CHORD BEARS NORTH 27 DEGREES 41 MINUTES 44 SECONDS EAST, 509.62
FEET TO A POINT OF TANGENCY, THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS
WEST 150.53 FEET, THENCE NORTH 89 DEGREES 08 MINUTES 11 SECONDS EAST,
PERPENDICULAR TO THE LAST DESCRIBED LINE,
110.00 FEET, THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS WEST PERPENDICULAR
TO THE LAST DESCRIBED LINE, 912.39 FEET TO A POINT ON THE NORTH LINE OF SAID LOT
2, SAID POINT BEING 364.44 FEET EAST OF THE NORTHWEST CORNER OF SAID SECTION 4
(AS MEASURED ALONG SAID NORTH LINE) AND SAID POINT ALSO BEING THE POINT OF
TERMINUS, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
TRACT 5:
PARCEL 1:
THAT PART OF THE WEST 1/2 OF SECTION 4, PART OF SECTION 5, PART OF THE NORTHEAST
1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 9, ALL IN TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF GALENA ROAD AS
NOW ESTABLISHED ACROSS SAID SECTION 5 WITH THE WEST LINE OF THE EAST 1/2 OF
SAID SECTION 5; THENCE NORTH 00 DEGREES 02 MINUTES 49 SECONDS WEST ALONG SAID
WEST LINE, 2673.13 FEET TO A POINT 2327.34 FEET SOUTH OF THE NORTHEAST CORNER OF
THE NORTHWEST 1/4 OF SAID SECTION 5; THENCE NORTH 89 DEGREES 36 MINUTES 30
SECONDS WEST 1323.10 FEET; THENCE NORTH 00 DEGREES 02 MINUTES 30 SECONDS EAST
2325.56 FEET TO THE NORTH LINE OF SAID SECTION 5; THENCE SOUTH 89 DEGREES 41
MINUTES 06 SECONDS EAST ALONG SAID NORTH LINE 1319.49 FEET TO THE NORTHWEST
CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 5; THENCE SOUTH 00 DEGREES 02
MINUTES 49 SECONDS EAST ALONG THE WEST LINE OF SAID NORTHEAST 1/4 1828.36 FEET;
THENCE NORTH 89 DEGREES 08 MINUTES EAST 3596.80 FEET TO THE CENTER LINE OF ROB
ROY DITCH; THENCE SOUTH 00 DEGREES 22 MINUTES 03 SECONDS EAST ALONG SAID
CENTER LINE 781.86 FEET; THENCE SOUTH 02 DEGREES 43 MINUTES 14 SECONDS WEST
ALONG SAID CENTER LINE
300.01 FEET; THENCE SOUTH 89 DEGREES 40 MINUTES EAST 291.15 FEET; THENCE SOUTH 00
DEGREES 56 MINUTES 40 SECONDS WEST 240.28 FEET; THENCE NORTH 89 DEGREES 14
MINUTES 01 SECONDS EAST 1428.51 FEET TO THE EAST LINE OF THE WEST 1/2 OF SAID
SECTION 4; THENCE SOUTH 00 DEGREES 02 MINUTES 57 SECONDS EAST ALONG SAID EAST
LINE 991.84 FEET; THENCE SOUTH 89 DEGREES 09 MINUTES 08 SECONDS WEST 1745.17 FEET
TO THE CENTER LINE OF SAID ROB ROY DITCH; THENCE SOUTH 03 DEGREES 28 MINUTES
51 SECONDS WEST ALONG SAID CENTER LINE 1373.75 FEET; THENCE SOUTH 30 DEGREES 24
MINUTES 07 SECONDS WEST ALONG SAID CENTER LINE 600.81 FEET TO THE CENTER LINE
OF SAID GALENA ROAD; THENCE NORTH 72 DEGREES 44 MINUTES WEST ALONG SAID
7
CENTER LINE, 3318.05 FEET TO THE POINT OF BEGINNING,
EXCEPTING THEREFROM THAT PART OF THE NORTHWEST 1/4 OF SECTION 5, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN LYING SOUTH OF A LINE
EXTENDING EASTERLY FROM A POINT ON SAID WEST LINE OF THE NORTHWEST 1/4
WHICH POINT IS 1876.07 FEET SOUTH OF THE NORTHWEST CORNER OF SAID SECTION 5 TO
A POINT ON THE NORTH AND SOUTH CENTER LINE OF SAID SECTION 5 WHICH POINT IS
1828.85 FEET SOUTH OF SAID NORTH QUARTER CORNER, AND EXCEPT A STRIP OF LAND
205.00 FEET WIDE IN THE NORTHEAST 1/4 OF SECTION 5 AND THE NORTHWEST 1/4 OF
SECTION 4, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN,
BOUNDED AND DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF
THE NORTHEAST 1/4 OF SAID SECTION 5; THENCE SOUTH ALONG THE NORTH AND SOUTH
CENTER LINE OF SAID SECTION 5, A DISTANCE OF 1828.85 FEET TO THE NORTH LINE OF
PROPERTY CONVEYED TO THE LASALLE NATIONAL BANK, AS TRUSTEE UNDER TRUST
AGREEMENT DATED FEBRUARY 10, 1967, KNOWN AS TRUST NO. 35913 RECORDED AS
DOCUMENT NO. 154368 IN BOOK 152, PAGE 392 AS SAID NORTH LINE IS MONUMENTED AND
OCCUPIED, HEREINAFTER REFERRED TO AS LINE "B", FOR THE POINT OR BEGINNING;
THENCE EAST ALONG SAID LINE "B", A DISTANCE OF 3596.80 FEET TO THE CENTER LINE OF
ROB ROY DITCH; THENCE SOUTHERLY ALONG THE CENTER LINE OF ROB ROY DITCH
FORMING AN ANGLE OF 90 DEGREES 29 MINUTES 57 SECONDS TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 205.00 FEET TO THE
INTERSECTION WITH A LINE 205.00 FEET PERPENDICULARLY DISTANT SOUTH OF AND
PARALLEL WITH THE AFORESAID LINE "B"; THENCE WEST ALONG THE LAST DESCRIBED
PARALLEL LINE A DISTANCE OF 3598.47 FEET TO THE NORTH AND SOUTH CENTER LINE OF
SAID SECTION 5; THENCE NORTH ALONG SAID NORTH AND SOUTH CENTER LINE 205.02
FEET TO THE POINT OF BEGINNING, AND ALSO EXCEPT THAT PART OF THE WEST HALF OF
SAID SECTION 4 LYING EAST OF THE WEST RIGHT OF WAY LINE OF ILLINOIS ROUTE 47, IN
KENDALL COUNTY, ILLINOIS.
AND ALSO EXCEPTING: THAT PART OF THE SOUTHEAST 1/4 OF SECTION 5, THAT PART OF
THE SOUTHWEST 1/4 OF SECTION 4, THAT PART OF THE NORTHEAST 1/4 OF SECTION 8 AND
THAT PART OF THE NORTHWEST 1/4 OF SECTION 9, ALL IN TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE IRON ROD MONUMENTING THE SOUTHEAST CORNER OF SECTION 5; THENCE NORTH
01 DEGREES 15 MINUTES 55 SECONDS WEST ALONG THE EAST LINE OF THE SOUTHEAST 1/4
OF SAID SECTION 5, A DISTANCE 1,550.82 FEET; THENCE NORTH 88 DEGREES 44 MINUTES 05
SECONDS EAST 409.15 FEET PERPENDICULAR TO THE LAST DESCRIBED COURSE TO THE
POINT OF BEGINNING; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 221.96
FEET; THENCE NORTH 37 DEGREES 44 MINUTES 29 SECONDS EAST 115.96 FEET; THENCE
SOUTH 89 DEGREES 12 MINUTES 43 SECONDS EAST 196.55 FEET TO THE CENTERLINE OF THE
ROB ROY DITCH; THENCE SOUTH 02 DEGREES 13 MINUTES 10 SECONDS WEST 1336.52 FEET
ALONG SAID CENTERLINE; THENCE SOUTH 29 DEGREES 12 MINUTES 38 SECONDS WEST
600.81 FEET TO THE CENTERLINE OF GALENA ROAD AS NOW ESTABLISHED; THENCE
NORTH 73 DEGREES 55 MINUTES 29 SECONDS WEST ALONG SAID CENTERLINE 677.76 FEET,
THENCE NORTH 02 DEGREES 56 MINUTES 50 SECONDS WEST 348.47 FEET; THENCE NORTH
16 DEGREES 11 MINUTES 58 SECONDS EAST 599.13 FEET; THENCE NORTH 28 DEGREES 25
MINUTES 55 SECONDS EAST 750.54 FEET TO THE POINT OF BEGINNING, ALL IN KENDALL
COUNTY, ILLINOIS,
AND ALSO EXCEPTING, THAT PART CONVEYED BY WARRANTY DEED RECORDED AUGUST
30, 2007 AS DOCUMENT 200700026496, DESCRIBED AS FOLLOWS: THAT PART OF THE EAST
HALF OF SECTION 5 AND THAT PART OF THE WEST HALF OF SECTION 4, ALL IN TOWNSHIP
37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE IRON PIPE MONUMENTING THE SOUTHEAST CORNER OF SAID
8
SECTION 5; THENCE NORTH 01 DEGREES 15 MINUTES 55 SECONDS WEST ALONG THE EAST
LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 5, A DISTANCE OF 1730.13 FEET TO THE
POINT OF BEGINNING; THENCE NORTH 89 DEGREES 27 MINUTES 29 SECONDS WEST 362.35
FEET; THENCE NORTH 00 DEGREES 32 MINUTES 31 SECONDS EAST 2026.23 FEET TO THE
SOUTHERLY LINE OF COMMONWEALTH EDISON COMPANY PROPERTY DESCRIBED IN
DOCUMENT 73-2720; THENCE NORTH 87 DEGREES 56 MINUTES 31 SECONDS EAST ALONG
SAID SOUTHERLY LINE 1,222.89 FEET TO THE CENTERLINE OF ROB ROY DITCH; THENCE
SOUTH 03 DEGREES 43 MINUTES 10 SECONDS EAST ALONG SAID CENTERLINE 577.07 FEET;
THENCE SOUTH 01 DEGREES 49 MINUTES 41 SECONDS WEST ALONG SAID CENTERLINE
298.55 FEET; THENCE NORTH 89 DEGREES 00 MINUTES 53 SECONDS EAST 15.64 FEET TO THE
WESTERLY RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47 PER DOCUMENT 907256 AND
907257; (THE NEXT 5 CALLS ARE ALONG SAID WESTERLY RIGHT OF WAY LINE OF ILLINOIS
ROUTE 47 PER DOCUMENT 907256 AND 907257) THENCE SOUTH 00 DEGREES 09 MINUTES 46
SECONDS EAST 170.64 FEET; THENCE NORTH 89 DEGREES 50 MINUTES 14 SECONDS EAST
10.00 FEET; THENCE SOUTH 00 DEGREES 09 MINUTES 48 SECONDS EAST, 1,000.00 FEET;
THENCE SOUTH 89 DEGREES 50 MINUTES 14 SECONDS WEST 10.00 FEET; THENCE SOUTH 00
DEGREES 09
MINUTES 46 SECONDS EAST 38.62 FEET; THENCE NORTH 89 DEGREES 27 MINUTES 29
SECONDS WEST 925.95 FEET TO THE POINT OF BEGINNING, ALL IN KENDALL COUNTY,
ILLINOIS.
PARCEL 2:
THAT PART OF THE NORTHWEST 1/4 OF SECTION 5 AND NORTHEAST 1/4 OF SECTION 6,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SECTION 5; THENCE EAST ALONG
THE SECTION LINE 1331.4 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE
OF 90 DEGREES 07 MINUTES 00 SECONDS MEASURED FROM WEST TO SOUTH FROM THE
SECTION LINE, 2321.5 FEET; THENCE WESTERLY ALONG A LINE FORMING AN ANGLE OF 89
DEGREES 33 MINUTES 00 SECONDS, MEASURED FROM NORTH TO WEST FROM THE LAST
DESCRIBED COURSE, 1328.7 FEET TO THE WEST LINE OF SECTION 5; THENCE SOUTHERLY
ALONG THE SECTION LINE, FORMING AN ANGLE OF 89 DEGREES 27 MINUTES 00 SECONDS
MEASURED FROM EAST TO SOUTH FROM THE LAST DESCRIBED COURSE, 146.4 FEET;
THENCE WESTERLY ALONG A LINE FORMING AN ANGLE OF 89 DEGREES 58 MINUTES 00
SECONDS, MEASURED FROM NORTH TO WEST FROM THE SECTION LINE, 1553 FEET;
THENCE NORTHERLY ALONG A LINE FORMING AN ANGLE OF 89 DEGREES 33 MINUTES 00
SECONDS, MEASURED FROM EAST TO NORTH FROM THE LAST DESCRIBED COURSE, 2461.1
FEET TO THE NORTH LINE OF SECTION 6; THENCE EASTERLY ALONG SAID NORTH LINE
1534 FEET TO THE POINT OF BEGINNING,
EXCEPTING THEREFROM THAT PART OF THE NORTHEAST 1/4 OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING SOUTH AND WEST OF
THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT 1876.07 FEET SOUTH OF THE
NORTHEAST CORNER OF SAID SECTION 6, SAID POINT BEING ON THE NORTH LINE OF THE
LAND CONVEYED TO COMMONWEALTH EDISON COMPANY BY DOCUMENT NO. R73-2841
(TRACT 1); THENCE WEST ALONG SAID NORTH LINE 1133.17 TO A POINT OF INTERSECTION
WITH A LINE 415.0 FEET PERPENDICULARLY DISTANT EAST OF AND PARALLEL WITH THE
EAST LINE OF THE LAND CONVEYED TO EARL P. AND EMMA V. KONICEK BY DEED
RECORDED AS DOCUMENT NO. 136414 IN BOOK 126, PAGE 41; THENCE NORTH ON SAID
PARALLEL LINE, ALSO BEING THE EAST LINE OF THE LAND CONVEYED TO SAID
COMMONWEALTH EDISON COMPANY BY DOCUMENT NO. R73-2841, 1897.19 FEET TO THE
NORTH LINE OF SAID SECTION 6 AND THE POINT OF TERMINATION;
AND ALSO EXCEPT THAT PART OF THE NORTHWEST 1/4 OF SECTION 5, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN LYING SOUTHERLY OF A LINE
9
EXTENDED EASTERLY FROM A POINT ON THE WEST LINE OF SAID NORTHWEST 1/4 OF
SECTION 5 WHICH POINT IS 1876.07 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
SECTION 5 TO A POINT ON THE NORTH AND SOUTH CENTER LINE OF SECTION 5, WHICH
POINT IS 1828.85 FEET SOUTH OF THE NORTH QUARTER CORNER OF SAID SECTION 5, ALL
IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
TRACT 6:
PART OF THE EAST 1/2 OF SECTION 6; TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION; THENCE NORTHERLY
ALONG THE EASTERLY LINE OF SAID SECTION 6, A DISTANCE OF 3407.85 FEET TO THE
SOUTH LINE OF PROPERTY CONVEYED TO SUSAN SCHMIDT BY WARRANTY DEED
RECORDED DECEMBER 18, 1929 IN BOOK 80, PAGES 334 AND 335; THENCE WEST ALONG
THE SOUTH LINE OF PROPERTY CONVEYED TO SUSAN SCHMIDT A DISTANCE OF 1552.74
FEET TO THE EAST LINE OF PROPERTY CONVEYED TO EARL P KONICEK AND WIFE BY
WARRANTY DEED DATED DECEMBER 4, 1961 RECORDED AS DOCUMENT 136414, THENCE
SOUTH ALONG THE EAST LINE OF PROPERTY CONVEYED TO EARL P. KONICEK AND WIFE
1240.82 FEET TO THE CENTER LINE OF GALENA ROAD, FOR THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH ALONG THE PROLONGATION OF THE LAST DESCRIBED
COURSE A DISTANCE 919.13 FEET TO AN ANGLE POINT WHICH IS 1312.43 FEET
PERPENDICULARLY DISTANCE NORTH OF SAID SOUTH LINE OF SAID SECTION 6; THENCE
SOUTHWESTERLY ALONG A LINE FORMING AN ANGLE OF 26 DEGREES 45 MINUTES 35
SECOND TO THE RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE A
DISTANCE OF 332.08 FEET TO THE NORTH LINE OF PARCEL TWO OF PROPERTY CONVEYED
TO CHICAGO TITLE AND TRUST COMPANY, AS TRUSTEE UNDER TRUST NUMBER 45553 BY
CONSERVATORS DEED RECORDED SEPTEMBER 17, 1973 AS DOCUMENT 73-4671; THENCE
WESTERLY ALONG SAID NORTHERLY LINE FORMING AN ANGLE OF 62 DEGREES 01
MINUTES 01 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED
COURSE, A DISTANCE 646.8 FEET TO THE CENTER LINE OF BEECHER ROAD; THENCE
NORTHEASTERLY ALONG SAID CENTER LINE 1362.40 FEET TO THE CENTER LINE OF
GALENA ROAD; THENCE SOUTHEASTERLY ALONG SAID CENTER LINE 460.52 FEET TO THE
POINT OF BEGINNING; IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS,
ALSO,
THAT PART OF THE EAST 1/2 OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF GALENA ROAD WITH THE
EAST LINE OF SAID SECTION; THENCE NORTH 70 DEGREES 55 MINUTES WEST ALONG SAID
CENTER LINE 276 FEET; THENCE SOUTH PARALLEL TO THE EAST LINE OF SAID SECTION 8,
200 FEET; THENCE SOUTH 70 DEGREES 55 MINUTES EAST 270 FEET TO THE EAST LINE OF
SAID SECTION; THENCE SOUTH ALONG THE EAST LINE OF SAID SECTION 1456.6 FEET TO
THE SOUTHEAST CORNER OF SAID SECTION; THENCE WEST ALONG THE SOUTH LINE OF
SAID SECTION 470.51 FEET TO THE EASTERLY LINE OF PARCEL TWO OF THE PROPERTY
CONVEYED TO CHICAGO TITLE AND TRUST COMPANY TRUSTEE UNDER TRUST NUMBER
45553 BY CONSERVATORS DEED RECORDED SEPTEMBER 17, 1973 AS DOCUMENT R73-4671;
THENCE NORTHERLY ALONG SAID EASTERLY LINE 1006.52 FEET TO THE NORTHEASTERLY
CORNER OF SAID PARCEL; THENCE WESTERLY ALONG THE NORTH LINE OF SAID PARCEL
TWO 388.83 FEET TO THE INTERSECTION OF SAID NORTH LINE WITH THE EASTERLY LINE
OF THE PROPERTY DESCRIBED IN PARCEL ONE OF SAID DOCUMENT 73-4671; THENCE
NORTHEASTERLY ALONG SAID EASTERLY LINE OF PARCEL ONE A DISTANCE OF 115.02
FEET TO AN ANGLE POINT ON SAID EASTERLY LINE OF PARCEL ONE WHICH IS 1112.06
FEET PERPENDICULARLY DISTANCE NORTH OF THE SOUTH LINE OF SAID SECTION;
THENCE NORTH ALONG A LINE FORMING AN ANGLE 26 DEGREES 45 MINUTES 38 SECOND
10
TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE A DISTANCE
OF 2329.35 FEET TO THE SOUTH LINE OF PROPERTY CONVEYED TO DIANE R. KAPCHINSKI
BY TRUSTEES DEED RECORDED JUNE 14, 1973 AS DOCUMENT 73-28243; THENCE EAST
ALONG THE SOUTH LINE OF PROPERTY CONVEYED TO DIANE R. KAPCHINSKI 812.68 FEET
TO THE EAST LIEN OF SAID SECTION 6; THENCE SOUTHERLY ALONG THE EAST LINE OF
SAID SECTION 6, 1319.90 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF
BRISTOL, KENDALL COUNTY, ILLINOIS, EXCEPT THE LEGAL DESCRIPTION INCLUDED IN
THE WARRANTY DEED RECORDED AUGUST 24, 2020 AS DOCUMENT 202000016040.
OWNER: The Konicek Family Limited Partnership
A PART OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN AND PART OF SECTION 1, TOWNSHIP 37 NORTH, RANGE 6 EAST OF THE THIRD
PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST
CORNER OF SAID SECTION 6, THENCE EAST 19.508 CHAINS (1,287.528 FEET) TO AN IRON
STAKE FOR PLACE OF BEGINNING, THENCE EAST ON THE NORTH LINE OF SAID SECTION 6,
44.599 CHAINS (2,943.534 FEET), THENCE SOUTH 16 MINUTES WEST 56.242 CHAINS (3,711.972
FEET) TO THE CENTER OF THE HIGHWAY, THENCE NORTH 73 DEGREES 58 MINUTES WEST
3.473 CHAINS (229.218 FEET) ALONG THE CENTER OF THE HIGHWAY, THENCE NORTH 79
DEGREES 37 MINUTES WEST 52.777 CHAINS (3,483.282 FEET) ALONG THE CENTER OF THE
HIGHWAY, THENCE NORTH 79 DEGREES 16 MINUTES WEST 8.03 CHAINS (529.98 FEET)
ALONG THE CENTER OF THE HIGHWAY TO AN IRON STAKE, THENCE NORTH 18 DEGREES
05 MINUTES EAST 10.258 CHAINS (677.028 FEET) TO AN IRON STAKE, THENCE NORTH 72
DEGREES 01 MINUTE WEST 6.632 CHAINS (437.712 FEET) TO AN IRON STAKE, THENCE
NORTH 27 DEGREES 51 MINUTES EAST 11.60 CHAINS (765.6 FEET) TO AN IRON STAKE,
THENCE NORTH 89 DEGREES 25 MINUTES EAST 11.535 CHAINS (761.31 FEET) TO THE CENTER
OF THE HIGHWAY, THENCE NORTH 12 DEGREES 40 MINUTES EAST TO THE PLACE OF THE
BEGINNING, SITUATED IN KENDALL COUNTY, ILLINOIS, EXCEPTING THEREFROM RIGHT
OF WAY DEDICATED FOR ASHE ROAD AND GALENA ROAD AND ALSO;
EXCEPTING,
THAT PART OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHWEST CORNER OF SAID SECTION 6; THENCE EAST ALONG THE NORTH LINE OF
SAID SECTION 6, A DISTANCE OF 19.508 CHAINS (1287.53 FEET); THENCE SOUTH 12 DEGREES
40 MINUTES WEST, 22.655 CHAINS (1495.23 FEET); THENCE SOUTH 89 DEGREES 25 MINUTES
WEST, 11.535 CHAINS (761.31 FEET); THENCE SOUTH 27 DEGREES 50 MINUTES 42 SECONDS
WEST, 765.57 FEET; THENCE SOUTH 72 DEGREES 01 MINUTES EAST, 437.71 FEET; THENCE
SOUTH 18 DEGREES 05 MINUTES WEST, 637.63 FEET TO THE NORTHERLY RIGHT OF WAY
LINE OF GALENA ROAD; THENCE SOUTH 77 DEGREES 03 MINUTES 31 SECONDS EAST
ALONG SAID NORTHERLY RIGHT OF WAY LINE OF GALENA ROAD, 187.93 FEET FOR THE
POINT OF BEGINNING; THENCE CONTINUING SOUTH 77 DEGREES 03 MINUTES 31 SECONDS
EAST ALONG SAID RIGHT OF WAY LINE 136.30 FEET TO A POINT OF CURVE; THENCE
CONTINUING EASTERLY ALONG SAID RIGHT OF WAY, BEING A CURVE TO THE LEFT,
HAVING A RADIUS OF 14,285.00 FEET AND CHORD BEARING SOUTH 78 DEGREES 06
MINUTES 11 SECONDS EAST, 189.98 FEET TO A POINT OF BEND IN SAID RIGHT OF WAY;
THENCE NORTH 14 DEGREES 08 MINUTES 51 SECONDS EAST ALONG SAID RIGHT OF WAY,
20.02 FEET TO A POINT OF BEND; THENCE EASTERLY ALONG SAID RIGHT OF WAY, BEING A
CURVE TO THE LEFT, HAVING A RADIUS OF 14,265.00 FEET AND CHORD BEARING SOUTH 79
DEGREES 23 MINUTES 57 SECONDS EAST, A DISTANCE OF 453.85 FEET TO A POINT OF
TANGENT; THENCE SOUTH 80 DEGREES 18 MINUTES 38 SECONDS EAST ALONG SAID RIGHT
OF WAY, 29.82 FEET; THENCE NORTH 10 DEGREES 46 MINUTES 28 SECONDS EAST, 528.48
11
FEET; THENCE NORTH 79 DEGREES 13 MINUTES 32 SECONDS WEST, 810.97 FEET; THENCE
SOUTH 10 DEGREES 46 MINUTES 28 SECONDS WEST, 541.53 FEET TO THE POINT OF
BEGINNING, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS,
ALSO EXCEPTING,
THAT PART OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN BEING DESCRIBED BY COMMENCING AT THE
NORTHWEST CORNER OF SAID SECTION 6; THENCE EAST ALONG THE NORTH LINE OF SAID
SECTION 6, A DISTANCE OF 19.508 CHAINS (1287.53 FEET) TO THE NORTHEAST CORNER OF
EQUESTRIAN ESTATES AT LEGACY FARMS; THENCE SOUTH 12 DEGREES 40 MINUTES WEST
ALONG THE EASTERLY LINE OF SAID SUBDIVISION AND SAID EAST LINE EXTENDED
SOUTHERLY, 22.655 CHAINS (1495.23 FEET); THENCE NORTH 89 DEGREES 25 MINUTES EAST,
29.67 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF ASHE ROAD AS
RELOCATED FOR THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 25 MINUTES 00
SECONDS WEST ALONG THE LAST DESCRIBED COURSE, A DISTANCE OF 618.59 FEET;
THENCE SOUTH 00 DEGREES 35 MINUTES EAST, AT RIGHT ANGLES TO THE LAST
DESCRIBED COURSE, A DISTANCE OF 355.09 FEET; THENCE NORTH 89 DEGREES 25
MINUTES EAST, A DISTANCE OF 683.60 TO A POINT ON THE WESTERLY RIGHT OF WAY LINE
OF ASHE ROAD; THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE, ALONG A CURVE
TO THE RIGHT HAVING A RADIUS OF 1482.39 FEET, WHOSE CHORD BEARS NORTH 10
DEGREES 57 MINUTES 30 SECONDS WEST, 360.99 FEET TO THE POINT OF BEGINNING IN THE
TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
column_1 MailingAdd__MailingA_1 MailingCit__MailingSta__MailingZip PINS
Current Owner / Occupant CAPS 801 WARRENVILLE RD STE 150 LISLE IL 605324328 14-31-200-002
Current Owner / Occupant DEBRA BAUMGARTNER 2506 N CLARK ST STE 2950 CHICAGO IL 606141849 14-31-300-001
Current Owner / Occupant DEBRA BAUMGARTNER 2506 N CLARK ST STE 2950 CHICAGO IL 606141849 14-31-400-001
Current Owner / Occupant DEBRA BAUMGARTNER 2506 N CLARK ST STE 2950 CHICAGO IL 606141849 14-32-300-001
Current Owner / Occupant 1107 S BRIDGE ST STE D YORKVILLE IL 605601747 14-33-377-018
Current Owner / Occupant MAURICE E ORMISTON, TRUSTEE 11718 NEWARK RD NEWARK IL 605419236 14-33-400-028
Current Owner / Occupant % RALPH HARKISON PO BOX 3 BIG ROCK IL 60511 14-32-300-006
Current Owner / Occupant 43W904 BASELINE RD SUGAR GROVE IL 605549649 14-32-300-007
Current Owner / Occupant 525 S EDGELAWN DR AURORA IL 60506 14-32-300-008
Current Owner / Occupant 525 S EDGELAWN DR AURORA IL 60506 14-32-300-009
Current Owner / Occupant 525 S EDGELAWN DR AURORA IL 60506 14-32-400-001
Current Owner / Occupant 9 BEL AIRE CT BURR RIDGE IL 605278382 14-32-400-002
Current Owner / Occupant JAMES A SHERMAN 602B W 5TH AVE NAPERVILLE IL 605632902 14-33-301-001
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO. 2025-77
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS APPROVING A PLANNED UNIT DEVELOPMENT AGREEMENT
BY AND BETWEEN THE UNITED CITY OF YORKVILLE AND PIONEER
DEVELOPMENT, LLC
Project Cardinal)
Passed by the City Council of the
United City of Yorkville, Kendall County, Illinois
This 10"' day of November, 2025
Prepared by and Return to:
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, IL 60560
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville, Kendall
County, Illinois on November 14, 2025.
Ordinance No. 2025-77
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS APPROVING A PLANNED UNIT DEVELOPMENT AGREEMENT
BY AND BETWEEN THE UNITED CITY OF YORKVILLE AND PIONEER
DEVELOPMENT, LLC
Project Cardinal)
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, Pioneer Development, LLC, an Illinois limited liability company, the
contract purchaser of approximately 1,037 acres of land located west of North Bridge Street
Illinois State Route 47), east of Ashe Road, and directly south of East Baseline Road (the
Development Site") upon which the Developer proposes to develop a secured data center campus
the "Project"); and
WHEREAS, approximately 307 acres of the Development Site (the "Unannexed
Properties") are not within City boundaries and the Developer joined with the owners of the
Unannexed Properties to petition the City for annexation; and
WHEREAS, as part of its proposal, the Developer submitted an application to the City
requesting rezoning and a special use planned unit development at the Development Site which
the City has found to be complete and consistent with the City's purpose and intent of the planned
unit development and policies for industrial development within the City; and
WHEREAS, the City's Unified Development Ordinance addresses requirements that must
be met for development; and
WHEREAS, the City has engaged in the following activities relating to the application of
the Developer and consistent with City codes:
Ordinance No. 2025-77
Page 2
DATE ITEM PURPOSE DOCUMENT LINK
Request for Annexation,
Rezoning, and PUD approval
includes:
1. Project Introduction
2. Applications for
annexation, rezoning,
PUD and Special Use —
and responses to
Initial
standards Project Cardinal Application packet
https:l/www.yorkville.il.us/DocumentCenteriView/ March 14,
Application
3. Conceptual Plan
2025 4. Building elevations 11328/PROJECT-CARDINAL-APPLICATION-
submittal
5. Landscape plan
PACKAGE---20250314?bidId=}
6. Traffic Impact Analysis
7. Stormwater
Calculations
8. Security fencing
9. Annexation Map
10. Legal Description
11. Consent of Owners
12. Contiguous Owners
Public facing webpage
providing anticipated meetingProjectPageschedule, description of project Project Cardinal Project Pa e
March 21, created and
and requested entitlements, as https://www.yorkville.il.us/906/Project-
2025 published on well as links to all documents. Cardinal -Data -Centex -Campus -Anne)
City's website Website updated consistently
with new application materials.
o Annexation A lication
https://www.yorkville.it.us/Docu
mentC enter/View/ 113 30/21---
Annexation-Application---
Update?bidld=)
o Rezoning A licatian
https://www.yorkville.il.us/Docu
mentCenter/View/11331 /31---
Revised Rezoning-Application---
March 24
Application Updated application materials Update?bidId=)
2025
submittal o PUD Application
https://www.yorkville.il.us/Doeu
mentCenter/View/l 1332/41---
PUD-Application---
Update?bidId=)
o Preliminary PUD Application
https://www.yorkville.il.us/Doeu
mentCenter/View/11334/191---
Prelim-PUD-Plan?bidId=)
Ordinance No, 2025-77
Page 3
DATE ITEM PURPOSE DOCUMENT LINK
March 27, Corresponden City response to email from the
o 03-27-25 Email to Elizabeth
2025 ce public — Elizabeth Fotopoulous. Fotopoulous
o Meeting Packet Agenda
Staff Level technical review of
attached as "4-10-25 Plan
April 10, Plan Council project with thep
Council Agenda &
Packet revised 4- 7-25"
2025 Meeting applicant/developer (not open to
o Meeting Minutes attached as
public) Plan Council April 10,
2025"
Staff Memo attached as "EDC 5-6-
25_Project Cardinal —Annex,
Rezone, PUD & Preliminary Plan"
c EDC 5-6-25 Packet
https:I/www.yorkville.il.us/Archi
veC enter/ViewFile/Item/6225)
Informal feedback from o EDC 5-6-25 Meeting Minutes
Economic
subcommittee of elected https://www.yorkville.il.us/Archi
Development
officials (no quorum at meeting veCenter/ViewFilelItem/6304)
May 6, 2025 Committee but presentation to ublic iven o EDC 5-6-25 Meeting Audio
Meeting
no committee action taken https://www.yorkville.il.us/Doeu
and rescheduled to June 3, mentCenter/View/11441/Economi
2025) c-Development-Audio --- May-6-
2025-MP3)
o Petitioner Presentation
https://www.yorkville.il.us/Doeu
mentCe nterlViewI114261250505-
Project-Cardinal Arch -Progress -
Set com ressed?bidld=)
May 14, Corresponden City response to email from
o Attached as "DATA CENTER
2025 cc public - Scott Stafford. OPPOSITION EMAIL 5-14-25
o Application Section 15.1 -
Application revised to include Contiguous Owners for Kane
nearby property owners in Kane Kendall Counties
Revised County, response to Plan https://www.yorkville.il.us/Doeu
May 30, Application Council meeting comments,
mentCenter/View/11522/Applicat
2025
submittal Traffic Methodology Memo,
ion-151---Contiguous- ion-Section
updated landscape plan, site o Plan Council Response Letter
plan and elevations https://www.yorkville.il.us/Do
cum ent C enter/ Vi ew/ 115 2 3 / Pro
Ordinance No. 2025-77
Page 4
DATE ITEM PURPOSE DOCUMENT LINK
j ect-Cardinal- --Plan- Council -
Response --- 53025?bidId—)
o Traffic Methodology Memo
https://www.yorkville.il.us/Doeu
mentCenter/View/11524/Proj ect-
Cardinal---Traffic-Methodology-
Memo-002?bidId=)
o Landscaping_ Plan
https://www.yorkville.il.us/Doeu
mentCenter/View/115251Proj ect-
Cardinal--- Landscaping-
002?bidId=)
o Site Plan and Building
Elevations
https://www.yorkville.il.us/Doeu
mentCenter/View/11 526/Project-
Cardinal---53025 -Drawing-Set-
002?bidId=)
Economic
o EDC 6-3-25 Packet
June 3, 2025
Development
Meeting cancelled — no quorum https://www.yorkville.il.us/Archi
Committee veCenter/ViewFile/Itern/6266)
Meeting
Per Plan Council
recommendation, developer
sent letter on June 2, 2025 to
Developer nearby property owners along
outreach letter
Galena Road, Ashe Road, Attached as 4GLtr to Property
June 5, 2025
resident
Baseline Road and in the Bristol
Owners"
Bay subdivision inviting them
meeting to a community meeting to
review the plans for the
proposed data center and ask
questions.
Staff Memo attached as "CCPH 6-
10-25_Project Cardinal —Annexation
Agreement 6- 5-25"
o CC 6-10-25 Packet
https-://www.yorkville.il.us/Arehi
City Council
veCenter/ViewFile/Itexn/6268)
June 10,
public Public hearing for Annexation o CC 6-10-25 Meetiniz Minutes
2025
Hearing
Agreement https://www.yorkville.il.us/Archi
veCenter/ViewFile/Item/6322)
o CC 6-10-25 Meeting Audio
https://www.yorkville.il.us/Doeu
mentC enter/View/ 115 57/City-
Council-Audio---June-10-202 5-
MP3)
Ordinance No. 2025-77
Page 5
DATE ITEM PURPOSE DOCUMENT LINK
o Petitioner Presentation
Materials at 6110/25 Cif
Council Meeting
https://www,yorkville.il.us/Doeu
mientCenter/View/ 115 9 6/Annexati
on-Meeting_Develop er-
Pres entation?bidld=)
REQUIRED PUBLIC NOTICES
o Published in paper on May 23,
2025 (affidavit of publication
attached as "7815891
Affidavit"
o Notices to Township & Fire
District sent on May 20, 2025
certified mailing receipts
attached as "Certified Mailing
Receipts _PC2025-08_CC PH
6-10-25")
Staff Memo attached as "PZC 6-11-
25_Project Cardinal_Rezone, PUD
Preliminary Plan"
o PZC 6-11-25 Packet
https://www.yorkville.il.us/Archi
v eC ent er/ ViewF i l e/It em/ 6 310 )
o PZC 6-11-25 Meeting Minutes
Transcript
https://www.york-ville.il.us/Archi
Public hearing for Rezoning veCenter/ViewFile/Item/6344)
and Special Use for a PUD. o PZC 6-11-25 Meeting Audio
Also review and https://www.yorkville,il.us/Doeu
Planning & recommendation of a mentCenter/View/11559/Planning
June 11, Zoning Preliminary PUD Plan. The and-Zoning-Commission-Audio-
2025 Commission
Planning and Zoning
June-1 i-2025-MP3)
Meeting Commission continued the
REQUIRED PUBLIC NOTICES
public hearing to Wednesday
o Published in paper on May 23,
2025 (affidavit of publicationJuly92025.
attached as "7816015
Affidavit"
o Certified Affidavit of Mailing
by petitioner on May 22, 2025
attached as "Certified
Affidavit of Mailing_Project
Cardinal _May 22, 2025")
o Green cards and certified
receipts available to send b
Ordinance No. 2025-77
Page 6
DATE ITEM PURPOSE DOCUMENT LINK
separate e-mail _ifneeded (file
is too large to attach
Staff Memo attached as "EDC-7-1-
25—Project Cardinal —Rezone, PUD
Preliminary Plan"
o EDC 7-1-25 Packet
https://www.yorkviLLe.it.us/Archi
Economic Informal feedback from
veCenter/ViewFile/Item/6302)
July 1, 2025 Development subcommittee of elected
o EDC 7-1-25 Minutes
https://www.yorkville.il.us/Arch
Committee officials iveCenter/ViewFi le/Item/6371)
o EDC 7-1-25 Audio
https://www.yorkvi[Le.it.us/Doc
umentCenter/View/11597/Econ
omic-Development-Audio---
J u ly-1-2025-M P3)
o Site Plan and Building
Elevations
https://www.yorkville.il.us/Docu
mentC enter/View/l 15 99/250703-
Proj ect-Cardinal_ Arch -Drawing -
Set Site-Plan?bidld=)
o Architectural Pers ective
https-://www.yorkville.il.us/Doeu
mentCenter/View/ 11605/250625-
Proj ect-
Cardinal Perspectives reduced?b
Updated site plan, building idld=)
elevations, architectural o Landscape Plans
Supplemental renderings, landscape plan, https://www.yorkville.il.us/Docu
July 3, 2025 Application landscape buffer elevation,
mentCenter/View/11603/Prelim-
Campus-Landscape-Concept-7-
materials wetland delineation report, 02 reduced.bidId=}
photometric plan, preliminary o Landscape Buffer Elevation
sound study https://www.yorkville.il.us[Doeu
mentCenter/View/11604/Proj ect-
Cardinal--- 02---
ELEVATIONS?bidId=)
o Wetland Delineation Rpport
https://www.yorkville.il.us/Doeu
mentCenter/View/11601 /176350
ProjectCardinal_WDR 05232025
bidId=)
o Photometric Plan
https://www.yorkville.il.us/Docu
mentCenter/View/l 1602/250701-
Ordinance No. 2025-77
Page 7
DATE ITEM PURPOSE DOCUMENT LINK
Proj ect-Cardinal Site-
plan_PGE?bidld=)
c Prelimina Sound Stud
https-://www.yorlcville.il.usADocu
mentCenter/View/l 1600/182671 --
Project-Cardinal---Sound-Study-
070125?bidld=)
Staff Memo attached as "PZC 7-9-
25_Project Cardinal_ Rezone, PUD
Preliminary Plan final"
o PZC 7-9-25 Packet
https://www.yorkville.il.us/Archi
veCenter/ViewFile/Item/6310)
o PZC 7- 9-25 Minutes &
Transcript
https://www.yorkville.il.us/Archiv
eCenter/ViewFile/ltem/6395)
Planning & o PZC 7-9-25 Audio
July 9, 2025 Zoning Continued public hearing https://www.yorkville.il.us/Docu
Commission mentCenter/View/11614/Planning
and-Zoning-C ommission-Audio-
July-9-2025-MP3)
o Petitioner's Presentation
https://www.yorkville.il.us/Doeu
mentC enter/View/11613 /PZC -
Hearing-2?bidld=)
o Updated Sound Study
https://www.yorkville.il.us/Doeu
mentCenter/View/l 1620/182671 --
Project-Cardinal---Sound-Study-
Rev i ?bidld=)
o Updated Traffic Study dated
Supplemental July 21, 2025
July 21, Application Updated Traffic Study https://www.yorkviile.il.us/Docu
2025 mentCenter/View/11640/ddf7c8ce
materials 3682-45e4-99f4-
8ffcabe62502?bid1d=)
Staff Memo attached as "CC 7-22-
2S_Project Cardinal —Rezone, PUD
Preliminary Plan revised"
Discussion item with Planning o CC 7-22-25 Packet
July 22, and Zoning Commission https://www.yorkville.il.us/Archi
2025 City Council recommendations and ado tion
veCenter/ViewFile/Item/6360)
o CC 7-22-25 Minutes
of findings of facts https://www.yorkville-it-us/AreM
veC enter/ViewFile/Item/63 94)
o CC 7-22- 25 Audio
htLps://www.york-ville.il.us/Docu_j
Ordinance No. 2025-77
Page 8
DATE ITEM PURPOSE DOCUMENT LINK
mentC ent er/View/ 11645/City-
Council-Audio---July-22-2025 -
MP3)
o Pioneer Development - Project
Cardinal Sound Study
Presentation (Burns
McDonnell)
https-://www.yorkville.il.us/Do
cumentCenterNiew/ 11665/Pio
veer -Development --- Sound-
Study?bidId=)
Initial Sound Study
o Peer Review of Project
August 12, Presentations by Petitioner and
Cardinal's Initial Sound Study
2025 City Council City Sound Engineering
Presentation (Soundscape
Consultant Engineering)
https://www.yorkville.il.us/Do
cumentC enter/View/ 116 66/S o
undscape-Presentation---
Proj ect-Cardinal-Initial-Sound-
Study-Review---8-11-25-
002?bidId=)
o CC 8-12-25 Minutes
https-://www.yorkville.il.us/Archi
veC enter/ViewFile/Item/643 5)
o CC 8-26-25 Packet
https://www.yorkville.il.us/Ar
chiveC enter/ViewFile/Item/64
01)
o CC 8-26-25 Minutes
https://www.yorkville.il.us/Ar
August 26,
City Council General discussion item chiveCenter/ViewFile/Item/64
2025
36)
o CC 8-26-25 Audio
https://www,yorkville.il.us/Do
cumentC enterNiew/ l 16 45/Cit
y-Council-Audio --- July-22-
2025-MP3)
o Updated Site Plan dated
8/26/2025
August 27,
Supplemental
Application Updated site plan, landscape https://www.yorkville.il.us[Doeu
mentCenter/View/11734/Project-
2025
materials
plan, and sound study follow-up Cardinal-Site-Plan-826259bidId=)
o Updated Landscape Plan dated
8/26/2025
Ordinance No. 2025-77
Page 9
DATE ITEM PURPOSE DOCUMENT LINK
https://www.yorkville.il.us/Doeu
mentCenter/View/11735/Proj ect-
Cardinal---02---Landscape---
82625?bidld=)
o Sound Study Follow-up
responses dated Au List 27,
2025
https://www.yorkville.il.usiDoeu
mentCenterlView/117361Project-
Cardinal- S ound-Study-Update-
82725?bidld=)
o Emergency Sound Level
Contours (dBA)
https://w-ww.yorkville.il.us/Docu
mentC enter/View/11746/Figure-
Supplemental Additional sound study
5---Emergency-Noise-Levels-
September
5, 2025
Application information and water usage
dBA.bidld—)
a Proiect Cardinal - Water Usage
materials memo Memo
https://www.yorkville.il.us/Docu
mentCenterlView/ 11747/Proj ect-
Cardinal-Memo---Water?bidld=)
Staff Memo attached as "CC 9- 9-
25_Project Cardinal_ Rezone, PUD
Preliminary Plan revised"
o CC 9-9-25 Packet
https://www.yorkville.il.us/Archi
veCenterNleWFile/Item/6416)
September
o CC 9-9-25 Minutes
City Council General Discussion Item https://www.yorkville.il.us/Archi9, 2025 veC enterNiewFile/Item/6445 )
o CC 9-9-25 Audio
https://www.york-ville.il.us/Doeu
mentCenterlView/ 11766/City-
Council-Audio--- September-9-
2025-MP3)
o CC 9-23- 25 Packet
https://www.yorkville.il.us/Archi
veC enterNiewFile/It em/6441)
o CC 9-23-25 Minutes
September Presentation by Petitioner and https://www.yorkville.it.us/ArcE
23, 2025 City Council general discussion item veCenter/ViewFile/Item/6465)
o CC 9-23-25 Audio
https://www.yc)rkville.il.us/Doe-a
mentCenterlView/11927/Cit -
Ordinance No. 2025-77
Page 10
DATE ITEM PURPOSE DOCUMENT LINK
Council -Audio --- September-23-
2025-MP3)
o Petitioner's Presentation
https://www,yorkville.il.us/Doeu
mentC enter/Vi ew/11922/CRG---
Yorkville-City-Council-
Meetin ?bidId=)
c Updated Site Plan, Building
Elevations and Architectural
Renderings dated 9/30/25
https://www.yorkville.il,us/Doeu
mentCenter/View/ 11979/250930-
Project -
Updated site plan, elevations, Cardinal_ Arch_ compressedl0l?b
October 1, October
Application architectural renderings, and idId=)
2025
materials landscape plan o Updated Landscape Plan dated
9/26/2025
https://www,yorkville.il.us/Doeu
mentC enter/View/ l 19 80/Proj ect-
Cardinal---BMCD---
Landscape101?bidId—)
Staff Memo attached as "CC 1044-
25_Project Cardinal —Rezone, PUD
Preliminary Plan_revised"
o CC 10- 14-25 Packet
https://www.yorkville.il.us/Archi
veCenter/ViewFile/Item/6463 )
October 14,
City Council General Discussion Item
o CC 10- 14-25 Minutes (not
2025 available yet)
c CC 10-14-25 Audio
https://www.yorkville.il.us/Docu
mentC enter/ View/ 12194/City-
Council-Audio---October-l4-
2025-MP3)
o Updated Traffic lm act Stud
Supplemental dated October 20, 2025
October 20,
Application Updated Traffic Impact Study https://www.yorkville.il.us/Doeu
2025 mentCenter/View/12207/Project-
materials Cardinal---Traffic-Impact-
Stud V2 2025-10-20?bidId=)
o CC 10-28-25 Packet
Recommended City Council https://www.yorkville.il.us/Archi
October 28,
City Council Vote on Annexation and PUD veCenter/ViewFilelltem/6479)
2025
agreements o CC 10-28-25 Minutes (not
available yet)
Ordinance No. 2025-77
Page 11
DATE ITEM PURPOSE DOCUMENT LINK
o CC 10-28-25 Audio
https://www.yorkville.il.us/Doeu
mentCenter/View/l 2215/City-
Council-Audio---October-28-
2025-MP3)
o 10-30-25 Email to
October 30, Corresponden Address Community Comments Baumgartner - attached
2025 CC
and City Council Updated o CC 10-30-25 Memo and
Traffic study results results - attached
o Section 3.10 of the PUD
November Supplemental Requirements for Emergency Agreement — Page 746
3, 2025 materials Plan https://www,yorkville.il.us/Archi
veC enterNiewFile/ltem/6479)
o Updated Project Cardinal
Phasing plan
November Supplemental
Updated Phasing Plan https://www.yorkville.il.us/Doeu
5, 2025 materials mentCenterNiew/12247/Project-
C ardinal-Phasing-Plan---
11525?bidld=)
WHEREAS, the Mayor and Aldermen have reviewed all of the foregoing information
relating to the proposed development of the Project and the use of the Development Site; and
WHEREAS, all of the foregoing information has been provided to the public when
required by law and has again been provided as part of the meeting packet for this November 10,
2025 meeting; and
WHEREAS, in addition to the foregoing, City Staff has responded to private
communications from certain property owners in the City and even outside the City relating to the
proposed Project and Development Site, which are contained in the included hyperlink (Project
Cardinal Project Page); and
WHEREAS, to establish the specific development standards, regulations, limitations and
conditions regarding the development of the Project and the use of the Development Site, the City
and Developer have negotiated a Planned Unit Development Agreement (the "PUD Agreement")
Ordinance No. 2025-77
Page 12
substantially in the form attached hereto, setting forth all development regulations and conditions
for the construction and operation of the Project; and
WHEREAS, in order to proceed with the Project, as proposed, the Developer and the City
intend to enter into an Annexation Agreement providing, among other things, the terms and
conditions pertaining to the annexation of the Unannexed Properties as a part of the Development
Site and terms and conditions of the construction and operation of the Project;
WHEREAS, in addition to an Annexation Agreement and the PUD Agreement the City
and the Developer are prepared to enter into a Development Agreement pertaining to the
obligations of the Developer regarding the Project and a Utility and Infrastructure Agreement
providing for the obligations of the Developer for all public infrastructure including utilities and
roadways;
WHEREAS, the City has determined that the approval of this PUD Agreement is in the
best interest of the City and its residents and are prepared to proceed but only in the event the
certain conditions and contingencies hereinafter set forth (the "Conditions") are fully satisfied and
implemented on or before July 1, 2026.
WHEREAS, the Conditions include that the PUD Agreement will not be effective until
the Development Agreement and the Utility and Infrastructure Agreement are executed and
effective.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United
City of Yorkville, Kendall County, Illinois, as follows:
Section 1. All of the Preambles set forth above are incorporated herein as if restated.
Ordinance No. 2025-77
Page 13
Section 2. The City hereby adopts all Findings of Fact and Recommendations of the City
Planning and Zoning Cominission as the Findings of Fact and Recommendations of the Mayor
and City Council;
Section 3. The Mayor and City Council find that the Planned Unit Development meets all
standards required by Section 10-8-8 of the City Unified Development Ordinance. More
specifically, considering all of the evidence including, without limitation, the Developer's
application, and the records and materials detailed in the Recitals above, all of which are hereby
incorporated by reference, the Mayor and City Council have determined that the Planned Unit
Development meets all standards in the categories to be considered based upon the Ordinance:
1. Plan and Policy Alignment.
2. Integrated Design with Identifiable Centers and Edges.
3. Public Welfare.
4. Compatibility with Adjacent Land Uses.
5. Impact on Public Facilities and Resources.
6. Archaeological, Historical or Cultural Impact.
Section 4. The Mayor and City Council find that the Planned Unit Development meets all
standards required by Section 10-8- 5 the City Unified Development Ordinance, including Section
10-8-8. More specifically, the Mayor and City Council have determined that Planned Unit
Development meets all standards in the categories to be considered based upon the Unified
Development Ordinance:
1. The establishment, maintenance or operation of the Special Use will not be
unreasonably detrimental to or endanger the public health, safety, morals,
comfort or general welfare.
Ordinance No. 2025-77
Page 14
2. The Special Use will not be injurious to the use and enjoyment of other property
in the immediate vicinity for the purpose already permitted, nor substantially
diminish and impair property values within or near the neighborhood in which
it is to be located.
3. The establishment of the Special Use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in
the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been
or shall be provided.
5. Adequate measures shall be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets.
6. The proposed Special Use is not contrary to the objectives of the City's adopted
Comprehensive Plan.
Section 5. In approving this Ordinance, the Mayor and City Council have also considered
the following factors regarding Project Cardinal and the association Planned Unit Development
and Special Uses:
1. The proposed land use is consistent with the purposes of the Unified
Development Ordinance and the Comprehensive Plan, specifically recent
amendments to the Comprehensive Plan for areas near and adjacent to the
subject property that identify General Industrial future land uses for the area,
specifically for data center projects, which are consistent with the M-I and M-
2 zoning districts.
Ordinance No. 2025-77
Page 15
2. The City's standard practice is to update or amend the Comprehensive Plan, as
necessary, following a PUD approval, and it did not find a reason to change this
practice given the recent amendments to the Comprehensive Plan and the length
of time the subject property has remained undeveloped as currently zoned and
its existing PUD either had or will soon expire.
3. The proposed land use is compatible with the existing and planned uses and
zoning of nearby properties and that such compatibility is enhanced through
set -backs, berming, landscaping and other features.
4. The proposed land use does not significantly diminish the property values of
the subject property or nearby properties, and to the extent the property values
of any nearby properties are diminished, such diminishment would be offset or
outweighed by an expected decrease in property taxes for nearby properties
based on the increase in property taxes received by the City from the new
development on the subject property.
5. The community needs this proposed land use to further its Comprehensive Plan
and strategic goals for the City, and to the extent there is any destruction of
property values the proposed land use promotes the health, safety, morals or
general welfare of the public.
6. The relative gain to the public from this proposed land use outweighs any
hardship imposed upon any individual property owners.
7. The subject property is suitable for the purposes of the proposed special uses
and Planned Unit Development.
Ordinance No. 2025-77
Page 16
8. The proposed land use will not result in an individual parcel zoned in one
zoning district that is not shared with adjacent parcels.
9. The proposed parcels 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.
10. The length of time the property has been vacant as zoned in the context of land
development in the area and vicinity of the public property.
11. The care with which the City has undertaken in its review of the development
plan.
Section 6. The Mayor and City Council further find that prior ordinances (Ordinance No.
2005-78 and 2004-40) by which some of the parcels comprising the PUD were annexed are no
longer enforceable, null and void because the annexation agreements have expired and
development has not occurred in accordance with such prior ordinances.
Section 7. The Mayor and City Council have determined that the phased construction plan
minimizes impacts on residential structures. The phasing of the development is now anticipated
to be in accordance with Exhibit B of the PUD Agreement.
Section 8. The Mayor and City Council find that the City's project page has informed
citizens regarding how the certain areas are adequately addressed by the plan, including capacity
of water and sewer system, sound concerns, the phasing plan, and traffic study.
Section 9. The Planned Unit Development Agreement By and Between the United City of
Yorkville and Pioneer Development, LLC is hereby approved, substantially in the form attached
hereto and made a part hereof as Exhibit A and the Mayor and City Clerk are hereby authorized to
Ordinance No. 2025-77
Page 17
execute and deliver said Agreement. The PUD Agreement shall become effective only upon
satisfaction of the following conditions:
a) Acquisition of the Property by Pioneer, or its assignee, but only if assignment
is permitted by the terms of the Annexation Agreement and all of the acreage
required for the Project (collectively the "Development Site") and recordation
of all instruments of conveyance granting Pioneer fee simple title to the
Development Site;
b) Recording of a certain Annexation Agreement covering the Development Site
approved on the 10th day of November, 2025;
c) Approval by the Corporate Authorities of a certain Development Agreement
covering the Development Site and execution thereof by Pioneer and the City
on or before July 1, 2026;
d) Approval by the Corporate Authorities of a certain Utility and Infrastructure
Agreement covering the Development Site and execution thereof by Pioneer
and the City on or before July 1, 2026;
e) Recordation of Covenants and Restrictions covering the Development Site; and
0 Recordation of the Annexation Agreement, this Planned Unit Development
Agreement, the Development Agreement and the Utility and Infrastructure
Agreement upon the Development Site.
Section 10. The Planned Unit Development Agreement is not currently effective because
the Corporate Authorities have not approved the Development Agreement covering the
Development Site and such Development Agreement has not been executed by Pioneer and the
City;
Ordinance No. 2025-77
Page 18
Section 11. The Planned Unit Development Agreement is not currently effective because
the Corporate Authorities have not approved the Utility and Infrastructure Agreement covering the
Development Site and such Utility and Infrastructure Agreement has not been executed by Pioneer
and the City;
Section 12. This Ordinance shall be in full force and effect after its passage, publication
and approval as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
10 ' day of November, A.D. 2 02 5.
CITY CLERK
KEN KOCH AYE DAN TRANSIER
ARDEN JOE PLOCHER AYE CRAIG SOLING
CHRIS FUNKHOUSER AYE MATT MAREK
RUSTY CORNEILS AYE RUSTY HYETT
APPROVED by me, as Mayor of the United City ofYorkvil
this day of , A.D. 2025.
Attest:
ITY CLERK
AYE
ABSENT
AYE
AYE
Ordinance No. 2025-77
Page 19
Planned Unit Development
Agreement By and Between The
United City of Yorkville and
Pioneer Development, LLC
Project Cardinal)
This Planned Unit Development Agreement by and between the United City of Yorkville,
Kendall County, Illinois and Pioneer Development, LLC, a limited liability company of the State
of Illinois is entered into this _LC)1fUay of N OV Y?7bE; 2025.
Article 1. Preambles
1.1 The United City of Yorkville, Kendall County, Illinois (the "City") is a duly organized and
validly existing non -home rule municipality pursuant to the 1970 Constitution of the State of
Illinois and the laws of the State.
1.2 The Project. Pioneer Development, LLC, a limited liability company of the State of Illinois
the "Developer") is the contract purchaser of a combined 1,037 acres located west of North
Bridge Street (Illinois State Route 47), east of Ashe Road, and directly south of East Baseline
Road, identified as parcel numbers 02-05-300-003, 02-04-300-032, 02-04-300-024, 02-05-400-
021, 02-09-100-031, 02-09-100-030, 02-04-100-015, 02-05-200-007, 02-06-100-022, 02-06-200-
002, 02-05-400-022, 02-05-200-006, 02-04-100-016, 02-06-400-008, 02-06-200-003, 02-05-100-
003, 02-05-100-005, 02-05-400-009, 02-04-300-018, 02-04-300-017, 02-06-400-001, 02-05-200-
004, 02-05-200-001 (collectively the "Subject Property") upon which the Developer intends to
develop a secured data center campus (the "Project"). The Project is generally depicted on the site
plan attached hereto as Exhibit A (the "Site Plan") and consists of fourteen buildings, two onsite
electrical substation, a utility switchyard, and associated stormwater basins, to be constructed in
phases over a period of approximately ten (10) years.
1.3 Zoning. The Subject Property shall be zoned M-2 General Manufacturing District upon
annexation of the Subject Property to the City as provided in the Annexation Agreement. A data
center and electrical substations are permitted "Energy Industrial Uses" in the M-2 District.
1.4 The Planned Unit Development. Under the City's Unified Development Ordinance
UDO "), any development encompassing four (4) or more acres shall be approved as a planned
unit development. The Developer has submitted an application for a special use planned unit
development for the Project (the "Application"). The Application includes thirteen (13) proposed
variations which may be allowed under the UDO if (i) such deviations are compatible with
surrounding development, and (ii) such deviations are justified through the provision of tangible
benefits to the City. The City has reviewed the Application and found it to be complete and
consistent with the purpose and intent of the planned unit development regulations. The Project
requires the extension of a watermain and sanitary sewer service to the Subject Property thereby
benefiting future development within the City as to be more specifically set forth in a Utility &
Infrastructure Agreement (the "Utility Agreement") to be executed by the parties no later than
July 1, 2026, and the Project is compatible with the surrounding agricultural and industrial uses.
1.5 Entitlements Defined. For purposes of this Agreement, "Entitlements" means all zoning
rights, special use approvals, waivers, deviations, standards, and development pennissions granted
under this Agreement for the Subject Property.
Article 2. Development Standards
2.1 PUD Approval. The City has reviewed the Developer's Application and found it to be
complete. The Project is consistent with the purpose and intent of the planned unit development
regulations; facilitating a unified development that is consistent with the City's plans and policies
for industrial development around the Eldamain Road corridor. The Project includes the
construction of regional utility improvements that provide tangible benefits to the City, along with
the construction of roadways adjacent to the Subject Property pursuant to the Utility Agreement,
consistent with the City's Comprehensive Plan, thereby providing necessary justification for the
modifications to standards as required under the UDO. The Project meets the standards for the
approval of a special use, the additional standards of review for a planned unit development, and
the standards for approval of variations under the planned unit development. The City hereby
approves a special use for a planned unit development with specified variations for the Subject
Property as generally depicted on the Site Plan, subject to the terms more specifically herein set
forth and the terms of a Development Agreement between the City and the Developer as provided
in Section 4.2 hereof. The final PUD and PUD Agreement, and all ancillary and related
agreements and ordinances shall expire if construction of the Project is not begun within three (3)
years of the Effective Date of this PUD Agreement. For the avoidance of doubt, the three (3) year
period for commencement of the Project set forth in this Section shall be automatically extended
for the duration of any force majeure event, as defined in Section 7.7, that delays commencement.
Commencement of the Project is understood to mean the issuance of a building permit for the
construction of structures, as depicted on a final site plan, on the Subject Property, provided said
building permit is not revoked or invalidated due to the Developer's failure to begin constructing
structures within the twelve (12) month time period established under Section 8-1-3 of the City's
Code of Ordinances. Upon commencement of the Project within three (3) years of the Effective
Date of this PUD Agreement, all Entitlements in this PUD are fully vested and protected from
amendments and changes to City ordinances, codes, or regulations for a period of twenty (20)
years from the Effective Date. Upon expiration of this vesting period, all such Entitlements shall
remain in full force and effect, continuing indefinitely, subject only to amendment or revocation
as expressly provided in Article 5 of this Agreement. No loss of rights, sunset, or reversion shall
occur due to inactivity, delayed build -out, or passage of time provided that the Project has
commenced within that twenty (20) year period. These Entitlements explicitly run with the land
and bind all successors and assigns so long as the construction of the Project has commenced. For
the avoidance of doubt, upon commencement of the Project these vested rights explicitly protect
the Subject Property from any future changes in zoning ordinances, special use requirements,
permitted uses, or other city regulations or standards enacted subsequent to this Agreement.
2.2 Energy Industrial Uses. A data center is classified as an "Energy Industrial Use" pursuant
to Table 10-3-12(B) of the UDO. Section 10-4-10 of the UDO is reserved for additional
regulations applicable to Energy Industrial Uses. No new or amended standards, code provisions,
or special regulations for Energy Industrial Uses shall apply to the Subject Property during the
twenty (20) year vested term from the Effective Date of this Agreement, unless Developer agrees
in writing or to the extent required by state or federal law.
The Developer is strictly prohibited from generating or storing nuclear energy within the City.
Nothing in this provision shall prohibit the Developer from purchasing or using electricity
generated at a facility located outside the City.
2.3 Terms for Construction. The Developer has advised the City of its intent to construct the
Project over a period of approximately ten (10) years and has submitted a preliminary phasing plan
to the City, attached hereto as Exhibit B (the "Phasing Plan"). The City hereby approves the
Phasing Plan. Developer's reimbursement of the City's costs for design engineering and
construction associated with the public utility improvements necessary to facilitate the
Development of the Subject Property shall be as provided in the Utility Agreement and the
Development Agreement referenced in Section 4.2. The Phasing Plan's estimated ten (10)-year
build -out schedule is advisory only and non -binding. Developer may accelerate or delay phases
without penalty, amendment to this Agreement, or additional City approval. Subject to City
Council Approval, the Phasing Plan may be modified or reordered only as required due to a change
in Commonwealth Edison's power allocation, or other events out of Developer's control, rendering
the initially approved Phasing Plan impossible. Said City Council approval shall not be
unreasonably withheld.
Developer may accelerate or slow phases at its sole discretion, without penalty or loss of any rights.
There shall be no deadlines, penalties, loss of rights, or other consequences if the actual schedule
or order of phases differs from these estimates_
2.4 Building Setbacks. The Developer has requested and the City hereby approves
modification of required building setbacks as established by the UDO for the Subject Property.
Setbacks shall apply only to the perimeter of the Subject Property with Galena Road being deemed
the "front yard", Bridge Street and Ashe Road being deemed the "side yard", Baseline Road being
deemed the "rear yard". The front yard setback shall be twenty-five (25) feet from the existing
Galena Road right-of-way. The rear yard setback shall be twenty-five (25) feet from the Baseline
Road right-of-way. The side yard setback, measured to the Bridge Street and Ashe Road rights -
of -way, respectively, shall be twenty (20) feet. In anticipation of possible resubdivision of the
Subject Property into individual lots, the City agrees to a zero (0) lot line for all structures to be
platted within the interior of the Subject Property. Moreover, the City hereby agrees that lots within
the PUD shall not be required to abut a public street. The building setbacks established in this
paragraph shall apply exclusively to buildings. Fences, signage, drive aisles, parking spaces, and
other improvements to the Subject Property are expressly permitted within the defined setbacks.
All data center buildings shall be at least five hundred feet (500') from the nearest residential or
commercial structure outside the boundaries of the Subject Property. The five hundred (500) foot
building separation required by this section shall be measured from existing, occupied, residential
or commercial buildings as of the date of PUD approval. The building separation requirement does
not apply to future construction, unoccupied structures, sheds, barns, or temporary buildings. No
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new building separation obligations will be imposed due to construction, conversion, or change of
use of adjacent properties after the PUD approval date.
2.5 Parking Requirements. Pursuant to the City's UDO, 0.3 parking spaces are required per
1000 square feet net floor space for industrial developments. Developer estimates the average
building size on the Subject Property will be approximately 1,878,142 square feet, requiring
approximately 505 parking spaces per building. The City hereby grants Developer's request to set
the minimum required parking at 0.2 parking spaces for 1000 square feet (which formula shall
equate to approximately 375 parking spaces per building under the Developer's current site plan).
Each building shall require no more than 0.2 parking spaces per 1000 square feet of net floor space.
Section 10- 5-1K-1 of the UDO requires Developer to install a minimum of 104 electric vehicle
charging stations ("EV Stations"). Developer requests a waiver from the requirements of the UDO
that Developer install at least 104 EV Stations. The City agrees to waive the minimum EV Station
requirement, provided the Developer pay a fee -in -lieu for each EV Station that developer chooses
not to build. Any fee -in -lieu for EV charging stations shall be set at a fixed amount per station in
a separately executed agreement, and shall not exceed a maximum total cap agreed by Developer
and City prior to issuance of the building permit. The City shall have no authority to increase
parking or EV charging requirements on the Project, as depicted in the approved Site Plan. in the
future. Notwithstanding the foregoing, the City shall have the right to increase parking or EV
charging requirements in the event Developer alters or expands the Project. All reviews for parking
and EV charging plans that conform to these requirements shall be administrative only, not subject
to council or commission review.
2.6 Access to the Subject Property. The City hereby agrees to the Developer's proposal for the
construction of certain points of access to the Subject Property, as generally depicted on the Site
Plan, subject to comments in a review letter by City Engineer, Engineering Enterprises, Inc., dated
2025. The Project shall be developed with private roads or private drive aisles
which may be secured to restrict access into/through the Subject Property. The City hereby waives
requirements for vehicular cross access in light of the private roads and secured nature of the
campus as depicted on the Site Plan. Where access is gated or otherwise restricted, Developer
shall work with emergency service providers to ensure access via a knox box or such other means
as may be agreed upon between the parties. The number and location of access points to the Subject
Property may be adjusted by Developer, subject to City approval and approval of the authority
having jurisdiction over the roadway and consistent with applicable engineering standards and
public safety requirements. Security gatehouses, guard booths, and surveillance infrastructure shall
be expressly permitted at access points, including within setback areas, for campus security
purposes.
2.7 Pedestrian Circulation. The City's UDO requires connections between off-street parking,
on -site pedestrian circulation systems, and existing and future planned trails.
The Project shall incorporate walkways between parking areas and building entrances within the
Subject Property. The City hereby waives any requirement with respect to public access or
external pedestrian connections in light of the private roads and secured nature of the campus as
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depicted on the Site Plan. The City requests, and Developer agrees to design, construct and provide
the City at the Developer's election, with either (i) an exclusive easement for, or (ii) a dedication
of a ten foot (10') wide shared use path on the outer perimeter of the Subject Property, along Ashe
Road between Galena Road and Baseline Road, along Baseline Road from Ashe Road to Bridge
Street, along Bridge Street between Baseline Road and Galena Road, and along Galena Road from
Ashe Road to Bridge Street, as illustrated on the Proposed Path Locations map, attached hereto as
Exhibit C. Developer's obligation under this section is limited to designing and constructing the
shared use path, and granting the City an exclusive easement or dedication for the shared -use path.
The City shall be responsible for all maintenance of the shared use path once it has been dedicated
or an exclusive easement is granted to the City. Developer shall be responsible for all mowing,
landscaping and maintenance of all property surrounding the shared use path.
The timeline for construction of the shared use path and Developer's obligation to dedicate or grant
easement for any shared use path is subject to and shall be governed exclusively by the Utility
Agreement, The City agrees that, in the event Developer opts not to dedicate the property but
instead to provide City an exclusive easement to the path, City shall indemnify Developer for any
injuries occurring on the path itself that are not otherwise the fault of Developer.
2.8 Off Street Loading. No more than one (1) loading space shall be required per building.
2.9 Traffic Management. Developer shall provide the City with a traffic management plan,
including a communication strategy and on -site point of contact, for controlling traffic during all
phases of construction. Developer has also provided the City with a traffic study dated
and incorporated herein by reference. Any construction traffic along roads
controlled by Kendall County or the State of Illinois shall require the cooperation of the relevant
authority having jurisdiction over the road. Roadway Improvements shall be addressed in the
Utility Agreement.
2.10 Landscaping. The City's UDO establishes standards for landscape improvements for the
Project. In light of the secured nature of the campus, the Parties have agreed to emphasize external
Transition Zone plantings in lieu of other planting requirements internal to the Subject Property.
Developer shall comply with Section 10-5-3-C, Building Foundation Landscape Zone, and Section
10-5-3-D Parking Area Perimeter Landscape Zone requirements. Along Bridge, Ashe, Baseline
and Galena roadway frontages, the Developer shall install a 100' wide Transition Zone Type D
landscape buffer, including a 12 foot tall benn where facing residential properties, and an 8-foot-
tall berm along all other boundaries not facing residential properties, as generally depicted on the
Landscape Plan attached hereto as Exhibit D (the "Landscape Plan"). The City hereby waives all
other landscape requirements under Section 10-5-3 of the Code. Berms and transition zone
landscaping required by this section shall only be provided at the locations expressly shown on the
approved plan. No additional berms or landscape requirements shall be imposed unless Developer
agrees in writing. Developer may add berms or increase berm size at its sole discretion.
2.11 Mechanical Screening and Fencing. The City and its sound consultants have agreed that
from a noise minimization perspective that the most appropriate location for Mechanical
Equipment is on the rooftops; therefore, whenever practical, mechanical equipment shall be placed
on the rooftops. If mechanical equipment is to be placed at ground level, it shall be located on the
side of the building farthest from any residential structures. All major mechanical equipment shall
be fully enclosed or screened by solid barriers. Any mechanical equipment to be installed on a
rooftop shall be enclosed by sound -dampening materials.
Notwithstanding the foregoing, the Parties acknowledge and agree that the Project and each
parcel/lot therein are subject to the requirements of the City's Noise Ordinance, Title 4, Chapter 4
of the City Code as it existed when the PUD application was approved by the City Council. As a
condition to the issuance of a Building Permit for each building, the Developer shall submit to the
City a detailed site plan illustrating the placement of all mechanical equipment which shall be
reviewed by a third -party sound engineer hired by the City who shall make a report to the City
Council as provided in 3.4. Minor modifications to approved mechanical equipment placement
that do not increase projected noise levels beyond ordinance limits shall be approved by the
Community Development Director without further city council review. Minor modifications shall
mean any modification in the placement of mechanical equipment that keeps the equipment in the
same general location as originally approved. Any modifications of the mechanical equipment that
would move equipment (substantial modifications) shall require the approval of City Council.
Developer is permitted to install a ten foot (10') tall powder coated black steel security fence
around the Subject Property, including typical security features such as controlled entry gates and
anti -climb measures permitted by applicable laws. While chain -link and barbed wire fencing is
strictly prohibited along the perimeter of the Subject Property, chain -link and barbed wire fencing
within the interior of the Subject Property shall be permitted.
2.12 Lots; Street Design. The City hereby waives the requirement in Section 10-7-2 of the UDO
that all lots shall front or abut on a public street. The City also waives the street design standards
set forth in Section 10-7-3 of the UDO. Said waivers are granted in consideration of the security
contemplated for the Project and the restricted nature of access internal to the Subject Property.
Due to the restricted nature of access to the Project, the City reserves the right to issue a single site
address for the Subject Property off Galena Road. The waivers of public street frontage and street
design standards granted in this section are permanent and shall apply to all future plats,
subdivisions, phases, and development on the Subject Property. These waivers may not be revoked
or modified without the Developer's written consent, and shall run with the land for the benefit of
all successors and assigns.
2.13 Appearance Standards. The Project is located adjacent to a main arterial thoroughfare at
the City's northern boundary. Therefore, the Project serves as the first development members of
the public see as they enter the City when driving south down Bridge Street. Given the location of
the Project, Developer shall follow the requirements of Section 10-5-8-c-4b.(2) of the UDO
requiring recesses, projections, windows, and other ornamental/architectural features. The
Developer has submitted prototype building elevations for the Project, a copy of which is attached
hereto as Exhibit E (the "Building Elevations"). The Building Elevations are representative of
architectural design and building materials to be utilized for the Project but are not intended to be
an exact depiction of any building that may be constructed as part of the Project. The Developer
shall provide updated elevations with any application for final plat or at such time as Developer
submits for a Building Permit, as may be applicable. The City shall approve updated elevations
which are consistent with the quality and character of the Building Elevations. Any updated
building elevations that arc consistent in quality, character, and height with Exhibit E shall be
approved administratively, with no further council or commission review required, even if building
height is reduced.
2.14 Building Height. The maximum building height for the Project is seventy-eight (78) feet,
inclusive of any rooftop mechanical equipment or appurtenances, which shall be placed to
appropriately mitigate noise . In the event that mechanicals are placed on the ground, the maximum
building height for the Project shall be fifty-six and a half (56.5) feet to the top of the building
structure and no equipment or appurtenances shall be placed on the rooftop of any building at the
Subject Property.
2.15 Signage. Developer may install wall and monument signs as permitted under Section 10-
6 of the UDO.
2.16 Lighting_ The Developer agrees to submit to the City for its approval a photometric plan
along with manufacturer's cut sheets of the proposed lighting standards to be installed within the
parking area of the Subject Property. The photometric plan shall be provided with any application
for final plat or at such time as Developer submits for a Building Permit, as may be applicable.
The Project shall be required to comply with applicable outdoor lighting standards pursuant to
Section 10-5- 7 of the UDO. Developer's obligation under this section is satisfied by submitting a
preliminary photometric plan for one building at PUD approval. Full, detailed photometric plans
shall be provided only with permit applications for each building or phase. All reviews and
approvals of conforming photometric plans shall be subject to the City's building permit approval
process.
2.17 Battery Storage_
a) Unless otherwise approved by the City Council , the Developer covenants that all
primary power used for the data center campus on the Subject Property will be
delivered from the Commonwealth Edison power grid. Notwithstanding anything
herein, standard uninterruptible power supply (UPS) battery systems, lithium -ion or
other backup battery systems located within data halls or serving server racks,
switchgear, or critical infrastructure shall be permitted at all times. Nothing in this
section shall prohibit the installation or use of batteries or battery systems in connection
with data center operations.
b) Battery uses and storage systems, other than UPS battery systems, lithium -ion or other
backup battery systems located within data halls or serving server racks, switchgear, or
critical infrastructure, shall be in a separate standalone building a minimum of 50 feet
away from any adjacent structure and must be readily accessible by the Bristol -Kendall
Fire Protection District for firefighting efforts. These uses shall also be subject to the
following additional safety requirements:
Developer shall prepare and maintain a fire safety and evacuation plan that shall be
approved by the Bristol -Kendall Fire Protection District and the Yorkville Police
Department for occupancies that involve activities for the research and development,
testing, manufacturing, handling, or storage of lithium -ion batteries or lithium metal
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batteries, or the repair or servicing of vehicles powered by lithium — ion batteries or
lithium metal batteries.
Developer is required to install a fire detection and alarm system for both indoor and
outdoor areas where batteries shall be stored. The method of fire detection must either
be an air -aspirating system or a radiant- energy sensing system. Developer shall install
a sprinkler system for indoor rooms where batteries are stored, and must ensure said
rooms are separated from the remainder of the occupancy by two-hour barriers. Any
structure where batteries are stored must provide a two-hour fire -resistance -rated
enclosure and must have an automatic sprinkler system and detection system.
Article 3. Developer Obligations
3.1 Permits. The Developer covenants and agrees to obtain all required permits for the
development of the Project and to construct all improvements in accordance with applicable City
ordinances and, all permits as issued. The Developer further agrees to obtain all approvals and
permits from any other governmental units or agencies as may be required in connection with the
construction and operation of the Project.
3.2 Engineering and Roadway Reconstruction. All road and infrastructure improvements
required in connection with the Subject Property, and any allocation of costs to Developer, shall
be addressed exclusively in the Utility Agreement or the Development Agreement, which
obligation shall be due or enforceable as if part of this PUD Agreement.
Galena Road is under the jurisdiction of Kendall County. Developer shall secure a permit from
Kendall County for the construction of necessary road improvements along Galena Road. Said
road improvements to be permitted by Kendall County shall be constructed pursuant to the
schedule required by Kendall County. The City anticipates that Kendall County will require a
traffic impact study to permit access to the Subject Property off Galena Road.
3.3 East Beecher Road Dedication Offset: West Beecher Road Access. Any payment in lieu
of extending East Beecher Road shall be set forth in the Utility Agreement or the Development
Agreement, which agreements shall contain details of the cost backup, prorated by phase or
building permit.
Access to a planned private roadway accessible from Galena Road and located south of Galena
Road and east of Eldamain Road, along the route of the current West Beecher Road shall be
addressed in the Utility Agreement.
3.4 Noise Studies and Noise Monitories. At the onset of each phase of construction, Developer
shall install continuous noise monitoring devices recommended by a sound engineer chosen by the
City, at discrete locations chosen by the City's sound engineers. A preliminary noise monitoring
report shall be prepared and submitted to the City within sixty (60) days after each building housing
data center equipment on Subject Property is operational. The noise monitoring devices shall be
maintained throughout the life of the Project, and the City shall have continuous access to the data
they produce. If, at any time, noise levels on the Subject Property exceed those permitted by the
City's noise ordinance applicable to the Subject Property, the Developer shall investigate the
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source of the noise and identify and implement one or more means to mitigate the noise that is
resulting in the noise ordinance violation.
The Developer has submitted an initial noise study attached hereto as Exhibit G ("Initial Noise
Study")that included: (i) baseline noise measurements of the current environment and predictive
modeling in phased and at full buildout to ensure the facility's design will meet local noise limits
as detailed in Title 4, Chapter 4 ofYorkville's Code of Ordinances on the date that the Developer's
PUD application was submitted; (ii) and noise source data for the cooling equipment can be based
on generic or manufacturer -provided data. The purpose of the initial study was to refine the site
layout and cooling scheme as needed to meet the City's noise ordinance.
As a condition of the issuance of a Building Permit, the Developer shall submit a Site Plan
illustrating the placement of all mechanical equipment as set forth in 2.11. The Developer shall
also be required to submit a final noise study that shall include: (i) noise source data for the specific
equipment planned for the project based on actual sound level measurements of that specific
equipment, made in accordance with nationally recognized standards and not on interpolated,
extrapolated, or otherwise calculated sound levels; and (ii) a mitigation plan to ensure that
operational noise does not exceed the applicable local noise limits detailed in Yorkville's Code of
Ordinances, which includes the penalty for tonal equipment. This final noise study shall be subject
to the review of the City's sound engineer. The City Council shall approve the Site Plan and the
Building Permit if in the reasonable opinion of the City's Sound Engineer the Noise Ordinance
will be met.
3. 5 Water Usage. All obligations, certifications, or penalties relating to Developer's water
usage shall be addressed exclusively in the Utility Agreement between Developer and the City.
3.6 Dedications. All right-of-way and easement dedications shall be governed exclusively by
the Utility Agreement or Development Agreement and shall be enforceable under this PUD
Agreement.
3. 7 Maintain Improvements in Good and Clean Condition. The Developer shall maintain the
Subject Property in reasonably good and clean condition at all times during the development by
the Developer, which shall include promptly removing all mud, dirt, and debris that is deposited
on any street, sidewalk, or other public property in or adjacent to the Subject Property by the
Developer or any agent of or contractor hired by, or on behalf of the Developer and repair any
damage to any public property that may be caused by the activities of Developer or any agent of
or contractor hired by, or on behalf of, the Developer.
3.8 No Liabilily for City Review. Developer acknowledges and agrees that (i) the City is not,
and shall not be, in any way liable for any damages or injuries that may be sustained as the result
of the City's review and approval of any plans or improvements or as a result of the issuance of
any approvals, permits, certificates, or acceptances for the development of the Project or use of
any portion of the Subject Property or the improvements and (ii) the City's review and approval
of any plans and the issuance of any approvals, permits, certificates, or acceptances does not, and
shall not, in any way be deemed to insure Developer, or any of its successors, assigns, tenants, or
licensees, or any third party, against violations or damage or injury of any kind at any time.
0
3.9 Cooperation with other Units of Local Government. The proposed Project affects various
jurisdictions outside the City of Yorkville, including Kendall County and the Yorkville -Bristol
Sanitary District. Developer understands that successful completion of the Project will require the
cooperation of other Units of Local Government and could have a detrimental impact on these
other units of local government. To that effect, Developer shall enter into a separate Agreement
with the Yorkville -Bristol Sanitary District for upgrades to the Sanitary District's wastewater
treatment facilities and sanitary sewer infrastructure required as a result of the Project and with
Kendall County regarding necessary improvements to Galena Road along the frontage of the
Subject Property.
3.10 Emergency Operations Plan. Developer shall prepare a plan for emergency situations,
including the Developer's plan and procedures for responding to, managing, and recovering from
emergencies and disasters (an "Emergency Operations Plan"). The Emergency Operations Plan
shall include the Developer's plans for sharing information, and coordinating emergency
responses, with emergency response agencies, including, but not limited to, the Bristol -Kendall
Fire Protection District and the Yorkville Police Department. The Emergency Operations Plan
shall be submitted to the City prior to initial occupancy of the first building.
3. 11 Operational Testing. From time to time, Developer will need to test certain operational
components of the Data Center, such as generators. Developer agrees to only conduct such
operational testing during the hours of 11:00 a.m. to 5:00 p.m., Monday through Friday, and not
on any Holidays "Holiday" shall be defined as any date that has been designated a state holiday
by the State of Illinois).
3.12 Development Offsets. Any obligation to pay development offsets, impact fees, or similar
charges shall be addressed in the Development Agreement which obligations shall be due and
enforceable under this PUD Agreement.
3. 13 Hold Harmless and Indemnification. Developer shall hold harmless the City, and all of its
elected, appointed officials, and employees (collectively the "City Parties") from any and all third -
party claims that may be asserted against the City Parties in connection with (i) the City's review
and approval of any plans or improvements, (ii) the City's issuance of any approval, permit or
certificate, or (iii) Developer's development, construction, maintenance, or use of the Subject Property.
Developer's obligation to indemnify or hold harmless the City Parties shall not apply to claims
resulting from the City's own negligence, willful misconduct, or breach of this Agreement, nor to
any claim asserted by the City Parties themselves.
3.14 Casualty and Rebuilding Rights. If any structure or improvement on the Subject Property is
damaged or destroyed by casualty or natural disaster, Developer or subsequent owner has the
explicit right to rebuild or repair such structure or improvement to its original permitted size,
height, density, and use without requiring further zoning approvals or public hearings. The City
shall promptly issue all necessary permits to facilitate rebuilding consistent with originally
approved plans, subject only to compliance with applicable building codes. The PUD Entitlements
and vested protections shall fully apply to all rebuilt structures.
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3.15 Covenants and Restrictions. The Developer shall record Covenants and Restrictions as
required by Section 12 of the Annexation Agreement (the "Covenants and Restrictions").
3.16 Dormant Special Service Area. Per the requirements of the City's UDO, the City shall
create a dormant special service area (the "SSA") for the purpose of maintaining common areas
should Developer or any successor in interest or assignee fail to do so. The SSA shall not be
implemented and SSA taxes shall not be levied upon the Subject Property unless the property
owner of record is notified of the need to implement the SSA.
Article 4. City Obligations
4.1 Challenges. In the event of any challenge to the City's annexation or zoning of the Subject
Property, the City agrees that, in cooperation with the Developer, the City shall undertake such
process as is necessary and appropriate to correct any deficiency associated with the annexation or
zoningof the Subject Property. In such event, the City agrees that the Parties shall not be required to
await adjudication of any such challenge, but that the Parties shall proactively undertake any process
necessary to reapprove the annexation and zoning on terms consistent with the approvals set
forth herein. 4.
2 City Assistance. The City agrees to cooperate and provide any reasonable assistance requested
by Developer in applying for and obtaining any and all approvals or permits necessary for
the development of the Subject Property provided that the Developer reimburses the City for all
costs and expenses incurred in providing such assistance. The City will cooperate with Developer'
s specified vendors to assert applicable tax exemptions relating to purchase of materials to
be incorporated into the public improvements, consistent with the Illinois Department of Revenue
Regulations, the Retailers' Occupation Tax and with all requirements of law (including providing
the City's form tax exempt letter as may be required). The
City's issuance of any Building Permits shall be contingent upon the Developer entering into the
following separate agreements with the City related to the Project and the Subject Property: a Development
Agreement, and a Utility & Infrastructure Agreement. Such assistance, including the execution
of the separate agreements listed above, shall not be unreasonably withheld, conditioned, or
delayed by the City, and shall not be conditioned upon Developer entering into any agreement or
obligation not expressly required by this PUD Agreement or the Annexation Agreement entered into
by the Parties. Such agreements shall be required as a condition to the effectiveness of this PUD
Agreement. 4.
3 UDO Freeze. Upon commencement of construction of the Project and for the term of this Agreement,
no amendment to the Unified Development Ordinance or any City code, ordinance, or regulation
shall apply to the Subject Property if it imposes more stringent or additional requirements,
unless Developer agrees in writing or required by state or federal law. All rights and standards
granted by this PUD are vested and frozen for the full term. After expiration of this Agreement,
the Subject Property shall continue to be governed by the underlying M-2 zoning, together
with all Entitlements explicitly granted by this PUD, unless amended pursuant to applicable
law with Developer's consent or as otherwise explicitly provided in Article 5. 11
4.4 Equal Treatment. The City acknowledges Developer's substantial up -front investment in
the Subject Property and agrees that, while generally applicable permit fees and building codes are
not frozen, the City shall not impose, adopt, or enforce any new fee, requirement, or regulation
after the Effective Date other than those agreed to in a Development Agreement or Utility &
Infrastructure Agreement between the Developer and the City. These protections shall apply for
the full term of this Agreement, and nothing herein overrides the broader UDO freeze or vesting
protections provided in this Agreement.
4.5 Certificate of OccupancX. The City shall issue a certificate of occupancy for each building
constructed on the Subject Property when the building is fully capable of being served by sanitary
sewers, storm sewers, water main, public/private roads, natural gas (as may be applicable), and
permanent electric service, and is otherwise in conformance with City Codes and other applicable
state laws, and all applicable fees have been paid. It is understood by the Parties that permanent
electric service does not include Combined Cycle Gas Turbines, Reciprocating Internal
Combustion Engine generators, diesel generators, and nuclear sources. The City agrees to issue
temporary or conditional occupancy permits in the event that weather conditions prohibit the
installation of certain subdivision improvements such as sidewalks, private drive aisles, and
required landscaping.
Article 5. Term
This Agreement shall remain in full force and effect for a period of twenty (20) years from the
Effective Date, unless earlier terminated or amended by mutual written agreement of the Parties,
or revoked for material breach as provided herein. No sunset or automatic expiration shall occur
based on build -out, inactivity, or the passage of time less than twenty (20) years. After expiration
of this Agreement, the PUD and all Entitlements granted herein shall remain permanently
effective, running with the land, subject only to amendment or revocation pursuant to applicable
law, after notice and a public hearing, and then only for cause or with the Developer's written
consent.
Article 6. Notices
All notices and other communications in connection with this Agreement shall be in writing and
shall be deemed delivered to the addressee thereof (a) when delivered in person on a business day
at the address set forth below, or (b) on the third business day after being deposited in any main or
branch United States post office, for delivery by properly addressed, postage prepaid, certified or
registered mail, returned receipt requested, at the address set forth below, or (c) by email
transmission, when transmitted to email address set forth below, when actually received provided
that any email transmission shall be accompanied by a delivery of a written notice via first class
mail to the addresses below.
Notices and communications to Developer shall be addressed to, and delivered at, the following
addresses:
With a copy to:
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Pioneer Development, LLC
30 N. Gould Street, 438989
Sheridan, Wyoming 82801
Attn: Matt McCarron
David J. Silverman
Mahoney, Silverman & Cross, LLC
822 Infantry Drive, Suite 100
Joliet, Illinois 60435
Notices and communications to the City shall be addressed to and delivered at these addresses:
With a copy to:
United City of Yorkville Ottosen DiNolfo Hasenbalg & Castaldo, Ltd.
651 Prairie Pointe 4221 Warrenville Rd., Ste. 310
Yorkville, Illinois 60560 Lisle, Illinois 60532
Attn: City Administrator Attn: Attorney Kathleen Field Orr
By notice complying with the requirements of this Section, each party shall have the right to
change the address or addressee, or both, for all future notices and communications to such party,
but no notice of a change of address or addressee shall be effective until actually received.
The Developer may provide the name and contact information of a project lender to the City. In
the event the Developer provides lender information, the lender shall be given notice and
opportunity to cure any alleged breach by the Developer; provided, however, the Developer shall
remain responsible for all obligations under this Agreement, the Utility Agreement and the
Development Agreement.
Article 7. Mutual Understandings
7.1 Ancilla Agreements. Any future development, utility, or infrastructure agreements
required for the Project shall be set forth in the Utility Agreement, the Development Agreement
and this PUD is subject to the terms of said agreements as negotiated, approved and executed by
the City and the Developer. In addition, all future development and use of the Subject Property
shall be subject to the Covenants and Restrictions as hereinabove provided, and adherence to these
said agreements and Covenants and Restrictions shall be required as a condition to issuance of
permits or commencement of relevant project phases.
7.2 Violations. In the event of a material breach of this Agreement, the Parties agree that the
defaulting Party shall have sixty (60) days after notice of said breach to correct the same or
diligently commence to cure said breach prior to the non -breaching Party's seeking of any remedy
provided for herein. However, any breach by Developer reasonably determined by the City to
involve health or safety issues may be the subject of immediate action by the City, without prior
notice or a sixty (60) day cure period. The failure of the Parties to insist upon the strict and prompt
performance of the terms, covenants, agreements, and conditions herein contained, or any of them
upon any other party imposed, shall not constitute or be construed as a waiver or relinquishment
13
of any Party's right thereafter to enforce any such term, covenant, agreement, or condition, but the
same shall continue in full force and effect. Written notice is required for any alleged breach. If
cure cannot reasonably be completed within sixty (60) days, the cure period shall be reasonably
extended as long as diligent efforts are underway.
7.3 Enforcement: Remedies. A default under this Agreement that remains uncured after written
notice specifying the breach and a sixty (60) day cure period, which shall be reasonably extended
if cure cannot be completed within sixty (60) days and diligent efforts are underway shall permit
the non -defaulting party to proceed with any and all remedies available under Illinois law.
Remedies for breach are limited to specific performance, injunctive relief, or termination for a real,
uncured material breach. Neither party shall be liable for monetary damages under this Agreement.
7.4 Amendments. This Agreement and the zoning applicable to the Subject Property may not
be amended without the mutual consent of the Parties. Any amendment to the terms, covenants
and agreements as set forth in this Planned Unit Development Agreement shall be in accordance
with the provisions of Section 10-8-8G of the UDO which provides as follows:
G. Amendments to Approved Planned Unit Development.
1. Determination of Level of Change. Upon receiving a Planned Unit
Development Amendment application, the Zoning Administrator shall
determine whether the amendment is a major amendment, or a minor
amendment based on the criteria detailed in Section 10-8-8(G)(2) below.
2. Major Amendment. A major amendment is any proposed change to an
approved Planned Unit Development that results in one or more of the
following changes:
a. More than a five percent (S%) increase in the square footage of the
buildings;
b. Any accessory structure or building, including rooftop mechanical
equipment, which exceeds 78' in height;
c. Except as otherwise set forth above, any deviation from the site data
standards set forth on the Site Plan;
d. Any deviation from applicable provisions of the UDO;
e. Any revision to the approved site plan resulting in a change to:
i. Building footprint where there is a change in building orientation
that will, in the opinion of the City's Sound Consultant materially
increase noise levels, substation, and stormwater basin layout and
orientation;
14
ii. Number of substations, and stormwater basins (increase or
decrease);
iii. Location of parking;
iv. Change in order of phasing plan;
V. Reduction in height and location of landscape buffer, berm, and
walking path;
vi. Location and number of primary and secondary access points.
f. Any change to the approved Site Plan that is not explicitly described as a
minor amendment in this Agreement.
3. Minor Amendment. A minor amendment is any proposed change to the
approved site plan resulting in one or more of the following changes:
a. An increase or decrease of parking stalls by no more than 5%;
b. An increase or decrease of landscape types and quantities for any
species by no more than 5%;
c. An increase or decrease of percentage of approved building elevation
materials by no more than 5%;
d. A change in fencing material;
e. Any revision to the approved site plan resulting in a change to building
footprint where there is a change in building orientation that will not,
in the opinion of the City's Sound Consultant, materially increase
noise levels;
Notwithstanding the City's UDO, the following shall be processed as
Minor Amendments by the Zoning Administrator without public
hearing: any reduction in the total Floor Area or any decrease in the
number of buildings, provided no such removal or reduction results in
a reconfiguration of buildings or any change in the approved site plan
other than the removal of, or reduction in the size of, building(s).
4. Approval Processes.
a. Major Amendment. A major amendment to an approved Planned Unit
Development shall follow the procedure set in Section 10-8-8(F) of the
UDO.
b. Minor Am end ment.
I) Zoning Administrator Review. The minor amendment shall be
reviewed and approved by the Zoning Administrator.
15
7.5 Governing Law. This Planned Unit Development Agreement and the terms, provisions,
and conditions herein shall be governed by and construed and enforced in accordance with the
laws of the State of Illinois and if enforced by judicial proceedings, the parties agree that such
proceedings shall be conducted in the Circuit Court of Kendall County, Illinois.
7.6 Counterparts. This Agreement is to be executed in two or more counterparts, each of which
shall be deemed an original but all of which shall constitute the same instrument.
7.7 Force Majeure. In the event the performance of any covenant to be performed hereunder
by a Party is delayed for causes which are beyond the reasonable control of the Party responsible
for such performance (which causes shall include, but not be limited to, acts of God; inclement
weather conditions; global pandemic; strikes; material shortages; lockouts; the revocation,
suspension, or inability to secure any necessary governmental permit, other than a City license or
permit; and any similar case), the time for such performance shall be extended by the amount of
time of such delay. Force majeure shall also include supply chain disruptions, delays or inability
to obtain equipment or materials, utility or power grid shortages or delays, and governmental or
regulatory actions, inactions, or delays (including those of the City) affecting approvals, permits,
or operations. All deadlines, performance obligations, and cure periods under this Agreement shall
be automatically extended for the duration of any force majeure event.
7.8 Successor and Assigns. This Agreement may not be assigned without the approval of the
City until the Covenants and Restrictions have been recorded with the County of Kendall against
the Subject Property. Once the Covenants and Restrictions have been recorded, this Agreement
upon assignment shall inure to the benefit of, and be valid and binding upon, the Parties and their
successors and assigns for the term of the Agreement. It is understood and agreed by the Parties
hereto that in the event any part of the Subject Property is sold or conveyed at any time during the
term of this Agreement after the recordation of the Covenants and Restrictions, all unaccrued
obligations and responsibilities of the prior title holder to said part of the Subject Property
conveyed shall be released and be assumed by such purchaser of the part of the Subject Property
conveyed, and the prior title holder shall be fully released from all unaccrued obligations which
relate thereto. Notwithstanding the foregoing, the City shall not be required to release any Surety
until the successor owner has posted replacement Surety for the improvement obligations being
assumed by said successor owner, which Surety shall be in a form and amount acceptable to the
City. In the event that part of the Subject Property is to be conveyed, the respective owners may
enter into an agreement parsing respective obligations under this Agreement between the
respective owners and the City shall not unreasonably withhold its consent to any such agreement.
Developer may assign, subdivide, or transfer all or any portion of its interest in the Subject Property
and this Agreement to any party, upon written notice to the City after the recordation of the
Covenants and Restrictions where upon the City's consent is not required for any such assignment,
subdivision, or financing. Upon such transfer, the transferee assumes all obligations for the
assigned portion and the transferor is released from further liability for such portion. This
Agreement and all rights and obligations hereunder shall run with the land and bind all successors
and assigns.
In
7. 9 Non -Merger of Entitlements. The rights, Entitlements, and protections established by this
PUD Agreement are independent and shall not merge into the Development Agreement, Utility
Agreement, or other agreement with the City, unless expressly stated in such subsequent agreement
and approved in writing by Developer.
7.10 Severability. Should any provision of this Agreement or application thereof to any party or
circumstance be held invalid, and such invalidity does not affect other provisions or applications
of this Agreement which can be given effect without the invalid application or provision, then all
remaining provisions shall remain in full force and effect.
7.11 Effective Date. Developer is contract purchaser of the Subject Property. To this end this
Agreement shall not become effective until such time as the Developer has acquired the Subject
Property, annexed the Subject Property to the City and the Development Agreement and the Utility
Agreement have been approved and executed by the City and the Developer. If, for any reason,
the City and the Developer do not execute the Development Agreement, or the Utility Agreement
or agree to the Covenants and Restrictions, the Developer agrees that it shall have no recourse
against the City for any cost, claim, liability or inconvenience in connection with the Project or the
Subject Property and agrees to immediately pay the City for any outstanding contractual
obligations.
7.12 Lender Protections. The existence of any mortgage, deed of trust, or other security interest
encumbering the Subject Property shall not constitute a default under this Agreement, and
Developer shall have no obligation to obtain subordination or consent from any lender. The City
shall, within fifteen (15) business days of written request, execute commercially reasonable lender
estoppel certificates, nondisturbance agreements, or similar documents as reasonably requested by
Developer's lenders.
7.13 Entire Agreements. This Agreement, the Annexation Agreement, the Utility Agreement
and the Development Agreement, together with all attached Exhibits, and the provision of the
Covenants and Restrictions constitute the entire agreement between the parties regarding the
subject matter hereof and supersedes all prior negotiations, representations, or agreements,
whether written or oral. This Agreement, the Annexation Agreement, the Utility Agreement and
the Development Agreement may only be amended by a written instrument executed by both
parties.
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the dates set
forth below their respective signatures, to be effective as of the Effective Date.
United,C-W-M kdik-4ille Attest:
17
Date: hj 0 Vi'M 9W I '3
2025
Pioneer Development, LLC
M.
Date: 2025
18
Date:2025
Pioneer Development,LLC
I
By:A Cr :71
Date:l / I ` 2025
18
EXHIBIT LIST
Exhibit A- Site Plan
Exhibit B- Phasing Plan
Exhibit C- Proposed Path Locations Map
Exhibit D- Landscape Plan
Exhibit E- Building Elevations
Exhibit G- Initial Noise Study
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Exhibit D: Landscape Plan (Pendin-2)
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The Landscape Plan for this Planned Unit Development is currently under review
and will be included as Exhibit D once approved. Final approval of the Landscape
Plan is contingent upon review and approval by City staff and the City Attorney, in
accordance with the conditions of approval adopted by the City Council on
November 10, 2025.
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EXHIBIT G
BURNS
MMONNELL°
July 9, 2025
Project Cardinal - Design Team
Pioneer Development
Re: Project Cardinal Preliminary Sound Study
Burns & McDonnell was retained by Pioneer Development ("Pioneer") to conduct a preliminary sound study (the "Study") for
the proposed Project Cardinal Data Center Development (the "Project"). The objective of the Study was to estimate future noise
impacts from operational equipment at the Project's property boundaries.
The Project is proposed to be located in Yorkville, Illinois. The current site plan is presented in Figure 1 and includes fourteen
14) two-story data center buildings. The design includes eleven (11) large (-680,600 square foot) buildings and three (3) smaller
390, 000 square foot) buildings. The large buildings were modeled with 108 rooftop chillers and 80 auxiliary generators at
ground level. The smaller buildings include 54 rooftop chillers and 40 auxiliary generators. The buildings, barriers, layout, and
equipment counts were provided by Pioneer for the current design. However, this design is preliminary and would likely evolve
throughout the detailed design stages of the Project. This analysis included predictive modeling to estimate Project -generated
sound levels in the surrounding community for two operational scenarios. A comparison to the local sound level limits was
performed at the Project boundaries. Sound level impacts at the nearest noise sensitive receptors would be expected to be
lower as Project -generated sound would attenuate as it moves offsite.
Acoustic Terminology
The term "sound level" is often used to describe two different sound characteristics: sound power and sound pressure. Every
source that produces sound has a sound power level (PWL). The PWL is the acoustical energy emitted by a sound source and
is an absolute number that is not affected by the surrounding environment. The acoustical energy produced by a source
propagates through media as pressure fluctuations. These pressure fluctuations, also called sound pressure levels (SPL), are
what human ears hear and microphones measure.
Sound is physically characterized by amplitude and frequency. The amplitude of sound is measured in decibels (dB) as the
logarithmic ratio of a sound pressure to a reference sound pressure (20 micropascals). The reference sound pressure
corresponds to the typicalthreshold of human hearing. To the average listener, a 3-dB change in a continuous broadband sound
is generally considered "just barely perceptible"; a 5-dB change is generally considered "clearly noticeable'; and a 10-dB
change is generally considered a doubling (or halving, if the sound is decreasing) of the apparent loudness.
Sound waves can occur at many different wavelengths, also known as the frequency. Frequency is measured in hertz (Hz) and
is the number of wave cycles per second that occur. The typical human ear can hear frequencies ranging from approximately
20 to 20,000 Hz. Normally, the human ear is most sensitive to sounds in the middle frequencies (1,000 to 8,000 Hz) and is less
sensitive to sounds in the lower and higher frequencies. As such, the A -weighting scale was developed to simulate the
frequency response of the human car to sounds at typical environmental levels. The A -weighting scale emphasizes sounds in
the middle frequencies and de-emphasizes sounds in the low and high frequencies. Any sound level to which the A -weighting
scale has been applied is expressed in A -weighted decibels, or dBA.
Sound in the environment is constantly fluctuating, aswhen a car drives by, a dog barks, or a plane passes overhead. Therefore,
sound metrics have been developed to quantify fluctuating environmental sound levels. These metrics include the exceedance
sound level. The exceedance sound level is the sound level exceeded during "x" percent of the sampling period and is also
referred to as a statistical sound level. Common exceedance sound level values are the 10-, 50-, 90-percentile exceedance
sound levels, denoted by Lic, L$fl, and Loo. The equivalent -continuous sound level (L,,) is the logarithmic average (i.e., energy
9400 Ward Parkway I Kansas City, MO 641141 burnsmcd.com
Project Cardinal - Design Team
Pioneer Development
July 9, 2025
Page 2
average) of the varying sound over a given time period and is the most common metric used to describe sound. The Lso is
typically considered the "background" sound level since it excludes many short, intermittent sounds and captures the sound
Levels experienced most of the time (i.e., sound levels 90 percent of the time).
City of Yorkville Noise Ordinance
The Code of Ordinances of Yorkville, Illinois Title IV, Chapter 4 limits noise levels from the Project. The ordinance states, "No
person shall operate or cause to be operated any source of sound in such a manner as to create a sound level which exceeds
the sound level limits in table 1 of this section, as adjusted according to table 2 of this section." Table 1 is reproduced below.
Table 1: Sound Level Limits
Time of Day
Receiving Property Land Use
Residential Commercial
Public Parks and Other
public Open Spaces
Daytime (7:00 a.m. -10:00 p.m.) 60 dBA 67 dBA 67 dBA
Nighttime (10:00 p.m. - 7:00 a.m.) 50 dBA 67 dBA 67 dBA
Table 2 of the ordinance provides adjustments for varying durations of noise within a given hour as well as penalties to apply far
noise of an impulsive character or tonal. The specific equipment manufacturers and models for the Project have not been
selected at this time. The type of equipment that generates noise as part of the Project (chillers and emergency generators)
does not operate in an impulsive manner and the equipment can be specified and procured to not emit prominent discrete
tones or tonal noise. Provided the developer of the Project selects non -tonal equipment for operations, the continuous noise
generated by the Project would be limited to 60 dBA during the day and 50 dBA during the night at residential receptors. The City
of Yorkville ordinance includes an exemption for "emergency short term operations." The City of Yorkville has confirmed that
the operation of the emergency generators during a full blackout would be exempt from the noise limits according to the
exemption.
Design goals have been developed for the Project boundary based on the City of Yorkville ordinance. For normal operation,
which could generate noise at any time of the day, the design goal is 50 dBA at the receiving residential property boundaries to
meet the nighttime sound level limits. For generator testing, which occurs during daytime hours, the design goal is 60 dBA to
meet daytime limits when maintenance generator testing would occur.
Ambient Measurements
Variations in noise environments are typically due to existing land uses, population density, and proximity to transportation
corridors. Elevated existing ambient sound levels in the region occur near major transportation corridors such as interstate
highways and in areas with higher population densities. Principal contributors to the existing noise environment likely include
motor vehicle traffic on local roadways, typical agricultural noise sources, and natural sounds such as birds, insects, and leaf
or vegetation rustle during elevated wind conditions. Diurnal effects result in sound levels that are typically quieter during the
night than during the daytime, except during periods when evening and nighttime insect noise dominates in warmer seasons.
Burns & McDonnell personnel conducted sound level measurements to establish the existing background sound levels in the
area surrounding the Project site. Sound levels were measured using Larson Davis Model 821 sound level meters with
associated preamplifiers and 1/2-inch free -field precision microphones meeting American National Standards Institute (ANSI)
S1.4 Type 1 specifications. One-half inch random -incidence microphones were used on the meters. All measurement and field
2
Project Cardinal - Design Team
Pioneer Development
July 9, 2025
Page 3
calibration equipment were certified by a traceable laboratory within 12 months prior to the measurement. Field calibration
confirmations were performed before and after the long-term measurements and before and after each set of short-term
measurements. The meter and calibrator were checked within a year prior of the measurements to verify compliance with the
U.S. National Institute of Standards and Technology specifications. The calibration drift was within tolerance over the duration
of the measurement survey.
The sound survey protocol was developed based on procedures outlined in the ANSI 12.9 Quantities and Procedures for
Description and Measurement of Environmental Sound standard. Continuous sound level measurements were collected near
the boundaries of the proposed Project in the four cardinal directions. The meters were placed in the directions of the nearest
residential receivers, set back from the roadways the appropriate distance per the standard. The survey was undertaken
continuouslyfrom June 17 to 18, 2025, during daytime and nighttime hours. Weather data was reviewed from a nearbyweather
station (Weather5tation ID: KILYORKV81). Average wind speeds were within ANSI guidance and the only recorded precipitation
recorded duringthe measurement period was at the veryend of the measurement at 1:00 p.m. on June 181". The measurement Locations
are provided in Figure 2 of Attachment 1. A summary of the ambient measurements is provided in Table 2 below and hourly
average sound levels are provided in Attachment 2. Table
2: Continuous Sound Leve Monitoring Summary Leg
Lso Measurement
Location Time of Day dBA)
dBA) Daytime
69 52 MP1
Nighttime
67 40 Daytime
61 44 MP2
Nighttime
59 39 Daytime
69 48 MP3
Nighttime
67 40 Daytime
59 37 M
P4 Nighttime
57 37 Sound
levels in the Project area were variable; the major noise sources across the Project area included local traffic (passenger cars
and large trucks) and typical sounds of nature (insects and bird calls). Transient noise levels were greater along local traffic thorough
fairs (Highway47 and Galena Road). Sound levels are provided in both L., and L90 to represent the background ambient sound
Levels for the Project. The L9a sound levels exclude the majority of the instantaneous and intermittent noise from occasional
traffic. L9fl is generally used to represent the typical background noise for a given area. Sound
Modeling Methodology Sound
modeling was performed using the industry -accepted sound modeling software Computer Aided Noise Abatement CadnaA),
version 2025. The software is a scaled, three-dimensional program that takes into account air absorption, terrain, ground
absorption, reflections and shielding for each piece of sound -emitting equipment and predicts sound pressure levels. The
model calculates sound propagation based on International Organization of Standardization (ISO) 9613-2:2024, General Method
of Calculation. ISO 9613-2 assesses the sound level propagation based on the octave band center -frequency range. The
ISO standard considers sound propagation and directivity. The software calculates sound propagation using omnidirectional,
downwind sound propagation and worst -case directivity factors. In otherwords, the model assumes that each piece
of equipment propagates its worst -case sound Levels in all directions at all times. Empirical studies accepted within the
Project Cardinal - Design Team
Pioneer Development
July 9, 2025
Page 4
industry have demonstrated that modeling may over -predict sound levels in certain directions, and as a result, modeling results
generally are considered a conservative measure of a project's actual sound level. The modeled atmospheric conditions were
assumed to be calm, and the temperature and relative humidity were left at the program's default values. Reflections and
shielding were considered for sound waves encountering physical structures.
Project Sound Sources
The sound level design goal is applicable at the Project property line and the most impacted locations were identified
surrounding the Project. Project sound sources were modeled in the locations shown in Figure 1 of Attachment 1. A summary
of the modeling assumptions for each piece of equipment is provided in Table 3.
Table 3: Predictive Modeling Sound Level Inputs
Source Number of Sources
Modeled Equipment Sound Level
Assumption'
Chillers (Low -Noise) 1,350 Lw= 91 dBA
Emergency Generators 1,000 Lp = 65 dBA at 50 feet
Substation Transformer (Low Noise) 17 LW = 89 dBA
a) Lw= sound power level; LP= sound pressure level; dBA =A -weighted decibels, NEMA= National Electrical Manufacturers Association
Chillers
Each chiller was estimated to have an overall sound power level of 91 dBA. This would likely be a law -noise option, or a model
which may include mitigation in detailed design. The manufacture and model type forthe chillers have not been selected at this
time. To determine if a chiller forthis data center could meet an overall sound power level of 91 dBA, Burns & McDonnell started
with a common air-cooled chiller used in these applications, the York YVFA with 390-ton cooling capacity. The York unit is
provided with an operating sound power level between 97 dBA (75% load) and 100 dBA (100% load). The units would likely
operate at significantly quieter sound levels during nighttime hours, but due to the preliminary nature of this design, the load
level during nighttime hours is unknow. The unit's octave band sound levels, showthatthe unit operates as a broadband source
and does not operate in a tonal nature. To get down to a 91 dBA sound power level, additional mitigation would be required for
these units. Chiller add -on mitigation would need to provide 6-9 dBA reductions to meet the design goal and can typically be
supplied for these units through a supplier like BRD Hush Core. Some of their common add on mitigation options are listed
below.
1. Standard (2- 5 dBA reduction)
a. Treatment of the compressor circuits for chillers . HUSH COVERS are used for the compressor housing, suction
and discharge piping and oil separator vessels.
2. Unitary (4-6 dBA reduction)
a. The Unitary System is a top mounted, unit supported plenum style acoustically insulated stack constructed using
HUSH GUARD" sound panels.
3. Louver (5-7 d BA reduction)
a. The Louver System uses high performance type HUSH DUCT silencers up to 36" deep for direct boltingto the
chiller cabinet/frame.
4. Summit (9-15 dBA reduction)
a. The Summit System for air-cooled chillers is a high-performance source -applied treatment of the chiller's intakes
and discharge fans using Hush Guard panels and Hush Duct Silencers.
4
Project Cardinal - Design Team
Pioneer Development
J my 9, 2025
Page 5
During detailed design, nighttime cooling loads would be considered, and this level of noise mitigation may not be required. The
standard offering of sound Level reductions are shown above to confirm that mitigated chillers could reasonably get down to
the Levels specified in Table 3. Other chiller mitigation options include using a different chiller, sound walls, and relocation of
the chiller equipment. Havingthe chillers on top of the building puts the chillers further away from the property boundaries and
reduces the potential for offsite noise impacts.
Emergency Generators
Each emergency generator was estimated to have an overall sound power level of 105 dBA (sound pressure level of 65 dBA at
50 feet). The generators were modeled inclusive of both the generator enclosure and exhaust stack.
Substation Transformers
The Project is expected to include seventeen (17)167-megavolt-ampere (MVA) substation transformers. According to National
Electrical Manufacturers Association (NEMA) TR-1, the 167-MVA transformers would have a standard sound pressure level of
75 dBA, measured in accordance with the Institute of Electrical and Electronics Engineers (IEEE) Standard C57.12.90. The IEEE
Standard requires sound level measurements to be averaged around the unit, measured at distances of 1 foot from the tank of
the transformer and 6 feet from fan cooled surfaces. Based on typical transformer sizes the sound power level is expected to
be around 95 dBA. In order to meet the City sound level limits at the property lines low -noise transformers would need to be
specified to not exceed 89 dBA sound power level. The 89 dBA sound power level transformers were included in the predictive
model.
Operational Scenario Assumptions
The model was evaluated for two operational scenarios: Normal Operation and Generator Testing. Normal Operation
represents the condition where all campus chillers are at 100% Load without the use of generators. Generator Testing
represents the condition where all campus chillers are at 100% load and two generators per data center building are being
tested at 100% load. Emergency operations would represent a condition during an emergency situation where all equipment is
operation and running at 100% load. The emergency operation scenario was not modeled because it is not considered "normal
conditions" and the City of Yorkville confirmed the emergency scenario is exempt from the limits. A summary of each modeled
scenario is provided in Table4.
Table 4: Summary of Operating Scenarios
Operating Scenario Normal Operation GeneratorTesting Emergency Operation
Design Goal 50 dBA at property lines 60 dBA at property lines
Equipment in Operation for Each Scenario
Chiller All On at IW/o Load All On at 100% Load All On at 100% Load
Generators ALL Off 2 per Building at 100% Load All On at 100% Load
Transformers All On All On All Off
Sound Modeling Results
The Project equipment was modeled usingthe provided sound level assumptions for Normal Operation and Generator Testing
scenarios. A tabulated summary of the most impacted properly line location is provided in Table 5.
Project Cardinal - Design Team
Pioneer Development
July 9, 2025
Page E
Table 5: Modeled Project Sound Levels at Property Lines
Receiver
Modeled Sound Level (dBA)
Normal Operation Generator Testing
Boundary NW 48 49
Boundary N so 50
Boundary NE 5o 50
Boundary E 49 49
Boundary SE 50 50
Boundary SW 49 49
Boundary NW 48 49
The most impacted property line receivers were modeled to be belowthe design goals during Normal Operation and Generator
Testing. Sound level contours were generated for the two operating scenarios, in 5-dBA increments, at a height 5 feet above
grade as shown in Figure 3 and Figure 4 of Attachment 1.
Conclusion
Burns & McDonnell provided an acoustic analysis for the proposed Project Cardinal data center based on representative
equipment sound levels and the site plan provided. The modeling results show that the Project design can feasibly meet the
City of Yorkville sound level limits using low -noise chillers. Placingthe chillers on top of the buildings puts the units farther from
the Project property boundaries, which is used to help reduce noise offsite. Specifying non -tonal chillers when purchased will
allowthe Project to not emit prominent discrete tones offsite and would not require a 10-dBA penalty be applied to the limits.
Sincerely,
Burns & McDonnell
Gabriel Weger
Section Manager —Acoustics
Attachments
Attachment 1— Figures
Attachment 2— Measurement Data
Attachment 1 - Figures
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Attachment 2 - Measurement Data
Project Cardinal Attachment 2 *N BURNS
MSDONNELL-
jf M,-J^-+y MRvvx
4hJl'1}p 37i J Y9i J
Time
M P01
dBAj
Leq L10 L50 L90
6/17/25 11:00 AM 70 73 65 54
6/17/25 12:00 PM 69 73 65 55
6/17/25 1:00 PM 69 73 65 53
6/17/25 2:00 PM 68 72 65 50
6/17/25 3:00 PM 69 72 65 54
6/17/25 4:00 PM 69 71 65 55
6/17/25 5:00 PM 68 71 65 54
6/17/25 6:00 PM 67 71 65 52
6/17/25 7:00 PM 66 69 61 48
6/17/25 8:00 PM 65 68 59 47
6/17/25 9:00 PM 67 68 58 46
6/17/25 10:00 PM 66 71 58 45
6/17/25 11:00 PM 64 66 48 38
6/18/25 12:00 AM 63 63 45 35
6/18/25 1.00 AM 60 60 40 32
6/18/ 25 2:00 AM 63 62 43 33
6/18/ 25 3:00 AM 66 66 49 40
6/18/ 25 4:00 AM 66 69 53 42
6/18/ 25 5:00 AM 70 73 63 48
6/18/ 25 6:00 AM 70 74 66 51
6/18/ 25 7:00 AM 70 73 66 52
6/18/25 8:00 AM 69 73 65 52
6/18/25 9:00 AM 70 74 65 53
6/18/25 10:00 AM 70 74 65 50
6/18/25 11:00 AM 71 75 67 54
6/18/25 12:00 PM 70 73 65 51
6/18/25 1.00 PM 65 76 69 56
Average Daytime: 69 72 64 52
Average Nighttime: 67 67 52 40
Note: The average Leq daytime and nighttime sound levels shown are the logarithmic energy average of the
1-hour sound levels measured. The L10, L50, and L90 are the arithmetic averages of the 1-hour values
Project Cardinal Attachment 2 % BURNS
M DONNELL_
Time
M P02
IdBA]
Leq L10 L50 L90
6/17/25 12:00 PM 61 73 55 47
6/17/25 1:00 PM 61 73 54 46
6/17/25 2:00 PM 62 73 53 44
6/17/25 3:00 PM 60 72 53 45
6/17/25 4:00 PM 59 72 55 45
6/17/25 5:00 PM 59 71 54 43
6/17/25 6:00 PM 58 71 52 39
6/17/25 7:00 PM 65 71 49 37
6/17/25 8:00 PM 57 69 50 39
6/17/25 9:00 PM 60 68 52 42
6/17/25 10: 00 PM 60 68 51 41
6/17/25 11: 00 PM 56 71 48 38
6/18/25 12:00 AM 54 66 41 36
5/18/25 1:00 AM 53 63 39 35
6/18/25 2:00 AM 54 60 41 35
6/18/25 3:00 AM 57 62 44 39
6/18/25 4:00 AM 60 66 48 42
6/18/25 5:00 AM 62 69 54 45
6/18/25 6:00 AM 61 73 54 44
6/18/25 7:00 AM 61 74 53 44
6/18/25 8:00 AM 61 73 54 44
6/18/25 9:00 AM 60 73 53 44
6/19/25 10:00 AM 61 74 53 43
6/18/25 11:00 AM 62 74 56 47
6/18/25 12:00 PM 60 75 53 41
6/18/25 1:00 PM 61 73 59 54
Average Daytime: 61 72 53 44
Average Nighttime: 1 59 66 46 39
Note: The average Leq daytime and nighttime sound levels shown are the logarithmic energy average of the
1-hour sound levels measured. The L10, L50, and L90 are the arithmetic averages of the 1-hour values
Project Cardinal Attachment 2 4 BURN$
AWN, MSDONNELL_
Table 3 - Hourly Average Sound Levels - MP03 J
Time
MP03
dBA]
Leq L10 L50 L90
6/17/25 12.00 PM 68 72 56 43
6/17/25 1:00 PM 68 72 56 44
6/17/25 2:00 PM 69 73 60 46
6/17/25 3:00 PM 70 74 66 51
6/17/25 4:00 PM 70 74 67 54
6/17/25 5:00 PM 71 74 66 53
6/17/25 6:00 PM 68 73 61 49
6/17125 7:00 PM 67 72 57 46
6/17/25 8:00 PM 66 71 56 45
6/17/25 9:00 PM 66 70 56 42
6/17/25 10:00 PM 67 71 58 45
6/17/25 11:00 PM 64 66 50 42
6/18/25 12:00 AM 61 61 44 35
6/18/25 1:00 AM 61 59 41 35
6/18/25 2:00 AM 64 58 41 33
6/18/25 3:00 AM 61 60 44 37
6/18/25 4:00 AM 68 72 55 43
6/18/25 5:00 AM 71 75 61 49
6/18/25 6:00 AM 71 76 63 50
6/18/25 7:00 AM 71 75 63 50
6/18/25 8:00 AM 70 75 62 47
6/18/25 9:00 AM 69 74 58 46
6/18/25 10:00 AM 69 73 56 44
6/18/25 11:00 AM 71 75 61 48
6/18/25 12:00 PM 70 74 61 46
6/18/25 1:00 PM 72 78 65 56
Average Daytime: 69 73 60 48
Average Nighttime: 67 65 49 40
Nate: The average Leq daytime and nighttime sound levels shown arethe logarithmic energy average of the 1-
hour sound revels measured. The L10, LSO, and L90 are the arithmetic averages of the 1-hour values
Project Cardinal Attachment 2 ++% BURNSKMGDONNELL_
Time
MP04
d6A]
Leq L10 L50 L90
6/17/25 12:16 PM 57 59 47 39
6/17/25 1:00 PM 56 59 45 38
6/17/25 2:00 PM 55 60 44 37
6/17/25 3:00 PM 57 61 44 36
6/17/25 4:00 PM 56 61 43 36
6/17/25 5:00 PM 57 62 42 35
6/17/25 6:00 PM 56 61 41 33
6/17/25 7:00 PM 55 59 42 34
6/17/25 8:00 PM 55 60 45 33
6/17/25 9:00 PM 59 64 45 37
6/17/25 10:00 PM 63 69 46 38
6/17/25 11:00 PM 52 53 44 38
6/18/25 12:00 AM 50 50 38 33
6/18/25 1:00 AM 51 49 37 33
6/18/25 2:00 AM 55 46 40 35
6/18/25 3:00 AM 50 48 40 35
6/18/25 4:00 AM 55 56 43 39
6/18/25 5:00 AM 59 63 48 42
6/18/25 6:00 AM 60 64 48 41
6/18/25 7:00 AM 58 62 45 40
6/18/25 8:00 AM 58 62 45 39
6/18/25 9:00 AM 55 59 44 37
6/18/25 10:00 AM 56 60 42 36
6/18/25 11:00 AM 58 62 48 39
6/18/25 12:00 PM 57 62 46 33
6/18/25 1:00 PM 60 64 53 49
Average Daytime: 59 61 45 37
Average Nighttime: 57 54 42 37
Note: The average Leq daytime and nighttime sound levels shown ore the logarithmic energy average of the
I -hour sound levels measured. The L10, L50, and L90 ore the orithmetic overages of the I -hoar values
LUa0Wa
PHASE 3 PHASE 0 PHASE 1
PHASE 2
1 2 3
4 5 6 7 8
9 10
11
12
13
14
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Summary
An ordinance approving a settlement agreement between John Bryan and the City of
Yorkville regarding Project Cardinal.
Background
The City approved a PUD agreement with Project Cardinal in November 2025, which
included a phasing plan that contemplated the developer beginning construction in the northeast
phase of the development and working to the west phase of the development, before finishing in
the southeast phase of the development. Any change to the phasing plan requires a major PUD
amendment to the project.
The City has come to terms with John Bryan on his litigation against the City regarding
Project Cardinal. That settlement agreement is attached and contemplates a reordering of the
phasing plan from what is described above, to a “northeast-southeast-west” order. The originally
approved phasing plan and the revised phasing plan as part of this settlement agreement are
included with this memo for reference. Sections 3, 4, and 5 of the settlement agreement
generally dictate the rules for development construction order, which are set up as that each
phase must be substantially complete by the developer before they can begin construction on the
next phase. There are some exceptions to that guidance to cover issues outside of the developers
control. Finally, the settlement agreement contains no payments to John Bryan by the City, but it
does contemplate that John Bryan and the Project Cardinal developer may separately negotiate
the terms of a side agreement.
Recommendation
Staff recommends approval of the ordinance approving the settlement agreement. Should
the settlement agreement be approved by City Council, the developer has already applied for a
major PUD amendment to update the phasing plan, which is expected to be in front of the July
Economic Development Committee, July PZC, and July 14th City Council meeting.
Memorandum
To: City Council
From: Bart Olson, City Administrator
CC:
Date: June 18, 2026
Subject: Bryan v Yorkville settlement agreement
Originally Approved Phasing Plan
PHASE 3 PHASE 0 PHASE 1
PHASE 2
1 2 3
4 5 6 7 8
9 10
11
12
13
14
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Revised Phasing Plan
Ordinance No. 2026-____
Page 1
Ordinance No. 2026-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL
COUNTY, ILLINOIS APPROVING A CONDITIONAL SETTLEMENT
AGREEMENT AND RELEASES
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, Pioneer Development, LLC, an Illinois limited liability company (“Pioneer”)
is the contract purchaser of approximately 1,037 acres of land located west of North Bridge Street
(Illinois State Route 47), east of Ashe Road, and directly south of East Baseline Road (the
“Property”) upon which Pioneer proposes to develop a secured data center campus (the
“Development”); and,
WHEREAS, in March 2025, Pioneer filed applications required for the Development to
(a) annex a portion of the Property, (b) rezone the Property, (c) grant a Special Use for Planned
Unit Development (“PUD”) for the Property, and (d) provide for certain other necessary relief
required to allow for the Development; and,
WHEREAS, John P. Bryan (the “Plaintiff”) owns and resides at the residential property
located at 17F Ashe Road, Sugar Grove, Illinois; and,
WHEREAS, the Plaintiff filed a four Count Complaint against the City, the Mayor and the
Aldermen which are Members of the City Council (the “Defendants”) in the Circuit Court of the
Twenty-Third Judicial Circuit, Kendall County, Illinois, docketed and currently pending as Case
Number 2025 CH 000028 (the “Litigation”). In the Litigation, the Plaintiff alleges that he owns
and resides at residential property located at 17F Ashe Road, Sugar Grove, Illinois, near the
Ordinance No. 2026-____
Page 2
proposed site of the Development. The Plaintiff, in his lawsuit, seeks orders, among others,
permanently ordering or enjoining Defendants from rezoning the subject property for
manufacturing use or granting a special use permit for the Planned Unit Development for the
Property; and,
WHEREAS, Pioneer was granted its motion to intervene and did intervene in the
Litigation becoming a Defendant in addition to the City and the Members of the City Council; and,
WHEREAS, the Plaintiff and Defendants have reached an agreement to settle the
Litigation and resolve all matters and disputes pursuant to the terms set forth in the Conditional
Settlement Agreement and Releases (the “Agreement”), a copy of which is attached hereto,
conditioned upon final and formal governmental approvals required by the City that may be
necessary to effectuate this Agreement; and,
WHEREAS, Defendants continue to deny all wrongdoing and liability, but all Parties to
the Litigation deem settlement to be in their own best interests in order to avoid the expense,
uncertainties, inconvenience and distraction of the Litigation.
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 foregoing recitals shall be and are hereby incorporated as findings as if
restated in this Section 1.
Section 2. That the Conditional Settlement Agreement and Releases, in the form
attached hereto as Exhibit A and made a part hereof, by and among John P. Bryan, the United City
of Yorkville, Kendall County, Illinois, Pioneer Development LLC, Alderman Daniel V. Transier,
Alderman Matt Marek, Mayor John Purcell, Alderman Rusty Corneils, Alderman Ken Koch,
Ordinance No. 2026-____
Page 3
Alderman Craig Soling, Alderman Joe Plocher and Alderman Rusty Hyett is hereby approved. The
Mayor, City Clerk and each Member of the City Council are hereby authorized to execute and
implement its terms.
Section 3. 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 __________________, A.D. 2026.
______________________________
CITY CLERK
KEN KOCH _________ DAN TRANSIER _________
ARDEN JOE PLOCHER _________ CRAIG SOLING _________
CHRIS FUNKHOUSER _________ MATT MAREK _________
RUSTY CORNEILS _________ RUSTY HYETT _________
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
this ____ day of __________________, A.D. 2026.
______________________________
MAYOR
Attest:
______________________________
CITY CLERK
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CONDITIONAL SETTLEMENT AGREEMENT AND RELEASES
This Conditional Settlement Agreement and Release ("Agreement") is made and
entered into by and between John P. Bryan ("Plaintiff'), The City of Yorkville, an
Illinois municipality ("City" or "Yorkville"), Mayor John Purcell, Aldermen Daniel V.
Transier, Matt Marek, Chris Funkhouser, Rusty Comeils, Ken Koch, Craig Soling, Arden
Joe Plocher, and Rusty Hyett ("Aldermen"), in their official capacities, and Intervenor
Pioneer Development, LLC ("Pioneer" or "Intervenor"). "City" and "Aldermen" shall
be collectively referred to as "Defendants." Plaintiff, Defendants, and Pioneer shall be
collectively referred to as the "Parties." The Parties enter into this Agreement,
conditioned upon the necessary approvals by the City and any other applicable corporate
authorities, in exchange for good and valuable consideration mutually received and
acknowledged as more particularly described herein, and in order to resolve and dispose
of all disputes, claims and causes of action that any party has, or may have had in this
Litigation (defined below), against any other party, as described herein and subject to the
recitals, terms and conditions set forth in this Agreement. This Agreement will be
effective as of the date it has been fully executed (the "Effective Date").
RECITALS
WHEREAS, Pioneer, an Illinois Limited Liability Company, is the contract
purchaser of approximately 1,037 acres of land located west of North Bridge Street
(Illinois State Route 47), east of Ashe Road, and directly south of East Baseline Road
(the "Property") upon which Pioneer proposes to develop a secured data center campus
(the "Development").
1
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WHEREAS, In March 2025, Pioneer filed applications required for the
Development to (a) annex a portion of the Property, (b) rezone the Property, (c) grant a
Special Use for Planned Unit Development ("PUD") for the Property, and (d) provide for
certain other necessary relief required to allow for the Development.
WHEREAS, Pioneer and the City have negotiated an Annexation Agreement to
become effective as of the date Pioneer becomes the title holder of the Property.
WHEREAS, on November 10, 2025, following several months of negotiations
with the City and revisions to the proposed Development, the City approved two
ordinances required for the Development. One ordinance authorizes the City to enter into
an agreement with Pioneer for a planned unit development for the Property (the "PUD
Agreement Ordinance"). The second ordinance authorizes the City to enter into an
annexation agreement (the "Annexation Agreement Ordinance") with Pioneer
concerning the annexation of a portion of the Property located at the Southwest Comer of
Baseline Road and North Bridge Street.
WHEREAS, pursuant to the PUD Agreement Ordinance, the City and Pioneer
entered into that certain Planned Unit Development Agreement, dated _ _, 2025 (the
"PUD Agreement").
WHEREAS, on March 31, 2026, two other ordinances were enacted, which will
become effective upon Pioneer closing on its acquisition of the Property. One is for the
actual annexation of certain portions of the Property ("Annexation Ordinance") and the
other is for the rezoning of the Property ("Rezoning Ordinance"). The PUD Agreement,
Annexation Ordinance and Rezoning Ordinance provide that the Property will be zoned
M-2 General Manufacturing upon the annexation as provided in the Annexation
2
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Agreement. The PUD Agreement further provides that the Subject Property may be
developed as a data center.
WHEREAS, pursuant to the PUD Agreement, the City approved a Phasing Plan
that is attached to the PUD Agreement as Exhibit B (the "Initial Phasing Plan").
Pursuant to Section 2.3 of the PUD Agreement, the Initial Phasing Plan may be modified
or re-ordered only as required due to events beyond Pioneer's control and only with City
Council Approval. Further, pursuant to Section 7.4 of the PUD Agreement, any change
in order of the Initial Phasing Plan is a "Major Amendment" to the approved planned unit
development that must be considered pursuant to the procedure set forth in Section 10-8-
8(F) of the City's Unified Development Ordinance (the "UDO").
WHEREAS, Plaintiff filed a four Count Complaint against Defendants in the
Circuit Court of the Twenty-Third Judicial Circuit, Kendall County, Illinois, docketed and
currently pending as Case Number 2025 CH 000028 (the "Litigation" or "Lawsuit"). In
the Litigation, Plaintiff alleges that he owns and resides at residential property located at
17F Ashe Road, Sugar Grove, Illinois, near the proposed site of the Development.
Plaintiff, in his lawsuit, seeks orders, among others, permanently ordering or enjoining
Defendants from rezoning the subject property for manufacturing use or granting a
special use permit for the Planned Unit Development for the property; and
WHEREAS, Pioneer was granted leave to intervene and did intervene in the
Litigation.
WHEREAS, the Parties to this Agreement have reached agreement regarding the
terms of a settlement, conditioned upon final and formal governmental approvals required
by the City that may be necessary to effectuate this Agreement, and now wish to formally
3
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memorialize their conditional agreement to settle and resolve all matters and disputes
raised in the Litigation; and
WHEREAS, Defendants continue to deny all wrongdoing and liability, but all
Parties to this Agreement deem settlement to be in their own best interests in order to
avoid the expense, uncertainties, inconvenience and distraction of the Litigation.
NOW, THEREFORE, in consideration of the foregoing recitals set forth above,
which are incorporated in full into this Agreement, and of the covenants and promises set
forth in this Agreement and in exchange for other good and valuable consideration more
specifically set forth in this Agreement and hereby acknowledged, the Parties
conditionally agree as follows:
RELEASES
1. Plaintiff's Conditional Release of Defendants and Pioneer. Subject to,
and contingent upon, the adoption of the PUD Amendment Ordinance (defined below) by
the City Council in accordance with the requirements of Section 3 of this Agreement and
the Intervenor following all requirements thereof, the Plaintiff, on behalf of himself, and
his attorneys, successors and assigns, if any, any trust or beneficiary of such trust owned
or controlled by or on behalf of Plaintiff, and anyone acting or authorized to act on their
behalf, shall hereby completely release, remise, forever discharge, defend and hold
harmless Defendants and Pioneer, and their respective agents, employees, attorneys,
taxpayers, successors and assigns, commissioners, officers, directors, shareholders and
affiliates, partners, subsidiaries, predecessors, if any, and anyone acting or authorized to
act on behalf of Defendants and Intervenor of and from any and all claims, demands,
causes of action, suits of every kind and nature, costs, damages, expenses, benefits,
4
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accruals, compensation and liabilities of every kind, character and description, debts,
obligations, or rights, whether fixed or contingent, known or unknown, matured or
unmatured, that the Plaintiffs may have had or may now have, which relate to the
Development, the PUD Agreement Ordinance, the Annexation Agreement Ordinance, the
Annexation Agreement, the PUD Agreement (in its current form or as amended in the
future), the Annexation Ordinance, the Rezoning Ordinance ( each of the foregoing, in its
current form or, except with respect to modifications to the Updated Phasing Plan, as
amended in the future), and all allegations or claims asserted or that could have been
asserted in the Litigation. For the avoidance of doubt, the Plaintiffs conditional release
set forth in this Section shall not be effective unless and until the City Council adopts the
PUD Amendment Ordinance in accordance with the requirements of Section 3 of this
Agreement. Notwithstanding anything contained herein to the contrary, during all
construction activities described herein, Intervenor acknowledges all noise nuisance
statutes and regulations, including but not limited to 415 ILCS 5/Environmental Act, et
seq.
2. Defendants' and Intervenor's Conditional Release of Plaintiff. Subject
to, and contingent upon, the adoption of the PUD Amendment Ordinance by the City
Council in accordance with the requirements of Section 3 of this Agreement, the
Defendants and Intervenor, on behalf of themselves, and their attorneys, successors and
assigns, if any, and anyone acting or authorized to act on their behalf, shall hereby
completely release, remise, forever discharge, defend and hold harmless Plaintiff and his
successors and assigns, if any, of and from any and all claims, demands, causes of action,
suits of every kind and nature, costs, damages, expenses, benefits, accruals, compensation
5
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and liabilities of every kind, character and description, debts, obligations, or rights,
whether fixed or contingent, known or unknown, matured or unmatured, that the
Defendants and Intervenor may have had or may now have, as a result of Plaintiff having
filed the Litigation. For the avoidance of doubt, the Defendants' and Intervenor's
releases set forth in this Section shall not be effective unless and until the City Council
adopts a PUD Amendment Ordinance in accordance with the requirements of Section 3
of this Agreement.
REVISED PHASING OF THE DEVELOPMENT AND STAY
3. This Agreement, the Parties' releases, and Plaintiffs dismissal of his
lawsuit are contingent upon the City enacting a PUD Amendment Ordinance or taking
other such steps as may be necessary to amend the PUD Agreement by deleting and
replacing the Initial Phasing Plan attached to the PUD Agreement as Exhibit B with the
revised phasing plan for the construction of the Development, which will provide that
construction shall commence in the northeastern portion of the property, advance next to
the southeastern portion of the property, and then be completed along the western side of
the property, attached to this Agreement as Exhibit A (the "Updated Phasing Plan").
Intervenor agrees to use good faith efforts to seek enactment of the PUD Amendment
Ordinance.
4. Within seven (7) days of the Effective Date, the Parties shall request that
the Court stay the Litigation for ninety (90) days to allow time for all necessary approvals
to be issued relating to the Updated Phasing Plan provided, however, such 90-day period
shall be extended if Intervenor and the City are working in good faith to obtain such
approvals. If the City Council does not approve the Updated Phasing Plan within 90 days
6
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after the Effective Date of this Agreement, as the same may be extended, the stay of the
Litigation will automatically expire and Plaintiff and Intervenor each would have the
right to terminate this Agreement, except that the Parties reserve the right to continue to
work together in a good faith effort to approve the Updated Phasing Plan and propose a
further extension of the stay of the Litigation.
5. Intervenor shall not construct any enclosed, occupiable primary building
( a "Shell") on the "Phase 3 Portion" of the Updated Phasing Plan until Phase 1 and Phase
2 construction is at least 90% completed, as evidenced by the issuance of temporary
certificates of occupancy for the Phase 1 and Phase 2 construction, or 72 months from the
Effective Date, whichever is earlier. In the event of any unanticipated delays in securing
temporary certificates of occupancy, construction on the Phase 3 Shell may commence
upon the expiration of 36 months from the issuance of the first grading permit for the
Development. For the avoidance of doubt, the property to be constructed in "Phase 3"
refers to a single parcel with property identification number 02-06-100-022. The City
Council shall not amend, modify or replace that portion of the Updated Phasing Plan that
requires the areas in Phase 1 and Phase 2 to be substantially constructed ( or for 36
months to pass from the issuance of the first grading permit) before the Intervenor
constructs a Shell on the Phase 3 construction.
6. It is agreed and understood that any change in the sequencing of work to
be undertaken between Phase 1 and Phase 2 that does not conform to the Updated
Phasing Plan is not a material violation of this Agreement, as long as the shell and
subsequent work on the Phase 3 Construction occurs after the substantial completion of
Phases 1 and 2, or other time limitations expire prior to the commencement of work in
7
Docusign Envelope ID: 03EA1895-ABE4-8433-8398-B01AD9F23904
Phase 3 construction. Notwithstanding anything to the contrary contained in this
Agreement or its exhibits, nothing herein shall be construed to prohibit, limit, or delay the
Intervenor, or any utility provider, from performing normal and customary site
preparation work for a project of this type, including, without limitation: grading,
landscaping, road construction, or constructing, installing, operating, or maintaining any
public or private utility infrastructure, transmission lines, the required shared used path,
or accessory structures anywhere on the Property at any time. Notwithstanding any other
language herein, it is agreed and understood that Intervenor may build and use switching
stations and other electrical components on Phase 3 at any time.
7. Plaintiff agrees to do nothing, directly or indirectly, to in any way interfere
with, obstruct, object to, or to hinder the effort by other Parties to facilitate approvals and
authorizations required for the Revised Phasing of the Development, including, without
limitation, any amendment to the PUD Agreement. Plaintiff also acknowledges and
agrees that Intervenor can proceed with horizontal improvements, including but not
limited to, dirt work for grading, berm installation, preliminary utility work, and any
related landscaping, on the entire Property.
8. Plaintiff and Intervenor shall separately negotiate the terms of, and shall
comply with, a confidential side letter agreement.
DISMISSAL OF THE LITIGATION
9. Dismissal. Upon the City's approval of the Updated Phasing Plan, the
Parties agree to the entry of an order in the Litigation, in the form attached as Exhibit A,
dismissing the pending cause with prejudice.
8
Docusign Envelope ID: 03EA1895-ABE4-8433-8398-B01AD9F23904
COOPERATION
10. Cooperation.
The Plaintiff shall not, directly or indirectly, bring, cooperate with, or fund any
further litigation, or take any other actions, now or in the future, that would interfere
with, obstruct, hinder or obstruct the future development of the Property. Further, the
Plaintiff shall not bring or fund any challenge to the improvement, use, provision of
utilities or any other public or private services to, the Property pursuant to the PUD
Agreement Ordinance, the Annexation Agreement Ordinance, the Annexation
Agreement, the PUD Agreement, including, without limitation, any amendment to the
PUD Agreement, the Annexation Ordinance, the Rezoning Ordinance, a development
agreement, a utility agreement, the approval of the Updated Phasing Plan, or any other
ordinances, approvals, or actions required to effectuate the Development.
ADDITIONAL PROVISIONS
11. Non-Disparagement. Plaintiff and Intervenor agree not to disparage, or
make any disparaging remarks or send any disparaging communications (whether directly
or indirectly) concerning the Development, the Litigation, the PUD Agreement
Ordinance, the Annexation Agreement Ordinance, the Annexation Agreement, the PUD
Agreement, the Annexation Ordinance, the Rezoning Ordinance, or each other (including
but not limited to their principals and affiliates), or concerning their respective
reputations and/or businesses, to any person or entity, with or through any public signs,
whether or not they are made anonymously or through the use of a pseudonym. Nothing
in this Agreement is intended to or shall preclude Plaintiff and Intervenor from making
any truthful statement to the extent required by law or by any court, arbitrator, mediator
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or administrative or legislative body (including any committee thereof) with actual or
apparent jurisdiction to order such person to disclose or make accessible such
information.
12. Default; Remedies. If any of the Parties fails to observe or perform any
of the obligations to be observed or performed by that Party under this Agreement, or
violates any of the provisions of this Agreement, such Party shall be in default under this
Agreement (each such occurrence, a "Default"). In the event of any Default, the non-
defaulting Parties may bring any action available at law or in equity against the defaulting
Party, including, without limitation, for damages and injunctive relief. Notwithstanding
the preceding sentence, the Parties acknowledge and agree that if the City adopts the
PUD Amendment Ordinance and subsequently amends, modifies, or replaces the
Updated Phasing Plan, or begins the process to materially amend, modify, or replace the
Updated Phasing Plan, without first obtaining the prior written approval of Plaintiff, in
violation of Section 3 of this Agreement, Plaintiff may incur harm that cannot be
adequately compensated through damages and Plaintiff shall have the right, in addition to
any other remedies available to Plaintiff at law or in equity, to seek a judicial order
enjoining or invalidating any such amendment, modification, or replacement of the
Updated Phasing Plan. Defendants and Intervenor shall reserve all rights in the event
Plaintiff commences such an action.
13. No Admission of Liability. The Parties agree that the Agreement has
been executed for purposes of settlement and is not to be deemed or construed in any way
as an admission or concession of any liability or wrongdoing on the part of any party.
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14. Authority. The Parties each represent and warrant to one another that
they have the full power and authority to enter into this Agreement and that this
Agreement has been executed by their duly authorized representatives. The Parties
hereto also represent and warrant to one another that they have not assigned, pledged,
encumbered or in any manner transferred or conveyed any portion of the claims, causes
of action and defenses covered by this Agreement.
15. Legal Representation. The Parties hereto each represent and warrant to
one another that each have been represented by and consulted with their respective
independent legal counsel in connection with the negotiating, drafting and execution of
this Agreement. The Parties agree that in any proceedings to enforce this Agreement, the
act of draftsmanship shall not be construed against any Party.
16. Modification or Amendment. This Agreement may be modified or
amended only by a writing signed by all of the Parties.
17. Continuing Benefit. This Agreement shall be binding upon and inure to
the benefit of the parties and their respective agents, successors and assigns.
18. Choice of Law and Forum. The Parties agree that this Agreement shall
be construed in accordance with the laws of the State of Illinois. All actions or
proceedings arising out of or relating to this Agreement shall be litigated exclusively in
state courts located in Kendall County, Illinois. The Parties hereby waive any right they
may have to contest jurisdiction or to transfer or change the venue of any litigation
brought in accordance with this Paragraph.
19. Counterparts. This Agreement may be executed in counterparts, each of
which shall be deemed an original, but all of which together shall constitute one and the
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same document. The Parties further agree that electronically communicated signature
pages (e.g., email, PDF, and/or facsimile) shall be acceptable and deemed as an original
and binding on the Parties.
SIGNATURE PAGE FOLLOWS
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IN WITNESS WHEREOF, the Parties hereto have executed this Agreement:
PLAINTIFF:
John P. Bryan
Date: ____________ _
DEFENDANTS:
City of Yorkville, an Illinois municipality
By: _____________ _
Name: -------------
Title: ____________ _
Date: --------------
Mayor John Purcell
Date: --------------
Alderman Daniel V. Transier
Date: _____________ _
Alderman Matt Marek
Date: --------------
Alderman Chris Funkhouser
Date: --------------
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Alderman Rusty Corneils
Date: --------------
Alderman Ken Koch
Date: ____________ _
Alderman Craig Soling
Date: --------------
Alderman Arden Joe Plocher
Date: --------------
Alderman Rusty Hyett
Date: ____________ _
INTERVENOR:
Pioneer Development, LLC
B. c ~•~b~ y • l5ACBEAF493F4BA. ..
N Matt Mccarron ame : -------------
Title: Managing Member
Date: 6/18/2026 I 06:43 PDT
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EXHIBIT A
IN THE CIRCUIT COURT OF THE TWENTY-THIRD JUDICIAL CIRCUIT
KENDALL COUNTY, ILLINOIS
John P. Bryan
Plaintiff,
v.
The City of Yorkville, an Illinois municipality,
Defendant,
And
Alderman Daniel V. Transier, Alderman Matt
Marek, Alderman Chris Funkhouser, Mayor John
Purcell, Alderman Rusty Comeils, Alderman Ken
Koch, Alderman Craig Soling, Alderman Arden
Joe Plocher, and Alderman Rusty Hyett, in their
official capacities as Members of the Yorkville
City Council,
Defendants,
And
Pioneer Development, LLC,
Intervenor.
ORDER
Case No. 2025 CH 000028
Hon. Robert P. Pilmer
This cause coming on to be by agreement of the Parties, the parties being present
through counsel and having entered into a written settlement agreement, and the Court
being fully advised in the premises, IT IS HEREBY ORDERED:
This cause is dismissed with prejudice, with each party to bear its/her/his own
costs.
ENTERED:
Date: ______ , 2026
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Order Prepared by:
ls/Matthew Klepper
Matthew Klepper (IL-6237455)
Kenneth Schmetterer (IL-6201860)
DLA Piper LLP (US) I Firm ID: 43034
444 West Lake Street, Suite 900
Chicago, Illinois 60606
Tel: (312) 368-6805/2176 matthew.klepper@us.dlapiper.com
kenneth.schmetterer@us.dlapiper.com
Counsel for Pioneer Development, LLC
David J. Silverman (11-6198661)
James A. Murphy (IL-6195324)
Mahoney, Silverman & Cross, LLC
822 Infantry Drive, Suite 1000
Joliet, Illinois 60435
Tel: (815) 730-9500, x.103
dsilverman@msclawfirm.com
Counsel for Pioneer Development, LLC
16
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISSION
PZC 2026-05
NOTICE IS HEREBY GIVEN THAT Pioneer Development, LLC, as the petitioner and contract
purchaser, along with property owners Galena & 47th, LLC, MPLIV10, LLC, Sanjay and Sameer
Gupta, Dale L. Konicek, LLC, and The Konicek Family Limited Partnership, have submitted an
application to the United City of Yorkville, Kendall County, Illinois for a Major Amendment to an
existing Planned Unit Development (PUD) of approximately 1,037 acres referred to as Project
Cardinal data center campus.
The petitioner is requesting an amendment to the previously approved Phasing Plan. Under the
approved plan, development was to proceed in a counterclockwise sequence, beginning in the
northeastern portion of the property, continuing to the western portion, and concluding in the
southeastern portion. The proposed amendment would revise the development sequence to a clockwise
progression, with Phase 1 beginning in the northeastern portion of the property, followed by
development in the southeastern portion, and concluding along the western side of the site.
The subject property is generally located northwest of Route 47 and Galena Road, south of Baseline
Road, and east of Ashe Road.
The legal description is as follows:
OWNER: Sanjay & Sameer Gupta
PARCEL 1:
THAT PART OF LOT 2 OF THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT OF THE GOVERNMENT SURVEY OF
SAID SECTION 5 DESCRIBED AS FOLLOWS: COMMENCING AT THE
SOUTHEAST CORNER OF SAID LOT 2; THENCE WEST 40 CHAINS (RECORD),
2652.01 FEET (MEASURED) TO THE SOUTHWEST CORNER OF SAID LOT 2;
THENCE NORTH 38 1/2 LINKS (RECORD), 24.51 FEET (MEASURED) TO THE
SOUTH BANK OF A DITCH; THENCE SOUTH 89 DEGREES 30 MINUTES EAST
(RECORD), NORTH 88 DEGREES 05 MINUTES 41 SECONDS EAST
(MEASURED), 2593.76 FEET (MEASURED) TO THE POINT OF BEGINNING;
THENCE NORTH 01 DEGREES 54 MINUTES 03 SECONDS WEST, 232.55 FEET
TO A POINT ON A NON-TANGENT CURVE; THENCE NORTHEASTERLY 68.93
FEET ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 533.00 FEET
AND WHOSE CHORD BEARS NORTH 59 DEGREES 57 MINUTES 33 SECONDS
EAST, 68.88 FEET TO A POINT ON THE EAST LINE OF SAID LOT 2; THENCE
SOUTH 01 DEGREES 16 MINUTES 25 SECONDS EAST ALONG SAID EAST
LINE, 265.04 FEET TO THE SOUTHEAST CORNER OF SAID LOT 2; THENCE
SOUTH 88 DEGREES 05 MINUTES 41 SECONDS WEST, 57.84 FEET TO THE
POINT OF BEGINNING, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY,
ILLINOIS.
PARCEL 2:
THAT PART OF LOT 2 OF THE NORTHWEST QUARTER OF SECTION 4,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT OF THE GOVERNMENT SURVEY OF
SAID SECTION 4 DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SAID SECTION; THENCE SOUTH ON THE
SECTION LINE 26.80 CHAINS; THENCE EAST PARALLEL WITH THE NORTH
LINE OF SAID SECTION, 14.30 CHAINS; THENCE IN A NORTHEASTERLY
DIRECTION TO A POINT ON THE NORTH LINE OF SAID SECTION, 20.67
CHAINS EAST OF THE POINT OF BEGINNING; THENCE WEST ALONG THE
SECTION LINE TO THE POINT OF BEGINNING; EXCEPTING THEREFROM
THAT PART OF LOT 2 LYING WESTERLY OF THE FOLLOWING DESCRIBED
LINE; BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 2; THENCE
NORTH 01 DEGREES 16 MINUTES 25 SECONDS WEST, ALONG THE WEST
LINE OF SAID LOT 2, A DISTANCE OF 265.04 FEET TO A POINT ON A NON-
TANGENT CURVE; THENCE NORTHEASTERLY 531.35 FEET ALONG A
CURVE TO THE LEFT, HAVING A RADIUS OF 533.00 FEET AND WHOSE
CHORD BEARS NORTH 27 DEGREES 41 MINUTES 44 SECONDS EAST, 509.62
FEET TO A POINT OF TANGENCY, THENCE NORTH 00 DEGREES 51
MINUTES 49 SECONDS WEST 150.53 FEET, THENCE NORTH 89 DEGREES 08
MINUTES 11 SECONDS EAST, PERPENDICULAR TO THE LAST DESCRIBED
LINE, 110.00 FEET; THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS
WEST PERPENDICULAR TO THE LAST DESCRIBED LINE, 912.39 FEET TO A
POINT ON THE NORTH LINE OF SAID LOT 2, SAID POINT BEING 364.44 FEET
EAST OF THE NORTHWEST CORNER OF SAID SECTION 4 (AS MEASURED
ALONG SAID NORTH LINE) AND SAID POINT ALSO BEING THE POINT OF
TERMINUS; IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
OWNER: Galena & 47th LLC and MPLIV10LLC
PARCEL 1:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4 AND THE
NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHWEST
QUARTER; THENCE SOUTH 01 DEGREE 19 MINUTES 09 SECONDS EAST
ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER, 990.0 FEET (15
CH.) TO THE NORTHEAST CORNER OF LANDS DESCRIBED IN BOOK 163 AT
PAGE 473; THENCE SOUTH 01 DEGREE 19 MINUTES 09 SECONDS EAST
ALONG SAID EAST LINE, 1.84 FEET TO A POINT ON THE SOUTHERLY LINE
OF LANDS DESCRIBED IN BOOK 152 AT PAGE 392; THENCE SOUTH 87
DEGREES 52 MINUTES 56 SECONDS WEST ALONG SAID SOUTHERLY LINE
AND THE WESTERLY EXTENSION THEREOF, 1722.34 FEET TO ITS
INTERSECTION WITH THE WESTERLY LINE OF THE RIGHT-OF-WAY OF
ILLINOIS ROUTE 47 AS RECORDED IN DOCUMENT 907257 FOR A POINT OF
BEGINNING; THENCE SOUTH 00 DEGREES 09 MINUTES 41 SECONDS EAST
ALONG SAID WESTERLY LINE, 128.76 FEET; THENCE NORTH 89 DEGREES
50 MINUTES 19 SECONDS EAST ALONG SAID WESTERLY LINE, 10.0 FEET;
THENCE SOUTH 00 DEGREES 09 MINUTES 41 SECONDS EAST ALONG SAID
WESTERLY LINE, 787.46 FEET; THENCE SOUTHERLY ALONG SAID
WESTERLY LINE, BEING A CIRCULAR CURVE HAVING A RADIUS OF
1596.42 FEET CONCAVE TO THE WEST, THE CHORD OF WHICH BEARS
SOUTH 13 DEGREES 43 MINUTES 37 SECONDS WEST, 773.94 FEET TO ITS
INTERSECTION WITH THE SOUTH LINE OF SAID SOUTHWEST QUARTER,
SAID POINT BEARING NORTH 87 DEGREES 56 MINUTES 55 SECONDS EAST,
719.99 FEET FROM THE SOUTHWEST CORNER OF SAID SOUTHWEST
QUARTER; THENCE CONTINUING SOUTHERLY ALONG SAID WESTERLY
LINE, BEING A CIRCULAR CURVE HAVING A RADIUS OF 1596.42 FEET
CONCAVE TO THE WEST, THE CHORD OF WHICH BEARS SOUTH 31
DEGREES 17 MINUTES 50 SECONDS WEST, 205.17 FEET; THENCE SOUTH 34
DEGREES 58 MINUTES 45 SECONDS WEST ALONG SAID WESTERLY LINE,
88.42 FEET TO THE CENTER LINE OF THE CHICAGO-GALENA ROAD;
THENCE NORTH 74 DEGREES 20 MINUTES 53 SECONDS WEST, 41.71 FEET
TO AN EASTERLY LINE OF SAID LANDS DESCRIBED IN BOOK 152 AT PAGE
392; THENCE NORTH 29 DEGREES 07 MINUTES 39 SECONDS EAST ALONG
SAID EASTERLY LINE, 267.87 FEET TO SAID SOUTH LINE OF SAID
SOUTHWEST QUARTER; THENCE NORTH 87 DEGREES 56 MINUTES 55
SECONDS EAST ALONG SAID SOUTH LINE, 9.74 FEET TO A POINT ON THE
WESTERLY LINE OF SAID LANDS DESCRIBED IN BOOK 163 AT PAGE 473;
THENCE NORTH 27 DEGREES 39 MINUTES 29 SECONDS EAST ALONG SAID
WESTERLY LINE, 366.26 FEET; THENCE NORTH 00 DEGREES 54 MINUTES 29
SECONDS EAST ALONG SAID WESTERLY LINE, 756.55 FEET; THENCE
DEPARTING FROM SAID WESTERLY LINE NORTH 02 DEGREES 12 MINUTES
23 SECONDS EAST, 581.48 FEET TO A POINT OF THE SOUTHERLY LINE OF
SAID LANDS DESCRIBED IN BOOK 163 AT PAGE 473; THENCE NORTH 87
DEGREES 52 MINUTES 56 SECONDS EAST ALONG SAID SOUTHERLY LINE,
22.15 FEET TO THE POINT OF BEGINNING IN KENDALL COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHEAST 1/4 OF SECTION 5, THAT PART OF THE
SOUTHWEST 1/4 OF SECTION 4, THAT PART OF THE NORTHEAST 1/4 OF
SECTION 8 AND THAT PART OF THE NORTHWEST 1/4 OF SECTION 9, ALL IN
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE IRON ROD
MONUMENTING THE SOUTHEAST CORNER OF SECTION 5; THENCE NORTH
01 DEGREE 15 MINUTES 55 SECONDS WEST ALONG THE EAST LINE OF THE
SOUTHEAST 1/4 OF SAID SECTION 5, A DISTANCE OF 1,550.82 FEET;
THENCE NORTH 88 DEGREES 44 MINUTES 05 SECONDS EAST 409.15 FEET
PERPENDICULAR TO THE LAST DESCRIBED COURSE TO THE POINT OF
BEGINNING; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST
221.96 FEET; THENCE NORTH 37 DEGREES 44 MINUTES 29 SECONDS EAST
115.96 FEET; THENCE SOUTH 89 DEGREES 12 MINUTES 43 SECONDS EAST
196.55 FEET TO THE CENTERLINE OF THE ROB ROY DITCH; THENCE SOUTH
02 DEGREES 13 MINUTES 10 SECONDS WEST 1,336.52 FEET ALONG SAID
CENTERLINE; THENCE SOUTH 29 DEGREES 12 MINUTES 38 SECONDS WEST
600.81 FEET TO THE CENTERLINE OF GALENA ROAD AS NOW
ESTABLISHED; THENCE NORTH 73 DEGREES 55 MINUTES 29 SECONDS
WEST ALONG SAID CENTERLINE 677.76 FEET; THENCE NORTH 02 DEGREES
56 MINUTES 50 SECONDS WEST 348.47 FEET; THENCE NORTH 16 DEGREES
11 MINUTES 58 SECONDS EAST 599.13 FEET; THENCE NORTH 28 DEGREES
26 MINUTES 55 SECONDS EAST 750.54 FEET TO THE POINT OF BEGINNING,
ALL IN KENDALL COUNTY, ILLINOIS.
PARCEL 3:
THAT PART OF THE WEST HALF OF SECTION 5, TOWNSHIP 37 NORTH,
RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE
SOUTHWEST QUARTER OF SAID SECTION 5; THENCE NORTHERLY ALONG
THE EAST LINE OF SAID SOUTHWEST QUARTER 642.93 FEET TO A POINT
WHICH IS 162.00 FEET SOUTHERLY OF THE ORIGINAL CENTER LINE OF
GALENA ROAD; THENCE WESTERLY ALONG A LINE WHICH FORMS AN
ANGLE OF 102 DEGREES 56 MINUTES 02 SECONDS WITH THE LAST
DESCRIBED COURSE, MEASURED CLOCKWISE THEREFROM, 100.00 FEET
TO A POINT WHICH IS 169.50 FEET, AS MEASURED PARALLEL WITH SAID
EAST LINE SOUTHERLY OF SAID ORIGINAL CENTER LINE TO THE POINT
OF BEGINNING; THENCE NORTHERLY PARALLEL WITH SAID EAST LINE,
14.66 FEET TO THE PRESENT CENTER LINE OF GALENA ROAD AS
DEPICTED ON A PLAT RECORDED JUNE 5, 1964 AS DOCUMENT NUMBER
145193; THENCE WESTERLY ALONG SAID PRESENT CENTER LINE, 1675.69
FEET TO A POINT OF CURVATURE; THENCE WESTERLY ALONG SAID
PRESENT CENTER LINE BEING ALONG A TANGENTIAL CURVE TO THE
RIGHT HAVING A RADIUS OF 42,975.00 FEET, 933.19 FEET; THENCE
WESTERLY, ALONG SAID PRESENT CENTER LINE, 64.12 FEET TO THE WEST
LINE OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG SAID
WEST LINE, 957.16 FEET TO THE NORTHWEST CORNER OF SAID
SOUTHWEST QUARTER; THENCE NORTHERLY ALONG THE WEST LINE OF
THE NORTHWEST QUARTER OF SAID SECTION 5, 920.88 FEET TO A POINT
WHICH IS 2,316.00 FEET SOUTHERLY OF THE NORTHWEST CORNER OF
SAID NORTHWEST QUARTER; THENCE EASTERLY, 2,651.03 FEET TO A
POINT ON THE EAST LINE OF SAID WEST HALF WHICH IS 2,326.70 FEET
SOUTHERLY OF THE NORTHEAST CORNER OF SAID NORTHWEST
QUARTER; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID WEST
HALF, 2,686.96 FEET TO SAID ORIGINAL CENTER LINE; THENCE WESTERLY
ALONG SAID ORIGINAL CENTER LINE, 101.94 FEET TO THE POINT OF
BEGINNING, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS.
OWNER: Dale L. Konicek, LLC
TRACT 1:
THAT PART OF THE EAST HALF OF SECTION 5 AND THAT PART OF THE
WEST HALF OF SECTION 4, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE IRON PIPE MONUMENT THE SOUTHEAST CORNER
OF SAID SECTION 5; THENCE NORTH 01 DEGREE 15 MINUTES 55 SECONDS
WEST ALONG THE EAST LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 5,
A DISTANCE OF 1730.13 FEET TO THE POINT OF BEGINNING; THENCE
NORTH 89 DEGREES 27 MINUTES 29 SECONDS WEST 362.35 FEET; THENCE
NORTH 00 DEGREES 32 MINUTES 31 SECONDS EAST 2025.23 FEET TO THE
SOUTHERLY LINE OF COMMONWEALTH EDISON COMPANY PROPERTY
DESCRIBED IN DOCUMENT 732720; THENCE NORTH 87 DEGREES 56
MINUTES 31 SECONDS EAST ALONG SAID SOUTHERLY LINE 1,222.89 FEET
TO THE CENTERLINE OF ROB ROY DITCH; THENCE SOUTH 03 DEGREES 43
MINUTES 10 SECONDS EAST ALONG SAID CENTERLINE 577.07 FEET;
THENCE SOUTH 01 DEGREE 49 MINUTES 41 SECONDS WEST ALONG SAID
CENTERLINE 298.55 FEET; THENCE NORTH 89 DEGREES 00 MINUTES 53
SECONDS EAST 15.64 FEET TO THE WESTERLY RIGHTOFWAY LINE OF
ILLINOIS ROUTE 47 PER DOCUMENT 907256 AND 907257; (THE NEXT 5
CALLS ARE ALONG SAID WESTERLY RIGHTOFWAY LINE OF ILLINOIS
ROUTE 47 PER DOCUMENT 907256 AND 907257) THENCE SOUTH 00
DEGREES 09 MINUTES 46 SECONDS EAST 170.64 FEET; THENCE NORTH 89
DEGREES 50 MINUTES 14 SECONDS EAST 10.00 FEET; THENCE SOUTH 00
DEGREES 09 MINUTES 46 SECONDS EAST 1,000.00 FEET; THENCE SOUTH 89
DEGREES 50 MINUTES 14 SECONDS WEST 10.00 FEET; THENCE SOUTH 00
DEGREES 09 MINUTES 46 SECONDS EAST 36.62 FEET; THENCE NORTH 89
DEGREES 27 MINUTES 29 SECONDS WEST 925.95 FEET TO THE POINT OF
BEGINNING, ALL IN KENDALL COUNTY, ILLINOIS.
TRACT 2:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 5, TOWNSHIP 37
NORTH, RANGE 7 EAST, LYING NORTHERLY OF A LINE EXTENDING
EASTERLY FROM A POINT ON THE WEST LINE OF SAID NORTHWEST
QUARTER, 2316 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
SECTION 5, TO A POINT ON THE NORTH AND SOUTH CENTERLINE OF SAID
SECTION, 2326.7 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
SECTION AND LYING SOUTHERLY OF THE COMMONWEALTH EDISON
COMPANY RIGHT OF WAY LINE PURSUANT TO DOCUMENT 732720, IN
KENDALL COUNTY, ILLINOIS.
ALSO;
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
SECTION 6, THENCE SOUTH ON THE EAST LINE OF SAID SECTION 6, A
DISTANCE OF 2460.05 FEET TO THE INTERSECTION WITH THE MOST
SOUTHERLY LINE OF PROPERTY CONVEYED TO LASALLE NATIONAL
BANK, AS TRUSTEE UNDER TRUST AGREEMENT DATED JULY 15, 1966 AND
KNOWN AS TRUST NUMBER 35339, BY A DEED DATED JANUARY 31, 1972
AND RECORDED JANUARY 31, 1972 AS DOCUMENT 72467 TO THE POINT OF
BEGINNING, THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID
PROPERTY CONVEYED TO LASALLE NATIONAL BANK, AS TRUSTEE
UNDER TRUST NUMBER 35339, WHICH FORMS AN ANGLE OF 89 DEGREES
57 MINUTES 27 SECONDS TO THE LEFT WITH THE EAST LINE OF SAID
SECTION 6, A DISTANCE OF 812.66 FEET, THENCE NORTH 90 DEGREES 25
MINUTES 49 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE
LAST DESCRIBED COURSE, A DISTANCE OF 366.94 FEET, THENCE
EASTERLY 88 DEGREES 43 MINUTES 04 SECONDS TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 809.73
FEET TO THE EAST LINE OF SAID SECTION 6, THENCE SOUTH ALONG THE
EAST LINE OF SAID SECTION 6, A DISTANCE OF 378.96 FEET TO THE POINT
OF BEGINNING, IN KENDALL COUNTY, ILLINOIS.
ALSO;
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
SECTION 6, THENCE SOUTH ON THE EAST LINE OF SAID SECTION 6, A
DISTANCE OF 2474.60 FEET FOR THE POINT OF BEGINNING OF THE TRACT
HEREIN DESCRIBED, THENCE WESTERLY ON A LINE WHICH FORMS AN
ANGLE OF 90 DEGREES 57 MINUTES 19 SECONDS TO THE RIGHT WITH THE
EAST LINE OF SAID SECTION 6, A DISTANCE OF 812.66 FEET, THENCE
NORTH ALONG A LINE 89 DEGREES 31 MINUTES 03 SECONDS TO THE
RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED LINE, A
DISTANCE OF 1.61 FEET TO THE INTERSECTION WITH THE MOST
SOUTHERLY LINE OF THE PROPERTY CONVEYED TO LASALLE NATIONAL
BANK, AS TRUSTEE UNDER TRUST AGREEMENT DATED JULY 15, 1966 AND
KNOWN AS TRUST NUMBER 35339 BY DEED DATED JANUARY 31, 1972 AND
RECORDED JANUARY 31, 1972 AS DOCUMENT 72467, THENCE EASTERLY
ON THE SOUTHERLY LINE OF SAID PROPERTY CONVEYED TO THE
LASALLE NATIONAL BANK, A DISTANCE OF 812.66 FEET TO A POINT ON
THE EAST LINE OF SAID SECTION 6, THENCE SOUTHERLY ON SAID EAST
LINE,13.55 FEET TO THE POINT OF BEGINNING, IN KENDALL COUNTY,
ILLINOIS.
TRACT 3:
LOT 2 OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 37 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT OF THE GOVERNMENT SURVEY OF SAID SECTION 5 (EXCEPT THAT
PART DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER
OF SAID LOT 2, THENCE WEST 40 CHAINS TO THE SOUTHWEST CORNER
OF SAID LOT, THENCE NORTH 38 1/2 LINKS TO THE SOUTH BANK OF
DITCH, THENCE SOUTH 89 DEGREES 30 MINUTES 00 SECONDS EAST 40
CHAINS TO THE POINT OF BEGINNING AND EXCEPTING THEREFROM
THAT PART OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 37 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS
FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID
NORTHEAST 1/4, 1961.60 FEET EAST OF THE NORTHWEST CORNER OF SAID
NORTHEAST 1/4, THENCE EAST ALONG SAID NORTH LINE 667.0 FEET,
THENCE SOUTH AT RIGHT ANGLES TO SAID NORTH LINE, 396.0 FEET,
THENCE WEST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 667.0
FEET, THENCE NORTH AT RIGHT ANGLES TO THE LAST DESCRIBED
COURSE, 396.0 FEET TO THE POINT OF BEGINNING, AND ALSO EXCEPTING
THAT PART OF LOT 2 OF THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT OF THE GOVERNMENT SURVEY OF
SAID SECTION 5 DESCRIBED AS FOLLOWS: COMMENCING AT THE
SOUTHEAST CORNER OF SAID LOT 2, THENCE WEST 40 CHAINS (RECORD),
2652.01 FEET (MEASURED) TO THE SOUTHWEST CORNER OF SAID LOT 2,
THENCE NORTH 38 1/2 LINKS (RECORD), 25.41 FEET (MEASURED) TO THE
SOUTH BANK OF A DITCH, THENCE SOUTH 89 DEGREES 30 MINUTES 00
SECONDS EAST (RECORD), NORTH 88 DEGREES 05 MINUTES 41 SECONDS
EAST (MEASURED), 2593.76 FEET (MEASURED) TO THE POINT OF
BEGINNING, THENCE NORTH 01 DEGREES 54 MINUTES 03 SECONDS WEST,
232.55 FEET TO A POINT ON A NONTANGENT CURVE, THENCE
NORTHEASTERLY 68.93 FEET ALONG A CURVE TO THE LEFT, HAVING A
RADIUS OF 533.00 FEET AND WHOSE CHORD BEARS NORTH 59 DEGREES 57
MINUTES 33 SECONDS EAST, 68.88 FEET TO A POINT ON THE EAST LINE OF
SAID LOT 2, THENCE SOUTH 01 DEGREES 16 MINUTES 25 SECONDS EAST
ALONG SAID EAST LINE, 265.04 FEET TO THE SOUTHEAST CORNER OF
SAID LOT 2, THENCE SOUTH 88 DEGREES 05 MINUTES 41 SECONDS WEST,
57.84 FEET TO THE POINT OF BEGINNING) IN THE TOWNSHIP OF BRISTOL,
KENDALL COUNTY, ILLINOIS.
TRACT 4:
THAT PART OF LOT 2 OF THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING
TO THE PLAT OF THE GOVERNMENT SURVEY OF SAID SECTION 4, LYING
WESTERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT THE
SOUTHWEST CORNER OF SAID LOT 2, THENCE NORTH 01 DEGREES 16
MINUTES 25 SECONDS WEST, ALONG THE WEST LINE OF SAID LOT 2, A
DISTANCE OF 265.04 FEET TO A POINT ON A NONTANGENT CURVE,
THENCE NORTHEASTERLY 531.35 FEET ALONG A CURVE TO THE LEFT,
HAVING A RADIUS OF 533.00 FEET AND WHOSE CHORD BEARS NORTH 27
DEGREES 41 MINUTES 44 SECONDS EAST, 509.62 FEET TO A POINT OF
TANGENCY, THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS WEST
150.53 FEET, THENCE NORTH 89 DEGREES 08 MINUTES 11 SECONDS EAST,
PERPENDICULAR TO THE LAST DESCRIBED LINE,
110.00 FEET, THENCE NORTH 00 DEGREES 51 MINUTES 49 SECONDS WEST
PERPENDICULAR TO THE LAST DESCRIBED LINE, 912.39 FEET TO A POINT
ON THE NORTH LINE OF SAID LOT 2, SAID POINT BEING 364.44 FEET EAST
OF THE NORTHWEST CORNER OF SAID SECTION 4 (AS MEASURED ALONG
SAID NORTH LINE) AND SAID POINT ALSO BEING THE POINT OF
TERMINUS, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
TRACT 5:
PARCEL 1:
THAT PART OF THE WEST 1/2 OF SECTION 4, PART OF SECTION 5, PART OF
THE NORTHEAST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF
SECTION 9, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE
POINT OF INTERSECTION OF THE CENTER LINE OF GALENA ROAD AS
NOW ESTABLISHED ACROSS SAID SECTION 5 WITH THE WEST LINE OF
THE EAST 1/2 OF SAID SECTION 5; THENCE NORTH 00 DEGREES 02
MINUTES 49 SECONDS WEST ALONG SAID WEST LINE, 2673.13 FEET TO A
POINT 2327.34 FEET SOUTH OF THE NORTHEAST CORNER OF THE
NORTHWEST 1/4 OF SAID SECTION 5; THENCE NORTH 89 DEGREES 36
MINUTES 30 SECONDS WEST 1323.10 FEET; THENCE NORTH 00 DEGREES 02
MINUTES 30 SECONDS EAST 2325.56 FEET TO THE NORTH LINE OF SAID
SECTION 5; THENCE SOUTH 89 DEGREES 41 MINUTES 06 SECONDS EAST
ALONG SAID NORTH LINE 1319.49 FEET TO THE NORTHWEST CORNER OF
THE NORTHEAST 1/4 OF SAID SECTION 5; THENCE SOUTH 00 DEGREES 02
MINUTES 49 SECONDS EAST ALONG THE WEST LINE OF SAID NORTHEAST
1/4 1828.36 FEET; THENCE NORTH 89 DEGREES 08 MINUTES EAST 3596.80
FEET TO THE CENTER LINE OF ROB ROY DITCH; THENCE SOUTH 00
DEGREES 22 MINUTES 03 SECONDS EAST ALONG SAID CENTER LINE 781.86
FEET; THENCE SOUTH 02 DEGREES 43 MINUTES 14 SECONDS WEST ALONG
SAID CENTER LINE 300.01 FEET; THENCE SOUTH 89 DEGREES 40 MINUTES
EAST 291.15 FEET; THENCE SOUTH 00 DEGREES 56 MINUTES 40 SECONDS
WEST 240.28 FEET; THENCE NORTH 89 DEGREES 14 MINUTES 01 SECONDS
EAST 1428.51 FEET TO THE EAST LINE OF THE WEST 1/2 OF SAID SECTION
4; THENCE SOUTH 00 DEGREES 02 MINUTES 57 SECONDS EAST ALONG
SAID EAST LINE 991.84 FEET; THENCE SOUTH 89 DEGREES 09 MINUTES 08
SECONDS WEST 1745.17 FEET TO THE CENTER LINE OF SAID ROB ROY
DITCH; THENCE SOUTH 03 DEGREES 28 MINUTES 51 SECONDS WEST
ALONG SAID CENTER LINE 1373.75 FEET; THENCE SOUTH 30 DEGREES 24
MINUTES 07 SECONDS WEST ALONG SAID CENTER LINE 600.81 FEET TO
THE CENTER LINE OF SAID GALENA ROAD; THENCE NORTH 72 DEGREES
44 MINUTES WEST ALONG SAID CENTER LINE, 3318.05 FEET TO THE POINT
OF BEGINNING, EXCEPTING THEREFROM THAT PART OF THE NORTHWEST
1/4 OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERID IAN LYING SOUTH OF A LINE EXTENDING EASTERLY
FROM A POINT ON SAID WEST LINE OF THE NORTHWEST 1/4 WHICH POINT
IS 1876.07 FEET SOUTH OF THE NORTHWEST CORNER OF SAID SECTION 5
TO A POINT ON THE NORTH AND SOUTH CENTER LINE OF SAID SECTION 5
WHICH POINT IS 1828.85 FEET SOUTH OF SAID NORTH QUARTER CORNER,
AND EXCEPT A STRIP OF LAND 205.00 FEET WIDE IN THE NORTHEAST 1/4
OF SECTION 5 AND THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP 37
NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, BOUNDED
AND DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST
CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 5; THENCE SOUTH
ALONG THE NORTH AND SOUTH CENTER LINE OF SAID SECTION 5, A
DISTANCE OF 1828.85 FEET TO THE NORTH LINE OF PROPERTY CONVEYED
TO THE LASALLE NATIONAL BANK, AS TRUSTEE UNDER TRUST
AGREEMENT DATED FEBRUARY 10, 1967, KNOWN AS TRUST NO. 35913
RECORDED AS DOCUMENT NO. 154368 IN BOOK 152, PAGE 392 AS SAID
NORTH LINE IS MONUMENTED AND OCCUPIED, HEREINAFTER REFERRED
TO AS LINE "B", FOR THE POINT OR BEGINNING; THENCE EAST ALONG
SAID LINE "B", A DISTANCE OF 3596.80 FEET TO THE CENTER LINE OF ROB
ROY DITCH; THENCE SOUTHERLY ALONG THE CENTER LINE OF ROB ROY
DITCH FORMING AN ANGLE OF 90 DEGREES 29 MINUTES 57 SECONDS TO
THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE,
A DISTANCE OF 205.00 FEET TO THE INTERSECTION WITH A LINE 205.00
FEET PERPENDICULARLY DISTANT SOUTH OF AND PARALLEL WITH THE
AFORESAID LINE "B"; THENCE WEST ALONG THE LAST DESCRIBED
PARALLEL LINE A DISTANCE OF 3598.47 FEET TO THE NORTH AND SOUTH
CENTER LINE OF SAID SECTION 5; THENCE NORTH ALONG SAID NORTH
AND SOUTH CENTER LINE 205.02 FEET TO THE POINT OF BEGINNING, AND
ALSO EXCEPT THAT PART OF THE WEST HALF OF SAID SECTION 4 LYING
EAST OF THE WEST RIGHT OF WAY LINE OF ILLINOIS ROUTE 47, IN
KENDALL COUNTY, ILLINOIS.
AND ALSO EXCEPTING: THAT PART OF THE SOUTHEAST 1/4 OF SECTION 5,
THAT PART OF THE SOUTHWEST 1/4 OF SECTION 4, THAT PART OF THE
NORTHEAST 1/4 OF SECTION 8 AND THAT PART OF THE NORTHWEST 1/4
OF SECTION 9, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIA N, DESCRIBED AS FOLLOWS: COMMENCING AT THE
IRON ROD MONUMENTING THE SOUTHEAST CORNER OF SECTION 5;
THENCE NORTH 01 DEGREES 15 MINUTES 55 SECONDS WEST ALONG THE
EAST LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 5, A DISTANCE
1,550.82 FEET; THENCE NORTH 88 DEGREES 44 MINUTES 05 SECONDS EAST
409.15 FEET PERPENDICULAR TO THE LAST DESCRIBED COURSE TO THE
POINT OF BEGINNING; THENCE NORTH 90 DEGREES 00 MINUTES 00
SECONDS EAST 221.96 FEET; THENCE NORTH 37 DEGREES 44 MINUTES 29
SECONDS EAST 115.96 FEET; THENCE SOUTH 89 DEGREES 12 MINUTES 43
SECONDS EAST 196.55 FEET TO THE CENTERLINE OF THE ROB ROY DITCH;
THENCE SOUTH 02 DEGREES 13 MINUTES 10 SECONDS WEST 1336.52 FEET
ALONG SAID CENTERLINE; THENCE SOUTH 29 DEGREES 12 MINUTES 38
SECONDS WEST 600.81 FEET TO THE CENTERLINE OF GALENA ROAD AS
NOW ESTABLISHED; THENCE NORTH 73 DEGREES 55 MINUTES 29
SECONDS WEST ALONG SAID CENTERLINE 677.76 FEET, THENCE NORTH 02
DEGREES 56 MINUTES 50 SECONDS WEST 348.47 FEET; THENCE NORTH 16
DEGREES 11 MINUTES 58 SECONDS EAST 599.13 FEET; THENCE NORTH 28
DEGREES 25 MINUTES 55 SECONDS EAST 750.54 FEET TO THE POINT OF
BEGINNING, ALL IN KENDALL COUNTY, ILLINOIS, AND ALSO EXCEPTING,
THAT PART CONVEYED BY WARRANTY DEED RECORDED AUGUST 30,
2007 AS DOCUMENT 200700026496, DESCRIBED AS FOLLOWS: THAT PART
OF THE EAST HALF OF SECTION 5 AND THAT PART OF THE WEST HALF OF
SECTION 4, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE
IRON PIPE MONUMENTING THE SOUTHEAST CORNER OF SAID SECTION 5;
THENCE NORTH 01 DEGREES 15 MINUTES 55 SECONDS WEST ALONG THE
EAST LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 5, A DISTANCE OF
1730.13 FEET TO THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES
27 MINUTES 29 SECONDS WEST 362.35 FEET; THENCE NORTH 00 DEGREES
32 MINUTES 31 SECONDS EAST 2026.23 FEET TO THE SOUTHERLY LINE OF
COMMONWEALTH EDISON COMPANY PROPERTY DESCRIBED IN
DOCUMENT 732720; THENCE NORTH 87 DEGREES 56 MINUTES 31 SECONDS
EAST ALONG SAID SOUTHERLY LINE 1,222.89 FEET TO THE CENTERLINE
OF ROB ROY DITCH; THENCE SOUTH 03 DEGREES 43 MINUTES 10 SECONDS
EAST ALONG SAID CENTERLINE 577.07 FEET; THENCE SOUTH 01 DEGREES
49 MINUTES 41 SECONDS WEST ALONG SAID CENTERLINE 298.55 FEET;
THENCE NORTH 89 DEGREES 00 MINUTES 53 SECONDS EAST 15.64 FEET TO
THE WESTERLY RIGHTOFWAY LINE OF ILLINOIS ROUTE 47 PER
DOCUMENT 907256 AND 907257; (THE NEXT 5 CALLS ARE ALONG SAID
WESTERLY RIGHT OF WAY LINE OF ILLINOIS ROUTE 47 PER DOCUMENT
907256 AND 907257) THENCE SOUTH 00 DEGREES 09 MINUTES 46 SECONDS
EAST 170.64 FEET; THENCE NORTH 89 DEGREES 50 MINUTES 14 SECONDS
EAST 10.00 FEET; THENCE SOUTH 00 DEGREES 09 MINUTES 48 SECONDS
EAST, 1,000.00 FEET; THENCE SOUTH 89 DEGREES 50 MINUTES 14 SECONDS
WEST 10.00 FEET; THENCE SOUTH 00 DEGREES 09
MINUTES 46 SECONDS EAST 38.62 FEET; THENCE NORTH 89 DEGREES 27
MINUTES 29 SECONDS WEST 925.95 FEET TO THE POINT OF BEGINNING,
ALL IN KENDALL COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE NORTHWEST 1/4 OF SECTION 5 AND NORTHEAST 1/4
OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SECTION 5; THENCE EAST ALONG THE SECTION
LINE 1331.4 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN
ANGLE OF 90 DEGREES 07 MINUTES 00 SECONDS MEASURED FROM WEST
TO SOUTH FROM THE SECTION LINE, 2321.5 FEET; THENCE WESTERLY
ALONG A LINE FORMING AN ANGLE OF 89 DEGREES 33 MINUTES 00
SECONDS, MEASURED FROM NORTH TO WEST FROM THE LAST
DESCRIBED COURSE, 1328.7 FEET TO THE WEST LINE OF SECTION 5;
THENCE SOUTHERLY ALONG THE SECTION LINE, FORMING AN ANGLE OF
89 DEGREES 27 MINUTES 00 SECONDS MEASURED FROM EAST TO SOUTH
FROM THE LAST DESCRIBED COURSE, 146.4 FEET; THENCE WESTERLY
ALONG A LINE FORMING AN ANGLE OF 89 DEGREES 58 MINUTES 00
SECONDS, MEASURED FROM NORTH TO WEST FROM THE SECTION LINE,
1553 FEET; THENCE NORTHERLY ALONG A LINE FORMING AN ANGLE OF
89 DEGREES 33 MINUTES 00 SECONDS, MEASURED FROM EAST TO NORTH
FROM THE LAST DESCRIBED COURSE, 2461.1 FEET TO THE NORTH LINE OF
SECTION 6; THENCE EASTERLY ALONG SAID NORTH LINE 1534 FEET TO
THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART OF THE
NORTHEAST 1/4 OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, LYING SOUTH AND WEST OF THE
FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT 1876.07 FEET
SOUTH OF THE NORTHEAST CORNER OF SAID SECTION 6, SAID POINT
BEING ON THE NORTH LINE OF THE LAND CONVEYED TO
COMMONWEALTH EDISON COMPANY BY DOCUMENT NO. R732841 (TRACT
1); THENCE WEST ALONG SAID NORTH LINE 1133.17 TO A POINT OF
INTERSECTION WITH A LINE 415.0 FEET PERPENDICULARLY DISTANT
EAST OF AND PARALLEL WITH THE EAST LINE OF THE LAND CONVEYED
TO EARL P. AND EMMA V. KONICEK BY DEED RECORDED AS DOCUMENT
NO. 136414 IN BOOK 126, PAGE 41; THENCE NORTH ON SAID PARALLEL
LINE, ALSO BEING THE EAST LINE OF THE LAND CONVEYED TO SAID
COMMONWEALTH EDISON COMPANY BY DOCUMENT NO. R732841, 1897.19
FEET TO THE NORTH LINE OF SAID SECTION 6 AND THE POINT OF
TERMINATION; AND ALSO EXCEPT THAT PART OF THE NORTHWEST 1/4
OF SECTION 5, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN LYING SOUTHERLY OF A LINE EXTENDED
EASTERLY FROM A POINT ON THE WEST LINE OF SAID NORTHWEST 1/4 OF
SECTION 5 WHICH POINT IS 1876.07 FEET SOUTH OF THE NORTHWEST
CORNER OF SAID SECTION 5 TO A POINT ON THE NORTH AND SOUTH
CENTER LINE OF SECTION 5, WHICH POINT IS 1828.85 FEET SOUTH OF THE
NORTH QUARTER CORNER OF SAID SECTION 5, ALL IN THE TOWNSHIP OF
BRISTOL, KENDALL COUNTY, ILLINOIS.
TRACT 6:
PART OF THE EAST 1/2 OF SECTION 6; TOWNSHIP 37 NORTH, RANGE 7,
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION; THENCE
NORTHERLY ALONG THE EASTERLY LINE OF SAID SECTION 6, A
DISTANCE OF 3407.85 FEET TO THE SOUTH LINE OF PROPERTY CONVEYED
TO SUSAN SCHMIDT BY WARRANTY DEED RECORDED DECEMBER 18, 1929
IN BOOK 80, PAGES 334 AND 335; THENCE WEST ALONG THE SOUTH LINE
OF PROPERTY CONVEYED TO SUSAN SCHMIDT A DISTANCE OF 1552.74
FEET TO THE EAST LINE OF PROPERTY CONVEYED TO EARL P KONICEK
AND WIFE BY WARRANTY DEED DATED DECEMBER 4, 1961 RECORDED AS
DOCUMENT 136414, THENCE SOUTH ALONG THE EAST LINE OF PROPERTY
CONVEYED TO EARL P. KONICEK AND WIFE 1240.82 FEET TO THE CENTER
LINE OF GALENA ROAD, FOR THE POINT OF BEGINNING; THENCE
CONTINUING SOUTH ALONG THE PROLONGATION OF THE LAST
DESCRIBED COURSE A DISTANCE 919.13 FEET TO AN ANGLE POINT WHICH
IS 1312.43 FEET PERPENDICULARLY DISTANCE NORTH OF SAID SOUTH
LINE OF SAID SECTION 6; THENCE SOUTHWESTERLY ALONG A LINE
FORMING AN ANGLE OF 26 DEGREES 45 MINUTES 35 SECOND TO THE
RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE A
DISTANCE OF 332.08 FEET TO THE NORTH LINE OF PARCEL TWO OF
PROPERTY CONVEYED TO CHICAGO TITLE AND TRUST COMPANY, AS
TRUSTEE UNDER TRUST NUMBER 45553 BY CONSERVATORS DEED
RECORDED SEPTEMBER 17, 1973 AS DOCUMENT 734671; THENCE
WESTERLY ALONG SAID NORTHERLY LINE FORMING AN ANGLE OF 62
DEGREES 01 MINUTES 01 SECONDS TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE 646.8
FEET TO THE CENTER LINE OF BEECHER ROAD; THENCE
NORTHEASTERLY ALONG SAID CENTER LINE 1362.40 FEET TO THE
CENTER LINE OF GALENA ROAD; THENCE SOUTHEASTERLY ALONG SAID
CENTER LINE 460.52 FEET TO THE POINT OF BEGINNING; IN THE
TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS,
ALSO,
THAT PART OF THE EAST 1/2 OF SECTION 6, TOWNSHIP 37 NORTH, RANGE
7, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF GALENA
ROAD WITH THE EAST LINE OF SAID SECTION; THENCE NORTH 70
DEGREES 55 MINUTES WEST ALONG SAID CENTER LINE 276 FEET; THENCE
SOUTH PARALLEL TO THE EAST LINE OF SAID SECTION 8, 200 FEET;
THENCE SOUTH 70 DEGREES 55 MINUTES EAST 270 FEET TO THE EAST
LINE OF SAID SECTION; THENCE SOUTH ALONG THE EAST LINE OF SAID
SECTION 1456.6 FEET TO THE SOUTHEAST CORNER OF SAID SECTION;
THENCE WEST ALONG THE SOUTH LINE OF SAID SECTION 470.51 FEET TO
THE EASTERLY LINE OF PARCEL TWO OF THE PROPERTY CONVEYED TO
CHICAGO TITLE AND TRUST COMPANY TRUSTEE UNDER TRUST NUMBER
45553 BY CONSERVATORS DEED RECORDED SEPTEMBER 17, 1973 AS
DOCUMENT R734671; THENCE NORTHERLY ALONG SAID EASTERLY LINE
1006.52 FEET TO THE NORTHEASTERLY CORNER OF SAID PARCEL;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID PARCEL TWO
388.83 FEET TO THE INTERSECTION OF SAID NORTH LINE WITH THE
EASTERLY LINE OF THE PROPERTY DESCRIBED IN PARCEL ONE OF SAID
DOCUMENT 734671; THENCE NORTHEASTERLY ALONG SAID EASTERLY
LINE OF PARCEL ONE A DISTANCE OF 115.02 FEET TO AN ANGLE POINT ON
SAID EASTERLY LINE OF PARCEL ONE WHICH IS 1112.06 FEET
PERPENDICULARLY DISTANCE NORTH OF THE SOUTH LINE OF SAID
SECTION; THENCE NORTH ALONG A LINE FORMING AN ANGLE 26
DEGREES 45 MINUTES 38 SECOND TO THE LEFT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE A DISTANCE OF
2329.35 FEET TO THE SOUTH LINE OF PROPERTY CONVEYED TO DIANE R.
KAPCHINSKI BY TRUSTEES DEED RECORDED JUNE 14, 1973 AS DOCUMENT
7328243; THENCE EAST ALONG THE SOUTH LINE OF PROPERTY
CONVEYED TO DIANE R. KAPCHINSKI 812.68 FEET TO THE EAST LIEN OF
SAID SECTION 6; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID
SECTION 6, 1319.90 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP
OF BRISTOL, KENDALL COUNTY, ILLINOIS, EXCEPT THE LEGAL
DESCRIPTION INCLUDED IN THE WARRANTY DEED RECORDED AUGUST
24, 2020 AS DOCUMENT 202000016040.
OWNER: The Konicek Family Limited Partnership
A PART OF SECTION 6, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN AND PART OF SECTION 1, TOWNSHIP 37
NORTH, RANGE 6 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID
SECTION 6, THENCE EAST 19.508 CHAINS (1,287.528 FEET) TO AN IRON
STAKE FOR PLACE OF BEGINNING, THENCE EAST ON THE NORTH LINE OF
SAID SECTION 6, 44.599 CHAINS (2,943.534 FEET), THENCE SOUTH 16
MINUTES WEST 56.242 CHAINS (3,711.972 FEET) TO THE CENTER OF THE
HIGHWAY, THENCE NORTH 73 DEGREES 58 MINUTES WEST 3.473 CHAINS
(229.218 FEET) ALONG THE CENTER OF THE HIGHWAY, THENCE NORTH 79
DEGREES 37 MINUTES WEST 52.777 CHAINS (3,483.282 FEET) ALONG THE
CENTER OF THE HIGHWAY, THENCE NORTH 79 DEGREES 16 MINUTES
WEST 8.03 CHAINS (529.98 FEET) ALONG THE CENTER OF THE HIGHWAY
TO AN IRON STAKE, THENCE NORTH 18 DEGREES 05 MINUTES EAST 10.258
CHAINS (677.028 FEET) TO AN IRON STAKE, THENCE NORTH 72 DEGREES
01 MINUTE WEST 6.632 CHAINS (437.712 FEET) TO AN IRON STAKE, THENCE
NORTH 27 DEGREES 51 MINUTES EAST 11.60 CHAINS (765.6 FEET) TO AN
IRON STAKE, THENCE NORTH 89 DEGREES 25 MINUTES EAST 11.535
CHAINS (761.31 FEET) TO THE CENTER OF THE HIGHWAY, THENCE NORTH
12 DEGREES 40 MINUTES EAST TO THE PLACE OF THE BEGINNING,
SITUATED IN KENDALL COUNTY, ILLINOIS, EXCEPTING THEREFROM
RIGHT OF WAY DEDICATED FOR ASHE ROAD AND GALENA ROAD AND
ALSO;
EXCEPTING,
THAT PART OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID
SECTION 6; THENCE EAST ALONG THE NORTH LINE OF SAID SECTION 6, A
DISTANCE OF 19.508 CHAINS (1287.53 FEET); THENCE SOUTH 12 DEGREES
40 MINUTES WEST, 22.655 CHAINS (1495.23 FEET); THENCE SOUTH 89
DEGREES 25 MINUTES WEST, 11.535 CHAINS (761.31 FEET); THENCE SOUTH
27 DEGREES 50 MINUTES 42 SECONDS WEST, 765.57 FEET; THENCE SOUTH
72 DEGREES 01 MINUTES EAST, 437.71 FEET; THENCE SOUTH 18 DEGREES
05 MINUTES WEST, 637.63 FEET TO THE NORTHERLY RIGHT OF WAY LINE
OF GALENA ROAD; THENCE SOUTH 77 DEGREES 03 MINUTES 31 SECONDS
EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE OF GALENA ROAD,
187.93 FEET FOR THE POINT OF BEGINNING; THENCE CONTINUING SOUTH
77 DEGREES 03 MINUTES 31 SECONDS EAST ALONG SAID RIGHT OF WAY
LINE 136.30 FEET TO A POINT OF CURVE; THENCE CONTINUING EASTERLY
ALONG SAID RIGHT OF WAY, BEING A CURVE TO THE LEFT, HAVING A
RADIUS OF 14,285.00 FEET AND CHORD BEARING SOUTH 78 DEGREES 06
MINUTES 11 SECONDS EAST, 189.98 FEET TO A POINT OF BEND IN SAID
RIGHT OF WAY; THENCE NORTH 14 DEGREES 08 MINUTES 51 SECONDS
EAST ALONG SAID RIGHT OF WAY, 20.02 FEET TO A POINT OF BEND;
THENCE EASTERLY ALONG SAID RIGHT OF WAY, BEING A CURVE TO THE
LEFT, HAVING A RADIUS OF 14,265.00 FEET AND CHORD BEARING SOUTH
79 DEGREES 23 MINUTES 57 SECONDS EAST, A DISTANCE OF 453.85 FEET
TO A POINT OF TANGENT; THENCE SOUTH 80 DEGREES 18 MINUTES 38
SECONDS EAST ALONG SAID RIGHT OF WAY, 29.82 FEET; THENCE NORTH
10 DEGREES 46 MINUTES 28 SECONDS EAST, 528.48 FEET; THENCE NORTH
79 DEGREES 13 MINUTES 32 SECONDS WEST, 810.97 FEET; THENCE SOUTH
10 DEGREES 46 MINUTES 28 SECONDS WEST, 541.53 FEET TO THE POINT OF
BEGINNING, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS,
ALSO EXCEPTING,
THAT PART OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN BEING
DESCRIBED BY COMMENCING AT THE NORTHWEST CORNER OF SAID
SECTION 6; THENCE EAST ALONG THE NORTH LINE OF SAID SECTION 6, A
DISTANCE OF 19.508 CHAINS (1287.53 FEET) TO THE NORTHEAST CORNER
OF EQUESTRIAN ESTATES AT LEGACY FARMS; THENCE SOUTH 12
DEGREES 40 MINUTES WEST ALONG THE EASTERLY LINE OF SAID
SUBDIVISION AND SAID EAST LINE EXTENDED SOUTHERLY, 22.655
CHAINS (1495.23 FEET); THENCE NORTH 89 DEGREES 25 MINUTES EAST,
29.67 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF ASHE
ROAD AS RELOCATED FOR THE POINT OF BEGINNING; THENCE SOUTH 89
DEGREES 25 MINUTES 00 SECONDS WEST ALONG THE LAST DESCRIBED
COURSE, A DISTANCE OF 618.59 FEET; THENCE SOUTH 00 DEGREES 35
MINUTES EAST, AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, A
DISTANCE OF 355.09 FEET; THENCE NORTH 89 DEGREES 25 MINUTES EAST,
A DISTANCE OF 683.60 TO A POINT ON THE WESTERLY RIGHT OF WAY
LINE OF ASHE ROAD; THENCE NORTHERLY ALONG SAID RIGHT OF WAY
LINE, ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 1482.39 FEET,
WHOSE CHORD BEARS NORTH 10 DEGREES 57 MINUTES 30 SECONDS
WEST, 360.99 FEET TO THE POINT OF BEGINNING IN THE TOWNSHIP OF
BRISTOL, KENDALL COUNTY, ILLINOIS.
PINs: 02-05-300-003, 02-04-300-032, 02-04-300-024, 02-05-400-021, 02-09-100-031, 02-09-100-
030, 02-04-100-015, 02-05-200-007, 02-06-100-022, 02-06-200-002, 02-05-400-022, 02-05-200-006,
02-04-100-016, 02-06-400-008, 02-06-200-003, 02-05-100-003, 02-05-100-005, 02-05-400-009, 02-
04-300-018, 02-04-300-017
A copy of the application is available for review during normal City business hours at the office of the
Community Development Director.
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of
Yorkville will conduct a Public Hearing on said applications on Wednesday, July 8, 2026 at 7 p.m. at
the United City of Yorkville, City Hall, located at 651 Prairie Pointe Drive, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without further notice being
published. The Planning and Zoning Commission serves as a recommending body, with the final
decision to approve or deny this request made by the City Council.
All interested parties are invited to attend the public hearing and will be given an opportunity to be
heard. Any written comments should be addressed to the United City of Yorkville Community
Development Department, City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, and will be accepted
up to the date of the public hearing. For more project information, please scan the QR code below.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois.
JORI CONTRINO
City Clerk
SUMMARY:
Staff has reviewed a request from Kendall County Planning, Building, and Zoning Department along with
the subsequent documents attached. This property is located within one and a half miles of the planning
boundary for Yorkville, allowing the City the opportunity to review and provide comments to Kendall
County. The petitioner, Thomas A. Schnabel, Jr., on behalf of Two Star Enterprises, LLC, is seeking a map
amendment (rezoning) for approximately 31.75 acres directly west of 1255 East Beecher Road from A-1
Agricultural District with a Special Use Permit to M-2 Heavy Industrial District. The purpose of the request
is for the operation of a truck and semi-trailer storage facility, along with other related industrial uses. The
real property is located west of East Beecher Road and approximately .33 miles south of Galena Road in
unincorporated Kendall County.
PROPERTY BACKGROUND:
The subject property is located west of 1255 East Beecher Road in unincorporated Kendall County and
consists of one (1) parcel (PIN #02-07-
200-015) totaling ~32.7-acres. There is
a 0.95-acre portion of the parcel adjacent
to East Beecher Road that is already
zoned M-2 Heavy Industrial. The
remaining 31.75-acres are zoned A-1
Agricultural with a Special Use Permit.
The property has a single access point
off East Beecher Road.
In the early 1970s, the property operated
under a special use permit for gravel
mining and an asphalt ready-mix plant.
Mining operations ceased later that
decade, and since then the property has
operated as a Clean Construction and
Demolition Debris (CCDD) facility
under permits issued by the State of
Illinois, which are set to expire in 2030.
Memorandum
To: Planning and Zoning Commission
From: Thian Dim, Planner I
CC: Krysti Barksdale-Noble, Community Development Director
Bart Olson, City Administrator
Sara Mendez, Senior Planner
David Hansen, Senior Planner
Date: July 8, 2026
Subject: PZC 2026-04 – Kendall County Petition 26-16 (Thomas A Schnabel, Jr.
on behalf of Two Star Enterprises, LLC (Petitioner)) - 1.5 Mile Review
The property is located approximately 1,000 feet east of Yorkville’s current corporate boundary and more
than 2,000 feet west of the City’s eastern boundary (see map below on the left). While the site is not
currently contiguous to the City, it directly adjoins land to the south that is included within the approved
Project Steel data center development on East Beecher Road. Although the Project Steel entitlement
agreements have been approved, they have not yet been recorded pending Prologis’ acquisition of the
subject parcels (see map below on right). As a result, the Two Star Enterprises property is not presently
contiguous to Yorkville, but it does lie within the City’s 1.5-mile planning jurisdiction.
REQUEST SUMMARY / PROPOSED DEVELOPMENT:
The petitioner Thomas A Schnabel, Jr. on behalf of Two Star Enterprises, LLC is requesting a map
amendment (rezoning) for the 31.75 acres west of 1255 East Beecher Road from A-1 Agricultural District
with a Special Use Permit to M-2 Heavy Industrial District. The purpose of the request is for the operation
of a truck and semi-trailer storage facility, along with other related industrial uses. Two Star Enterprises,
LLC has not provided a site plan for the proposed truck parking/storage facility for the property or given
any additional details on future proposed ancillary industrial uses planned for the site.
To help evaluate the potential impact of the proposed rezoning and future use of the property, staff has
prepared the following table and map below summarizing the adjacent parcels current zoning and future
land uses of the surrounding area:
Zoning Future Land Use Designation
North A-1 Agricultural Special Use (Kendall County)
M-1 Limited Manufacturing (Kendall County) Estate/Conservation Residential
South A-1 Agricultural Special Use (Kendall County)
M-2 General Manufacturing District (Yorkville)
(Approved; Not Recorded – Pending Acquisition)
General Industrial
East
M-2 Heavy Industrial (Kendall County)
M-3 – Special Use (Kendall County)
A-1 Agricultural District (Kendall County)
M-2 General Manufacturing District (Yorkville)
(Approved; Not Recorded – Pending Acquisition)
Estate/Conservation Residential
General Industrial
West A-1 Agricultural District (Kendall County)
M-2 General Manufacturing District (Yorkville)
(Approved; Not Recorded – Pending Acquisition)
General Industrial
CITY COUNCIL DIRECTION REGARDING ANNEXATION
As Kendall County considers the petitioner’s request for a Map Amendment to rezone the entire property
to M-2 Heavy Industrial, the County asked if the United City of Yorkville intends to annex the property or
enter into a pre-annexation agreement. The petitioner has stated that they are not interested in annexing the
property into the City. At its June 23, 2026 meeting, the Yorkville City Council discussed the possibility of
annexing the property or entering into a pre-annexation agreement. Upon discussion, the City Council
determined that it is not interested in annexing the property or entering into a pre-annexation agreement
and recommended that the petitioner continue the rezoning request through Kendall County.
With the City deciding not to pursue annexation, the property owner would be required to submit a
development site plan to Kendall County for review and approval. Kendall County would also oversee the
development review process and conduct any required inspections. The City still has the opportunity to
provide feedback during the 1.5-mile review process.
DEVELOPMENT STANDARDS COMPARISON WITH KENDALL COUNTY
Although the City is not interested in annexing the property, the City Council requested that staff compare
the City's zoning use classifications, bulk regulations, and site development standards with those of Kendall
County. The tables below provide an overview of the applicable M-2 Manufacturing District regulations
and general site development standards for the proposed use as outlined in the City's Unified Development
Ordinance and the Kendall County Zoning Ordinance.
• Yorkville (Permitted Use): Truck, truck-tractor, truck trailer, car trailer, or bus storage yard
(excluding motor freight terminals).
• Kendall County (Permitted Use): Truck, truck tractor, truck trailer, car trailer, or bus storage yard
(excluding truck or motor freight terminal).
M-2 Bulk Regulations
Regulation Yorkville Kendall County
Min. Lot
Area No Minimum Lot Area No Minimum Lot Area
Min. Lot
Width No Minimum Lot Width No Minimum Lot Width
Front Yard
Setback 25 feet
Primary thoroughfares: 50 feet
Collector thoroughfare: 40 feet
All other streets: 30 feet
Exceptions (Sec. 36-875)
Rear Yard
Setback 0 Feet 40 Feet
Side Yard
Setback Minimum 10% of lot or Max. 20 feet Minimum 10% of lot or Max. 20
feet
Max. Lot
Coverage 85% 70%
Max.
Building
Height
No Maximum Height No Maximum Height
Site Development Standards
Standard Yorkville Kendall County
Parking
No minimum parking requirement.
Lot coverage determines impervious
surface maximum.
Traffic Study may be required based
on operation size.
No minimum parking requirement. Site plan
review requires traffic and parking layout
standards be met.
Traffic Study may be required by ZPAC or PBZ
Committee.
Driveway
Design
Two-way driveways for
nonresidential uses shall be a
minimum of twenty-five (25) feet
and a maximum of thirty-six (36)
feet at the property line.
One-way driveways for
nonresidential uses shall be a
minimum of sixteen (16) feet and a
maximum of twenty (20) feet at the
property line.
Driveways for nonresidential uses
shall be surfaced with an asphaltic
concrete or portland cement pavement.
Barrier curbs should be employed for all
perimeters of and islands in paved parking lots, as
well as for all service drives, loading dock areas,
and the equivalent. Relief can be considered in
M-2 Districts where barrier curb installation
would conflict with drainage requirements.
When truck traffic will be present upon the site, the
road size and configuration shall be adequate to
provide for off-street parking and loading facilities
for large vehicles.
Parking lots in industrial or commercial areas shall
be paved with hot-mix asphalt or concrete
surfacing.
Landscaping
Landscape Plan Required
Landscape Zones: Building
Foundation, Parking Area
Perimeter, Parking Area Interior and
Transition Zone.
Transition Zone Type D - requires
minimum width of 20 feet with 5
understory trees, 5 canopy/evergreen
tress and 35 shrubs/native grasses per
100 feet of linear frontage.
Landscape Plan Required
Landscaping proposed for the development,
including new plantings and existing plant material
to be preserved, along with an indication of trees to
be removed or transplanted.
No landscape zones or transition buffers.
Screening
Trash/Recycling Receptacles - fully
screened and landscaped with the
proper materials that complement
exterior building. Placed on improved
surface. Shrubs installed around
exterior or enclosure.
Roof Mounted Mechanical Units -
fully screened from public view with
proper materials. Additional screening
may be required due to topographic
differences in the adjoining properties.
Ground/Wall Mounted Mechanical
Units fully screened with maximum
visibility of 20%. Chain-link fence or
slats in chain-link fence shall not be
used to meet this requirement.
Refuse containers and compactor systems shall be
placed on smooth surfaces of non-absorbent
material such as concrete or machine-laid asphalt.
Mechanical equipment screening. All heating,
ventilation and air conditioning equipment shall be
screened on sides where they abut residential
districts.
Screening required when visible or near
residential, but not in landscape buffers.
Incompatible, unsightly activities are to be
screened and buffered from public view.
Chain-link with slats prohibited.
Fencing Maximum fence height of eight (8)
feet.
Solid/semi-solid fences max height of eight (8)
feet.
Outdoor
Lighting
Photometric Plan required.
Light intensity, maximum light level
at property line (zero foot candles)
mounting, and fixture (full cut-off
required) standards.
Maximum pole height of 35 feet
Automatic lighting controls
Lighting. The height and shielding of lighting
fixtures shall provide proper lighting without
hazard to motorists on adjacent roadways or
nuisance to adjacent residents by extending onto
adjacent property.
Cut-off lighting should be used in most locations,
with fixtures designed so that the bulb/light source
is not visible from general side view.
Façade
Appearance
Masonry product or precast
concrete of at least 50% of total
building with front facade
incorporating at least 50% of such
products.
Proportional building components
Logical and pedestrian-friendly
parking placement. Clearly defined
entryways
Additional Façade Standards to
increase compatibility with
surrounding area and reduce blank
walls / mass of structure.
The proposed site plan design shall provide a
desirable environment for its occupants and
visitors as well as its neighbors through aesthetic
use of materials, textures and colors that will
remain appealing and will retain a reasonably
adequate level of maintenance.
Appropriate building scale for the overall area.
Avoid monotonous design by adding balanced
visual variety.
Performance
Title 35 of the Illinois Administrative
Code and administered by the Illinois
Pollution Control Board.
Compliance of 2024 IL Energy
Code.
Title 35 of the Illinois Administrative Code and
administered by the Illinois Pollution Control
Board.
Noise
Noise Ordinance – Daytime
(between 7 a.m. and 10 p.m.) 60-67
DBA ; Nighttime (10 p.m. to 7 a.m.)
50-67 DBA.
Tonal noise subtract 10 DBA (57
DBA).
Construction noise – 7 a.m. between
7 p.m. exempted (Monday through
Saturday). Sunday – construction
activity prohibited unless
homeowner.
Noise Control Ordinance – Daytime (between 7
a.m. and 10 p.m.) 60 DBA ; Nighttime (10 p.m.
to 7 a.m.) 55 DBA.
Construction noise – 7 a.m. and 8 p.m.
exempted from standards. Construction
activity allowed Monday through Sunday.
As summarized in the tables above, Yorkville and Kendall County maintain generally similar bulk
regulations and site development standards for industrial uses. The primary differences relate to setbacks,
maximum lot coverage, driveway design, landscaping, outdoor lighting, façade appearance, and noise
requirements.
Overall, the development standards are generally comparable regardless of whether the property is
developed within Yorkville or unincorporated Kendall County. However, Kendall County maintains more
restrictive standards for setbacks and lot coverage, while Yorkville has more stringent requirements for
driveway design, landscaping, outdoor lighting, façade appearance and noise.
YORKVILLE COMPREHENSIVE PLAN:
Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential. The
Estate/Conservation Residential future land use is intended to provide flexibility for residential design in
areas in Yorkville that can accommodate low-density detached single-family housing but also include
sensitive environmental and scenic features that should be retained and enhanced. This land use designation
has also been used as a holding
category for parcels not likely to
develop within the 10-year horizon
of the Comprehensive Plan’s
timeline.
Additionally, the Comprehensive
Plan also states, “while the land use
map should guide future land use
and development and zoning
decisions, it is also meant to be
adjusted and changed when
circumstances warrant a change in
planning direction in a given area of
the City.”
Although the proposed M-2 zoning
is not consistent with Yorkville's
Comprehensive Plan Future Land
Use Map, it is consistent with Kendall County's adopted future land use ordinances including the County's
Land Resource Management Plan and draft Comprehensive Plan. Regardless of whether the property is
developed within the City limits or remains in unincorporated Kendall County, it is located within the City's
Comprehensive Plan Planning Area. As such, if the property is rezoned to the M-2 zoning district it would
necessitate a Comprehensive Plan amendment. Specifically, the property's future land use designation
would need to be changed from "Estate/Conservation Residential (ECR)" to "General Industrial (GI)" to
ensure consistency with the proposed zoning and intended use.
STAFF COMMENTS
Given the recent rezoning and development activity in the area, which includes the Project Steel Data Center
Campus to the south, west, and east, the Project Cardinal Data Center Campus north of Galena Road, and
nearby properties that are historically and currently used for industrial purposes, the proposed rezoning
request aligns with recent industrial land use trends. Although the request is not consistent with the
City’s Comprehensive Plan, staff finds that it aligns with current rezoning and development trends
in the surrounding area. In addition, whether the site develops in Yorkville or Kendall County, staff
recommends a Transition Zone Type D landscape buffer along the shared boundary of the Project
Steel development.
Staff is seeking input from the Planning and Zoning Commission as the one-and-a-half-mile review allows
for the city to make comments and requests to the petitioner and County prior to their public meetings. This
review will also be brought to the City Council on July 14, 2026. This item was delivered to the City on
May 27, 2026.
PROPOSED MOTION
In consideration of the proposed mile and one-half review of Kendall County Petition 26-16 by Thomas
A Schnabel Jr., on behalf of Two Star Enterprises, LLC (Petitioner), seeking a map amendment for
31.75+/- acres (PIN #02-07-200-015) located immediately west of 1255 East Beecher Road and
approximately 0.33 miles south of Galena Road, from A-1 Agricultural District with a Special Use Permit
to M-2 Heavy Industrial District, the Planning and Zoning Commission recommends to the City Council
to (object or not to object) to the request.
ATTACHMENTS
1. Application with Attachments
a. Kendall County Petition 26-16 Map Amendment Rezoning request ZPAC staff memo
dated May 27, 2026.
ZPAC Memo – Prepared by Margaret Mizera – May 27, 2026 Page 1 of 4
DEPARTMENT OF PLANNING, BUILDING & ZONING
504 South Main Street • Yorkville, IL • 60560
(630) 553-4141 Fax (630) 553-4179
Petition 26-16
Thomas A. Schnabel, Jr. on behalf of Two Star Enterprises,
LLC
Map Amendment Rezoning Property from A-1 SU to M-2
INTRODUCTION
The Petitioner is requesting a map amendment rezoning approximately thirty-one point seven five (31.75) acres
around 1255 East Beecher Road, Bristol from A-1 Agricultural District with a Special Use Permit to M-2 Heavy
Industrial District for truck and semi-trailer storage and other related industrial uses. Approximately zero point
nine five (0.95) acres of the property is already zoned M-2 Heavy Industrial.
The property is currently used as a site for clean construction and demolition debris (CCDD). Plans exist to
convert the property to an industrial park after the State permit for the CCDD expires in 2030.
The property was used for gravel mining in the early 1970s and had a special use permit for this use and for an
asphalt redimix plant.
The application materials are included as Attachment 1. The plat of survey is included as Attachment 2. The
zoning arial is included as Attachment 3.
SITE INFORMATION
PETITIONER
Thomas A. Schnabel, Jr. on behalf of Two Star Enterprises, LLC
ADDRESS West of 1255 East Beecher Road, Bristol
LOCATION West Side of East Beecher Road Approximately 0.33 Miles South of Galena Rd.
TOWNSHIP Bristol
ZPAC Memo – Prepared by Margaret Mizera – May 27, 2026 Page 2 of 4
PARCEL
02-07-200-015
LOT SIZE
32.7 +/- Acres-Total Proposed Rezoned Area; 31.75 +/- Proposed Rezoning Area
EXISTING LAND
USE
Clean Construction and Demolition Debris Facility
ZONING
A-1 SU and M-2
LRMP
Current
Land Use
Improved Commercial
Future
Land Use
Mixed Use Business (County)
Estate/Conservation Residential (1 - 6 Du/Acre) (Yorkville)
Roads East Beecher Road is a local road maintained by Bristol Township.
Trails None
Floodplain/
Wetlands
Two (2) wetlands are located on the property.
REQUESTED
ACTION
Map Amendment Rezoning Property from A-1 SU to M-2
APPLICABLE
REGULATIONS
Section 36-42 – Amendments
SURROUNDING LAND USE
Location Adjacent Land Use Adjacent
Zoning
Land Resource
Management Plan
Zoning within ½
Mile
North Industrial and pond M-1 and A-1 SU Mixed Use Business
(County)
Estate/Conservation
Residential (Yorkville)
A-1 and A-1 SU
(County)
R-3 (Yorkville)
South Agricultural
A-1 and A-1 SU Mixed Use Business
(County)
Estate/Conservation
Residential (Yorkville)
A-1 and A-1 SU
East Industrial
M-2 and M-3 SU
Mixed Use Business/
Suburban Residential
(County)
Estate/Conservation
Residential (Yorkville)
M-3 SU and R-3
(County)
A-1, A-1 SU, and
R-2 (Yorkville)
West ComEd ROW A-1 Mixed Use Business
(County)
Estate/Conservation
Residential (Yorkville)
A-1 and A-1 SU
(County)
M-3 and R-3
(Yorkville)
The A-1 SU to the north and south are for gravel mining. The M-3 SU to the east is for an asphalt plant. The
ZPAC Memo – Prepared by Margaret Mizera – May 27, 2026 Page 3 of 4
property to the west had a special use permit for an asphalt plant and gravel mining which was voluntarily
revoked in 2017.
PHYSICAL DATA
ENDANGERED SPECIES REPORT
EcoCAT submitted on May 26, 2026, and consultation was terminated (see Attachment 1, Page 13-
16).
NATURAL RESOURCES INVENTORY
NRI application submitted on May 14, 2026 (see Attachment 1, Page 12).
ACTION SUMMARY
UNITED CITY OF YORKVILLE
The United City of Yorkville was emailed information on May 27, 2026.
Prior to application submittal, Yorkville was in contact with the applicant and evaluating annexation (see
Attachment 4).
It should be noted that data centers are planned in the vicinity of the property.
BRISTOL TOWNSHIP
Bristol Township was emailed information on May 27, 2026.
BRISTOL-KENDALL FIRE PROTECTION DISTRICT
The Bristol-Kendall Fire Protection District was emailed information on May 27, 2026.
GENERAL INFORMATION
The Petitioner desires to rezone the subject property in order to have industrial operations in the future, including
a truck and semi parking area (See Attachment 1, page 3).
BUILDING CODES
Any structures would be required to meet applicable building codes.
UTILITIES
Per the plat of survey (see Attachment 2) there is a stormwater drain onsite channeling water to the property to
the north. There are no other utilities onsite.
ACCESS
The property fronts East Beecher Road. The proposal has been sent to Bristol Township for review.
PARKING AND INTERNAL TRAFFIC CIRCULATION
Any new driveways constructed would be for industrial purposes. Any new driveways would have to meet
applicable regulations and secure proper permits.
ODORS
Odors would have to be evaluated as part of the site plan review process.
LIGHTING
Any new lighting would be for industrial use only and would be evaluated as part of the site plan review process.
LANDSCAPING AND SCREENING
Any fencing, landscaping, or screening would be for industrial purposes and would be evaluated as part of the
site plan review process.
SIGNAGE
Any signage would be for industrial uses and would have to be evaluated as part of the site plan review
process.
ZPAC Memo – Prepared by Margaret Mizera – May 27, 2026 Page 4 of 4
NOISE CONTROL
Noise would have to be evaluated as part of the site plan review process.
STORMWATER
Stormwater controls would have to be evaluated as part of the site plan review process, depending on the use
and amount of new impervious surface..
FINDINGS OF FACT
§36-42 (f) of the Kendall County Code outlines findings that the Zoning Board of Appeals must make in order
to recommend in favor of the applicant on map amendment applications. They are listed below in italics. Staff
has provided findings in bold below based on the recommendation:
Existing uses of property within the general area of the property in question. The surrounding properties
are used for agricultural, industrial, and other business purposes.
The Zoning classification of property within the general area of the property in question. The surrounding
properties are zoned M-3 SU, A-1, and A-1 SU in the County and R-3 inside Yorkville. The special use
permits are for gravel mining and an asphalt plant.
The suitability of the property in question for the uses permitted under the existing zoning classification. The
property is presently mostly zoned A-1 with the east side zoned M-2. A portion of the property was
previously used as a gravel mining and asphalt and redimix plant.
The trend of development, if any, in the general area of the property in question, including changes, if any, which may have taken place since the day the property in question was in its present zoning classification. The Zoning Board of Appeals shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and is not solely for the interest of the applicant. The Zoning Board of Appeals may recommend the adoption of an amendment changing the zoning classification of the property in question to any higher classification than that requested by the applicant. For the purpose of th is paragraph the R-1 District shall be considered the highest classification and the M-2 District shall be considered the lowest classification. The trend of development in the area is a mix of agricultural uses and light industrial uses found in rural settings.
Consistency with the purpose and objectives of the Land Resource Management Plan and other
adopted County or municipal plans and policies. The Future Land Use Map in the Land Resource
Management Plan classifies this property as Mixed Use Business. The M-2 zoning is consistent with
the Mixed Use Business classification. The proposed future land use map classifies this property as
Industrial.
RECOMMENDATION
Staff recommends approval of the proposed map amendment because the proposal is consistent with the Land
Resource Management Plan and the proposed County Comprehensive Plan.
ATTACHMENTS
1. Application Materials
2. Plat of Survey
3. Zoning Arial
4. Yorkville Emails
Attachment 1, Page 1
Attachment 1, Page 2
Attachment 1, Page 3
Attachment 1, Page 4
Attachment 1, Page 5
Attachment 1, Page 6
Attachment 1, Page 7
Attachment 1, Page 8
Attachment 1, Page 9
Attachment 1, Page 10
Attachment 1, Page 11
Attachment 1, Page 12
Attachment 1, Page 13
Attachment 1, Page 14
Attachment 1, Page 15
Attachment 1, Page 16
Attachment 2
Attachment 3
Attachment 4, Page 1
Attachment 4, Page 2
Attachment 4, Page 3