Loading...
HomeMy WebLinkAboutPlanning and Zoning Commission Packet 2026 09-09-26 PLANNING AND ZONING COMMISSION AGENDA Wednesday, September 9, 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: August 12, 2026 Citizen’s Comments ------------------------------------------------------------------------------------------------------------------------------------ Public Hearings 1. PZC 2026-09 K-9 to Life Dog Grooming, Miranda Munns, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use authorization to operate a dog grooming business within the “B Street” Downtown Overlay District, on an approximately 0.23-acre parcel zoned B-1 Local Business District, generally located north of West Madison Street, east of South Main Street, south of West Van Emmon Street, and west of South Bridge Street (U.S Route 47), commonly known as 111 W. Madison Street – Unit F. 2. PZC 2026-07 Cannabis Dispensary – Good Behavior, Kevin Bethyo, of Prairie Retail Holdings, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use authorization for a cannabis dispensary business within the B-3 General Business District for an approximately 0.93-acre parcel generally located west of South Bridge Street (U.S Route 47), south of Stagecoach Trail (U.S Route 71), and along Saravanos Drive. Unfinished Business New Business 1. PZC 2026-09 K-9 to Life Dog Grooming, Miranda Munns, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use authorization to operate a dog grooming business within the “B Street” Downtown Overlay District, on an approximately 0.23-acre parcel zoned B-1 Local Business District, generally located north of West Madison Street, east of South Main Street, south of West Van Emmon Street, and west of South Bridge Street (U.S Route 47), commonly known as 111 W. Madison Street – Unit F. Action Item Special Use United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us 2. PZC 2026-07 Cannabis Dispensary – Good Behavior, Kevin Bethyo, of Prairie Retail Holdings, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use authorization for a cannabis dispensary business within the B-3 General Business District for an approximately 0.93-acre parcel generally located west of South Bridge Street (U.S Route 47), south of Stagecoach Trail (U.S Route 71), and along Saravanos Drive. Action Item Special Use Additional Business 1. Planning & Zoning Commission Meeting Schedule for 2027 2. City Council Action Updates Adjournment DRAFT Page 1 of 3 PLANNING & ZONING COMMISSION City Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, August 12, 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 Ryan Forristall-yes, Wally Werderich-yes, Michael Crouch-yes, Marge Linnane-yes, Richard Vinyard-yes Absent: Danny Williams, Chad Green City Staff Krysti Barksdale-Noble, Community Development Director Megan Lamb, City Attorney David Hansen, Senior Planner Sara Mendez, Senior Planner via Zoom Thian Dim, Planner 1 Drea Sandoval, Comm. Development Intern John Burner, Administrative Intern via Zoom Katelyn Gregory, Assistant Economic Development Director Other Guests Christine Vitosh, Vitosh Reporting Service Nanette & Daniel Freidel, Countryside Previous Meeting Minutes July 8, 2026 Motion by Mr. Crouch and second by Mr. Forristall to approve the minutes as presented. Roll call: Werderich-present, Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Motion carried 4-0 and 1 present. Citizen’s Comments None Public Hearings Chairman Vinyard stated the procedure for the Public Hearings and taking of testimony, followed by the swearing in of those who would give testimony. The Public Hearings opened at 7:03pm on a motion and second by Mr. Werderich and Ms. Linnane, respectively. Roll call: Crouch-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Werderich-yes. Carried 5-0. ChairmanVinyard read the Public Hearings as follows: 1. PZC 2026-06 103 Strawberry Lane, Daniel Freidel, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting a bulk regulation variance to Section 10-3-9 of the Unified Development Ordinance, seeking to reduce the required minimum rear yard setback from forty (40) feet to fourteen (14) feet for a parcel located at 103 Strawberry Ln. The variance is being requested to allow construction of a Page 2 of 3 bedroom addition, garage addition and a screened porch addition to the existing residence. The real property, zoned R-2 Single Family Traditional Residence District, is located near the northeast corner of the Conover Court and Strawberry Lane intersection. 2. PZC 2026-08 Solar Farm Decommissioning Bonds, United City of Yorkville, petitioner, proposes to amend Title 10, Chapter 4 Use Standards, Section 13 Alternative Energy Use Standards of the United City of Yorkville's Unified Development Ordinance (UDO) to revise and clarify the type and term of the required financial assurance needed to properly secure future decommissioning of solar panels on solar farm developments. (See Court Reporter's Transcript of Public Hearings) (Petitioner's responses to Standards to be included in official record) At approximately 7:11pm, the Public Hearings were closed on a motion and second by Ms. Linnane and Mr. Werderich, respectively. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Werderich-yes, Crouch-yes. Carried 5-0. Unfinished Business None New Business 1. PZC 2026-06 103 Strawberry Lane (See #1 above for full description) Ms. Dim presented the background for this variance request for the rear yard setback to be reduced from 40 feet to 14 feet. This would allow for additions of a new bedroom, garage and screened porch to the existing single family residence, which would add 1,473 square feet. The residence meets all other bulk regulations. This is in Countryside Subdivision which came into the city in 1971 and was developed prior to the UDO. Many of the lots have unique shapes and this home is on a reverse corner lot. Due to the reverse corner lot, the buildable area is reduced. Seven of the surrounding reverse corner lots along Strawberry Lane have unique configurations and do not meet today's regulations. Ms. Dim said the next step for this petition is to advance to the City Council on August 25. Mr. Vinyard asked what the distance would be from the new addition to other residences—it is 20 feet. Ms. Dim read the standards and the responses with the Commissioners in agreement with all. Action Item Chairman Vinyard entertained a motion to approve PZC 2026-06, 103 Strawberry Lane variance request. So moved by Ms. Linnane and seconded by Mr. Forristall and Mr. Werderich, simultaneously. Mr. Vinyard read the Motion: In consideration of testimony presented during a Public Hearing on August 12, 2026 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council for a request for bulk regulation variance to Section 10-3-9, Bulk and Dimensional Standards of the Unified Development Ordinance, reducing the required minimum rear yard setback in the R-2 Single Family Traditional Residence District from forty (40) feet to fourteen (14) feet. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Werderich-yes, Crouch-yes. Carried 5-0. 2. PZC 2026-08 Solar Farm Decommissioning Bonds (See #2 above for full description) Action Item Text Amendment Page 3 of 3 There was no further discussion by the Commissioners and a motion was made and seconded by Mr. Crouch and Ms. Linnane, respectively, to approve the Text Amendment. Mr. Vinyard read the Motion: In consideration of testimony presented during a Public Hearing on August 12, 2026 and discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council of a request to amend Section 10-4-13 Alternative Energy Standards of the Unified Development Ordinance regarding the form of acceptable financial security and duration such financial security shall remain in effect for a solar farm decommissioning plan, as presented in a staff memorandum dated August 5, 2026. Roll call: Vinyard-yes, Forristall-yes, Werderich-yes, Crouch-yes, Linnane-yes. Carried 5-0. Additional Business Ms. Noble said the Illinois Chapter of Planning Association is offering a free virtual training opportunity for PZC members and staff and explains how to run a PZC meeting. It will be held August 27 from 12-1pm. 1. City Council Action Updates: At the last meeting, the Commissioners considered an amendment to the PUD for Pioneer Development for phasing, which was approved by City Council. Also, the Kendall County petition for truck storage was recommended to not oppose. The comments from Commissioners were also forwarded to the County and it was approved by the County. Adjournment There was no further business and the meeting was adjourned at 7:26pm on a motion by Mr. Werderich and approved by unanimous voice vote. Respectfully submitted by Marlys Young, Minute Taker 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, August 12, 2026 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 2 PRESENT: Mr. Rich Vinyard, Chairman; Mr. Ryan Forristall, Commissioner; Ms. Marge Linnane, Commissioner; Mr. Michael Crouch, Commissioner; Mr. Wally Werderich, Commissioner. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Marlys Young, Minute Taker. - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 3 APPEARANCES: OTTOSEN, DiNOLFO, HASENBALG & CASTALDO, LTD. BY: MS. MEGHAN K . LAMB, 2241 Warrenville Road, Suite 310 Lisle, Illinois 60532 (630) 682-0085 appeared on behalf of the United City of Yorkville. - - - - - Reported by: Christine M . Vitosh Illinois CSR No. 084-002883 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 4 INDEX WITNESS:PAGE: DANIEL FREIDEL 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 5 (WHEREUPON, the following proceedings were had in public hearing, commencing at 7 :02 p .m . as follows:) CHAIRMAN VINYARD: There are two public hearings scheduled for tonight's Planning and Zoning Commission meeting. The purpose of these hearings is to invite testimony from members of the public regarding the proposed request that is being considered before the Commission tonight. Public testimony from persons present who wish to speak may be for or against the request or to ask questions of the petitioner regarding the request being heard. Once all public hearings on tonight's agenda are closed, the Commission will deliberate and vote on their recommendation to the City Council for each of the matters that were subject of tonight's hearing. Those persons wishing to testify are asked to speak clearly, one at a time, state your name and who you represent. You are also asked to sign in at the podium. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 6 If you plan to speak during tonight's public hearing as a petitioner or as a member of the public, please stand and raise your right hand and repeat after me. Will you guys be speaking tonight? MR. FREIDEL: I will. CHAIRMAN VINYARD: All right. Do you want to take the oath with me? MR. FREIDEL: Okay. CHAIRMAN VINYARD: Will you stand and raise your right hand? (Witness sworn.) CHAIRMAN VINYARD: You guys going to give us any trouble tonight? MR. FREIDEL: No. CHAIRMAN VINYARD: Are you sure? Okay. We just ask that people be orderly and respectful of everyone here. No one is looking to be disrespectful, but we do have from time to time some issues. You guys look like a nice couple that isn't going to start throwing stuff at us, so we should be good. MS. FREIDEL: Didn't plan on it. CHAIRMAN VINYARD: A ppreciate it, but 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 7 no. So the order for receiving testimony will be as follows: The petitioner presentation, followed by those who wish to speak in favor or opposition of the request. May I have a motion to open the public hearing on Petition numbers PZC 2026-0 6 , 103 Strawberry Lane variance, and PZC 2026-08, solar farm decommissioning bonds? COMMISSIONER WERDERICH: So moved. COMMISSIONER LINNANE: Second. CHAIRMAN VINYARD: All right. Roll call. All right. MS. NOBLE: We need roll call. CHAIRMAN VINYARD: All right. Roll call. I 'm sorry. I was just checking here. MS. YOUNG: Crouch. COMMISSIONER CROUCH: Yes. MS. YOUNG: Linnane. COMMISSIONER LINNANE: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Forristall. COMMISSIONER FORRISTALL: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 8 MS. YOUNG: And Werderich. COMMISSIONER WERDERICH: Yes. CHAIRMAN VINYARD: All right. So let's start the public hearing. PZC 2026-06, 103 Strawberry Lane, Daniel Freidel. MR. FREIDEL: Yes. CHAIRMAN VINYARD: Very good. Petitioner is requesting a bulk regulation variance to Section 10-3 -9 of the United Development Ordinance seeking to reduce the required minimum rear yard setback from 40 feet to 14 feet. Are you prepared to present the proposed request? MR. FREIDEL: Sure. CHAIRMAN VINYARD: Very good. Please. Yes, sir. Please go ahead and sign and you are okay. MS. LAMB: This is so the court reporter has like the correct spelling of your name. CHAIRMAN VINYARD: That came from over there and just not up there. Then when you are done, please present. DANIEL FREIDEL, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 9 having been first duly sworn, testified before the Planning and Zoning Commission as follows: MR. FREIDEL: Hi. Good evening, everybody. I am Dan Freidel and I am the property owner of the 103 Strawberry Lane here in Yorkville. Thank you for giving me the opportunity to speak to all of you. We are requesting this variance because of an unusual configuration of our lot, the setback restrictions and the results from it. The property is an irregular corner which creates limitations and more typically -- of a more typical residential lot that is in your village. Our corner lot is not confined to a 40-foot setback into it. The proposed addition is intended to improve and make reasonable use of the existing home. We are getting older right now, so what we want to do is put more things on the main floor and make our life a little easier. We have tried to design the project in a way that minimizes the impact on the neighboring properties while still allowing us to make a practical addition to our house. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 10 We are not asking for something simple to maximize the size of the house, we are asking for a relief in the setback because the unique conditions don't allow us to do it. We believe the project is consistent with the residential character of the neighborhood and will not create an unreasonable impact on our neighbors. I respectfully ask the Board to approve this variance. Thank you. CHAIRMAN VINYARD: Thank you. All right. You can be seated. MR. FREIDEL: Okay. CHAIRMAN VINYARD: Is there anyone present who wishes to speak in favor or opposition of the request? (No response.) MS. FREIDEL: I am in favor. CHAIRMAN VINYARD: I figured. Anyone on Zoomland, do you guys have any issue with this and would like to speak? (No response.) CHAIRMAN VINYARD: All right. Seeing as there is no one, Planning and Zoning Commission 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 11 members, do you guys have any questions? (No response.) COMMISSIONER CROUCH: No. COMMISSIONER LINNANE: I don't . CHAIRMAN VINYARD: No? Yeah, I don't either. I drove by it, I 've got it popped up on the map, so okay. Would you like to have the responses of the standards entered into the public record? MR. FREIDEL: Please. CHAIRMAN VINYARD: Very good. All right. Now moving on to PZC 20 -- do you want do it now or wait? MS. NOBLE: You can do it now since if there is any public comment. CHAIRMAN VINYARD: Yeah, okay. PZC 2026-08, solar farm decommission bonds. United City of Yorkville, petitioner, proposes to amend Title 10, Chapter 4 , use standards, Section 13, alternative energy use standards of the United City of Yorkville's Unified Development Ordinance to revise and clarify the type and term of the required financial assurance needed to properly 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 12 secure future decommissioning of solar panels on solar farm developments. Is the staff prepared to make its presentation? MS. NOBLE: Yes. This is a -- kind of a cleanup to our ordinance. What we realized is for the solar farms, most of them are leases, they contain 40-year terms. It's very hard for a developer to find someone willing to fund a bond for 40 years continuously, so we wanted to not only clarify that there has to be a bond in place continuously throughout the life of the project, but also the form of surety that the City would approve. So basically we will allow a performance bond, a surety bond or a letter of credit, and that it has to remain in effect for the life of the project until decommissioning has been completed. The City attorney has provided language where we amend the existing language, which is on the board behind me and in front, and basically the language that is in red is what's added, and it just says the type of form of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 13 surety that would be approved, it has to be -- it's required by City code, and then the letter of credit, performance bond or surety bond must remain in place until the last solar panel has been decommissioned and the natural soil and vegetation has been replaced to assure the City of the owner or operator's ability to do all things required upon decommissioning. Failure to maintain a letter of credit, performance bond or surety bond as herein above required shall be cause for immediate decommissioning of the solar farm. CHAIRMAN VINYARD: Okay. Fair enough. All right. Is there anyone present who wishes to speak in favor or opposition of this? (No response.) CHAIRMAN VINYARD: Anyone on Zoom wish to speak in favor or opposition? (No response.) CHAIRMAN VINYARD: Okay. Are there any questions by the Planning and Zoning Commission Commissioners? COMMISSIONER CROUCH: No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 14 CHAIRMAN VINYARD: I don't . COMMISSIONER WERDERICH: No. CHAIRMAN VINYARD: We talked about this, we knew a few of these were coming up, so all right. This will be the conclusion of the public hearing. Since all public testimony regarding the petition has been taken, may I have a motion to close the taking of testimony and public hearing. COMMISSIONER LINNANE: I will make a motion. CHAIRMAN VINYARD: Okay. Second? COMMISSIONER WERDERICH: Second. CHAIRMAN VINYARD: Very good. Roll call vote on the motion, please. MS. YOUNG: Yes. Linnane. COMMISSIONER LINNANE: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Forristall. COMMISSIONER FORRISTALL: Yes. MS. YOUNG: Werderich. COMMISSIONER WERDERICH: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 15 MS. YOUNG: And Crouch. COMMISSIONER CROUCH: Yes. CHAIRMAN VINYARD: Very good. The public hearing portion of tonight's meeting is now closed. (Which were all the proceedings had in the public hearing, concluding at 7 :11 p .m .) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 16 STATE OF ILLINOIS ) ) SS: COUNTY OF LASALLE ) I , CHRISTINE M . VITOSH, a Certified Shorthand Reporter of the State of Illinois, do hereby certify: That the foregoing public hearing transcript, pages 1 through 17, was reported stenographically by me by means of machine shorthand, was simultaneously reduced to typewriting via computer-aided transcription under my personal direction, and constitutes a true record of the testimony given and the proceedings had; That the said public hearing was taken before me at the time and place specified; That I am not a relative or employee or attorney or counsel, nor a relative or employee of such attorney or counsel for any of the parties hereto, nor interested directly or indirectly in the outcome of this action. I further certify that my certificate attached hereto applies to the original transcript and copies thereof signed and certified under my hand only. I assume no 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 17 responsibility for the accuracy of any reproduced copies not made under my control or direction. IN WITNESS WHEREOF, I do hereunto set my hand at Leland, Illinois, this 31st day of August, 2026. /s / Christine M . Vitosh CHRISTINE M . VITOSH, Illinois C .S .R . Certificate No. 084-02883 / /s [1] - 17:8 0 084-002883 [1] - 3:24 084-02883 [1] - 17:10 1 1 [1] - 16:7 10 [1] - 11:20 10-3-9 [1] - 8:9 103 [3] - 7:8, 8:4, 9:5 12 [1] - 1:21 13 [1] - 11:20 14 [1] - 8:12 17 [1] - 16:7 2 20 [1] - 11:13 2026 [2] - 1:21, 17:5 2026-06 [2] - 7:7, 8:4 2026-08 [2] - 7:8, 11:18 2241 [1] - 3:3 3 310 [1] - 3:3 31st [1] - 17:4 4 4 [1] - 11:20 40 [2] - 8:11, 12:10 40-foot [1] - 9:15 40-year [1] - 12:8 6 60532 [1] - 3:4 630 [1] - 3:4 651 [1] - 1:17 682-0085 [1] - 3:4 7 7:00 [1] - 1:22 7:02 [1] - 5:3 7:11 [1] - 15:8 9 9 [1] - 4:3 A ability [1] - 13:7 accuracy [1] - 17:1 action [1] - 16:20 added [1] - 12:24 addition [2] - 9:16, 9:24 agenda [1] - 5:17 ahead [1] - 8:17 aided [1] - 16:10 allow [2] - 10:4, 12:15 allowing [1] - 9:23 ALSO [1] - 2:8 alternative [1] - 11:21 amend [2] - 11:19, 12:21 AND [1] - 1:10 APPEARANCES [1] - 3:1 appeared [1] - 3:5 applies [1] - 16:22 appreciate [1] - 6:24 approve [2] - 10:10, 12:14 approved [1] - 13:1 assume [1] - 16:24 assurance [1] - 11:24 assure [1] - 13:6 attached [1] - 16:22 attorney [3] - 12:20, 16:17, 16:18 August [2] - 1:21, 17:5 B Barksdale [1] - 2:9 Barksdale-Noble [1] - 2:9 behalf [1] - 3:5 behind [1] - 12:22 Board [1] - 10:9 board [1] - 12:22 bond [8] - 12:9, 12:11, 12:16, 13:3, 13:10 bonds [2] - 7:9, 11:18 bulk [1] - 8:8 BY [1] - 3:3 C C.S.R [1] - 17:9 CASTALDO [1] - 3:2 certificate [1] - 16:21 Certificate [1] - 17:9 Certified [1] - 16:3 certified [1] - 16:24 certify [2] - 16:5, 16:21 CHAIRMAN [29] - 5:5, 6:7, 6:10, 6:13, 6:16, 6:24, 7:12, 7:15, 7:22, 8:3, 8:7, 8:16, 8:21, 10:11, 10:14, 10:19, 10:23, 11:5, 11:11, 11:17, 13:13, 13:18, 13:21, 14:1, 14:3, 14:13, 14:15, 14:20, 15:3 Chairman [1] - 2:2 Chapter [1] - 11:20 character [1] - 10:6 checking [1] - 7:16 Christine [2] - 3:23, 17:8 CHRISTINE [2] - 16:3, 17:9 City [8] - 3:5, 5:19, 11:19, 11:22, 12:13, 12:20, 13:2, 13:6 CITY [1] - 1:6 clarify [2] - 11:23, 12:11 cleanup [1] - 12:6 clearly [1] - 5:22 close [1] - 14:9 closed [2] - 5:17, 15:5 code [1] - 13:2 coming [1] - 14:4 commencing [1] - 5:3 comment [1] - 11:16 COMMISSION [1] - 1:10 Commission [6] - 5:7, 5:11, 5:17, 9:2, 10:24, 13:22 COMMISSIONER [16] - 7:10, 7:11, 7:18, 7:20, 7:24, 8:2, 11:3, 11:4, 13:24, 14:2, 14:11, 14:14, 14:18, 14:22, 14:24, 15:2 Commissioner [4] - 2:3, 2:4, 2:5, 2:6 Commissioners [1] - 13:23 Community [1] - 2:9 completed [1] - 12:19 computer [1] - 16:10 computer-aided [1] - 16:10 concluding [1] - 15:7 conclusion [1] - 14:5 conditions [1] - 10:4 configuration [1] - 9:9 confined [1] - 9:14 considered [1] - 5:11 consistent [1] - 10:5 constitutes [1] - 16:11 contain [1] - 12:8 continuously [2] - 12:10, 12:12 control [1] - 17:2 copies [2] - 16:23, 17:2 corner [2] - 9:11, 9:14 correct [1] - 8:20 Council [1] - 5:19 counsel [2] - 16:17, 16:18 COUNTY [1] - 16:2 couple [1] - 6:21 court [1] - 8:19 create [1] - 10:7 creates [1] - 9:12 credit [3] - 12:17, 13:3, 13:10 Crouch [3] - 2:5, 7:17, 15:1 CROUCH [4] - 7:18, 11:3, 13:24, 15:2 CSR [1] - 3:24 D Dan [1] - 9:4 DANIEL [2] - 4:3, 8:24 Daniel [1] - 8:5 decommission [1] - 11:18 decommissioned [1] - 13:5 decommissioning [5] - 7:9, 12:1, 12:18, 13:8, 13:12 deliberate [1] - 5:18 design [1] - 9:21 developer [1] - 12:9 Development [3] - 2:10, 8:10, 11:22 developments [1] - 12:2 DiNOLFO [1] - 3:2 direction [2] - 16:11, 17:2 directly [1] - 16:19 Director [1] - 2:10 disrespectful [1] - 6:19 done [1] - 8:23 Drive [1] - 1:17 drove [1] - 11:6 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 1 duly [1] - 9:1 during [1] - 6:1 E easier [1] - 9:20 effect [1] - 12:17 either [1] - 11:6 employee [2] - 16:16, 16:17 energy [1] - 11:21 entered [1] - 11:9 evening [1] - 9:3 existing [2] - 9:17, 12:21 F failure [1] - 13:9 fair [1] - 13:13 farm [4] - 7:9, 11:18, 12:2, 13:12 farms [1] - 12:7 favor [5] - 7:4, 10:15, 10:18, 13:16, 13:19 feet [2] - 8:11, 8:12 few [1] - 14:4 figured [1] - 10:19 financial [1] - 11:24 first [1] - 9:1 floor [1] - 9:19 followed [1] - 7:4 following [1] - 5:1 follows [3] - 5:4, 7:3, 9:2 foregoing [1] - 16:6 form [2] - 12:13, 12:24 Forristall [3] - 2:3, 7:23, 14:21 FORRISTALL [2] - 7:24, 14:22 FREIDEL [12] - 4:3, 6:6, 6:9, 6:15, 6:23, 8:6, 8:15, 8:24, 9:3, 10:13, 10:18, 11:10 Freidel [2] - 8:5, 9:4 front [1] - 12:22 fund [1] - 12:9 future [1] - 12:1 G given [1] - 16:12 guys [5] - 6:5, 6:13, 6:20, 10:20, 11:1 H hand [4] - 6:4, 6:11, 16:24, 17:4 hard [1] - 12:8 HASENBALG [1] - 3:2 heard [1] - 5:15 HEARING [1] - 1:11 hearing [11] - 5:3, 5:20, 6:2, 7:7, 8:4, 14:6, 14:10, 15:4, 15:7, 16:6, 16:14 hearings [3] - 5:6, 5:8, 5:16 hereby [1] - 16:5 herein [1] - 13:10 hereto [2] - 16:19, 16:22 hereunto [1] - 17:3 hi [1] - 9:3 home [1] - 9:18 house [2] - 9:24, 10:2 I ILLINOIS [2] - 1:7, 16:1 Illinois [6] - 1:18, 3:4, 3:24, 16:4, 17:4, 17:9 immediate [1] - 13:11 impact [2] - 9:22, 10:8 improve [1] - 9:17 IN [1] - 17:3 INDEX [1] - 4:1 indirectly [1] - 16:20 intended [1] - 9:16 interested [1] - 16:19 invite [1] - 5:9 irregular [1] - 9:11 issue [1] - 10:20 issues [1] - 6:20 K kind [1] - 12:5 Krysti [1] - 2:9 L LAMB [2] - 3:3, 8:19 Lane [3] - 7:8, 8:5, 9:5 language [3] - 12:21, 12:23 LASALLE [1] - 16:2 last [1] - 13:4 leases [1] - 12:7 Leland [1] - 17:4 letter [3] - 12:16, 13:2, 13:9 life [3] - 9:20, 12:12, 12:18 limitations [1] - 9:12 Linnane [2] - 2:4, 14:17 linnane [1] - 7:19 LINNANE [5] - 7:11, 7:20, 11:4, 14:11, 14:18 Lisle [1] - 3:4 look [1] - 6:20 looking [1] - 6:19 LTD [1] - 3:2 M machine [1] - 16:8 main [1] - 9:19 maintain [1] - 13:9 map [1] - 11:7 Marge [1] - 2:4 Marlys [1] - 2:11 matters [1] - 5:19 maximize [1] - 10:2 means [1] - 16:8 meeting [2] - 5:7, 15:4 MEGHAN [1] - 3:3 member [1] - 6:3 members [2] - 5:9, 11:1 Michael [1] - 2:5 minimizes [1] - 9:22 minimum [1] - 8:11 Minute [1] - 2:11 most [1] - 12:7 motion [4] - 7:6, 14:8, 14:12, 14:16 moved [1] - 7:10 moving [1] - 11:13 MR [8] - 6:6, 6:9, 6:15, 8:6, 8:15, 9:3, 10:13, 11:10 MS [17] - 3:3, 6:23, 7:14, 7:17, 7:19, 7:21, 7:23, 8:1, 8:19, 10:18, 11:15, 12:5, 14:17, 14:19, 14:21, 14:23, 15:1 must [1] - 13:3 N name [2] - 5:23, 8:20 natural [1] - 13:5 need [1] - 7:14 needed [1] - 11:24 neighborhood [1] - 10:7 neighboring [1] - 9:23 neighbors [1] - 10:8 nice [1] - 6:21 Noble [1] - 2:9 NOBLE [3] - 7:14, 11:15, 12:5 numbers [1] - 7:7 O oath [1] - 6:8 OF [3] - 1:6, 16:1, 16:2 older [1] - 9:18 once [1] - 5:16 one [3] - 5:22, 6:18, 10:24 open [1] - 7:6 operator's [1] - 13:7 opportunity [1] - 9:7 opposition [4] - 7:5, 10:16, 13:16, 13:19 order [1] - 7:2 orderly [1] - 6:17 ordinance [1] - 12:6 Ordinance [2] - 8:10, 11:22 original [1] - 16:22 OTTOSEN [1] - 3:2 outcome [1] - 16:20 owner [2] - 9:5, 13:7 P p.m [3] - 1:22, 5:3, 15:8 PAGE [1] - 4:1 pages [1] - 16:7 panel [1] - 13:4 panels [1] - 12:1 parties [1] - 16:19 people [1] - 6:17 performance [3] - 12:16, 13:3, 13:10 personal [1] - 16:11 persons [2] - 5:12, 5:21 Petition [1] - 7:7 petition [1] - 14:8 petitioner [5] - 5:14, 6:2, 7:3, 8:8, 11:19 place [3] - 12:11, 13:4, 16:15 plan [2] - 6:1, 6:23 PLANNING [1] - 1:10 Planning [4] - 5:6, 9:2, 10:24, 13:22 podium [1] - 5:24 Pointe [1] - 1:17 popped [1] - 11:6 portion [1] - 15:4 practical [1] - 9:24 Prairie [1] - 1:17 prepared [2] - 8:13, 12:3 present [5] - 5:13, 8:13, 8:23, 10:15, 13:15 PRESENT [2] - 2:1, 2:8 presentation [2] - 7:3, 12:4 proceedings [3] - 5:2, 15:6, 16:13 project [4] - 9:21, 10:5, 12:12, 12:18 properly [1] - 11:24 properties [1] - 9:23 property [2] - 9:5, 9:11 proposed [3] - 5:10, 8:14, 9:16 proposes [1] - 11:19 provided [1] - 12:20 PUBLIC [1] - 1:11 public [18] - 5:2, 5:5, 5:9, 5:12, 5:16, 6:2, 6:3, 7:7, 8:4, 11:9, 11:16, 14:5, 14:7, 14:9, 15:4, 15:7, 16:6, 16:14 purpose [1] - 5:8 put [1] - 9:19 PZC [5] - 7:7, 7:8, 8:4, 11:13, 11:17 Q questions [3] - 5:14, 11:1, 13:22 R raise [2] - 6:3, 6:11 realized [1] - 12:6 rear [1] - 8:11 reasonable [1] - 9:17 receiving [1] - 7:2 recommendation [1] - 5:18 record [2] - 11:9, 16:12 red [1] - 12:23 reduce [1] - 8:10 reduced [1] - 16:9 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 2 regarding [3] - 5:10, 5:15, 14:7 regulation [1] - 8:8 relative [2] - 16:16, 16:17 relief [1] - 10:3 remain [2] - 12:17, 13:4 repeat [1] - 6:4 replaced [1] - 13:6 reported [2] - 3:23, 16:7 reporter [1] - 8:19 Reporter [1] - 16:4 represent [1] - 5:23 reproduced [1] - 17:1 request [6] - 5:10, 5:14, 5:15, 7:5, 8:14, 10:16 requesting [2] - 8:8, 9:8 required [5] - 8:11, 11:24, 13:2, 13:8, 13:11 residential [2] - 9:13, 10:6 respectful [1] - 6:18 respectfully [1] - 10:9 response [5] - 10:17, 10:22, 11:2, 13:17, 13:20 responses [1] - 11:8 responsibility [1] - 17:1 restrictions [1] - 9:10 results [1] - 9:10 revise [1] - 11:23 Rich [1] - 2:2 Road [1] - 3:3 Roll [1] - 7:12 roll [3] - 7:14, 7:15, 14:15 Ryan [1] - 2:3 S scheduled [1] - 5:6 seated [1] - 10:12 second [3] - 7:11, 14:13, 14:14 Section [2] - 8:9, 11:20 secure [1] - 12:1 seeing [1] - 10:23 seeking [1] - 8:10 set [1] - 17:3 setback [4] - 8:11, 9:10, 9:15, 10:3 shall [1] - 13:11 Shorthand [1] - 16:4 shorthand [1] - 16:9 sign [2] - 5:24, 8:17 signed [1] - 16:23 simple [1] - 10:2 simultaneously [1] - 16:9 size [1] - 10:2 soil [1] - 13:5 solar [7] - 7:9, 11:18, 12:1, 12:2, 12:7, 13:4, 13:12 someone [1] - 12:9 sorry [1] - 7:16 speaking [1] - 6:5 specified [1] - 16:15 spelling [1] - 8:20 SS [1] - 16:1 staff [1] - 12:3 stand [2] - 6:3, 6:10 standards [3] - 11:9, 11:20, 11:21 start [2] - 6:21, 8:4 STATE [1] - 16:1 state [1] - 5:22 State [1] - 16:4 stenographically [1] - 16:8 still [1] - 9:23 Strawberry [3] - 7:8, 8:5, 9:5 stuff [1] - 6:22 subject [1] - 5:20 Suite [1] - 3:3 surety [5] - 12:13, 12:16, 13:1, 13:3, 13:10 sworn [2] - 6:12, 9:1 T Taker [1] - 2:11 term [1] - 11:23 terms [1] - 12:8 testified [1] - 9:1 testify [1] - 5:21 testimony [6] - 5:9, 5:12, 7:2, 14:7, 14:9, 16:12 thereof [1] - 16:23 throughout [1] - 12:12 throwing [1] - 6:21 Title [1] - 11:20 tonight [3] - 5:11, 6:5, 6:14 tonight's [5] - 5:6, 5:17, 5:20, 6:2, 15:4 transcript [2] - 16:7, 16:23 transcription [1] - 16:10 tried [1] - 9:21 trouble [1] - 6:14 true [1] - 16:12 two [1] - 5:5 type [2] - 11:23, 12:24 typewriting [1] - 16:10 typical [1] - 9:13 typically [1] - 9:12 U under [3] - 16:11, 16:24, 17:2 Unified [1] - 11:22 unique [1] - 10:4 United [4] - 3:5, 8:9, 11:18, 11:21 UNITED [1] - 1:6 unreasonable [1] - 10:7 unusual [1] - 9:9 up [3] - 8:22, 11:6, 14:4 V variance [4] - 7:8, 8:9, 9:8, 10:10 vegetation [1] - 13:6 via [1] - 16:10 village [1] - 9:14 Vinyard [3] - 2:2, 7:21, 14:19 VINYARD [29] - 5:5, 6:7, 6:10, 6:13, 6:16, 6:24, 7:12, 7:15, 7:22, 8:3, 8:7, 8:16, 8:21, 10:11, 10:14, 10:19, 10:23, 11:5, 11:11, 11:17, 13:13, 13:18, 13:21, 14:1, 14:3, 14:13, 14:15, 14:20, 15:3 VITOSH [2] - 16:3, 17:9 Vitosh [2] - 3:23, 17:8 vote [2] - 5:18, 14:16 W wait [1] - 11:14 Wally [1] - 2:6 Warrenville [1] - 3:3 Wednesday [1] - 1:21 WERDERICH [5] - 7:10, 8:2, 14:2, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - August 12, 2026 3 14:14, 14:24 Werderich [3] - 2:6, 8:1, 14:23 WHEREOF [1] - 17:3 WHEREUPON [1] - 5:1 willing [1] - 12:9 wish [3] - 5:13, 7:4, 13:18 wishes [2] - 10:15, 13:15 wishing [1] - 5:21 witness [1] - 6:12 WITNESS [2] - 4:1, 17:3 Y yard [1] - 8:11 years [1] - 12:10 YORKVILLE [2] - 1:6, 1:7 Yorkville [4] - 1:18, 3:6, 9:6, 11:19 Yorkville's [1] - 11:22 YOUNG [10] - 7:17, 7:19, 7:21, 7:23, 8:1, 14:17, 14:19, 14:21, 14:23, 15:1 Young [1] - 2:11 Z Zoning [4] - 5:7, 9:2, 10:24, 13:22 ZONING [1] - 1:10 Zoom [1] - 13:18 Zoomland [1] - 10:20 1 SUMMARY: The petitioner, Miranda Munns, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use authorization to operate a dog grooming business at 111 W Madison Street, Unit F. The proposed dog grooming business requires a special use within the “B” Street Downtown Overlay District. The subject property is located on an approximately 0.23-acre parcel zoned B-1 Local Business District and generally located north of West Madison Street, east of South Main Street, south of West Van Emmon Street, and west of South Bridge Street (U.S Route 47). PROPERTY BACKGROUND: The subject property located at 111 W Madison Street sits on a 0.23-acre lot consisting of an approximately 6,900 square foot, two (2) story building with immediate access to five (5) on-street public parking spaces. The building was constructed in the 1890s and originally operated as the Kendall County Sheriff’s Residence and Jail until 1992. In 2010, the United City of Yorkville purchased the property from the County Board of Kendall County. In 2019, the city sold the property to KCJ Restorations, LLC and entered into a Redevelopment Agreement. The property was then sold to Birchwood Residential, LLC in 2022, who remains as the current owner. The building now stands as a preserved local historical landmark recognized by Kendall County’s Historic Preservation Commission. The building was converted into a mix-use building with four (4) residential and three (3) commercial units. Memorandum To: Planning and Zoning Commission From: Sara Mendez, Senior Planner To: Krysti Barksdale-Noble, Community Development Director Bart Olson, City Administrator Date: August 6, 2026 Subject: PZC 2026-09 K-9 to Life Dog Grooming (Special Use) Proposed Dog Grooming Business 2 ZONING AND LAND USE: The property is zoned B-1 Local Business District. Given the property is also located in the City’s Downtown Overlay District, the property is also designated within the “B” Street District, per Figure 3.10 of the City’s Unified Development Ordinance, as displayed in the graphic below. The following table displays the current immediate surrounding properties’ zoning and land uses: Zoning Land Use North B-1 Local Business District City-Owned Public Parking Lot South PI Public Institutional District OS Open Space Kendall County Building – Main Street Campus Kendall County Building – Main Street Campus - Parking Lot East B-1 Local Business District Vacant West R-2 Single-Family Traditional Residence District New Hope Apostolic Church 3 REQUEST: The petitioner, Miranda Munns, is requesting special use authorization to operate a dog grooming business in the “B” Street District within the City’s Downtown Overlay District. The proposed dog grooming business will occupy Unit F of 111 W Madison Street, situated near the rear of the property. The space will comprise approximately 1,000 square feet and will include a secure waiting area for dogs, as well as a separate cutting and bathing station. The petitioner, who has twelve (12) plus years of dog grooming experience, will provide dog grooming and custom show dog services. The business will operate five (5) days a week, typically serve four (4) to six (6) dogs daily and operate from 8am-4pm. Initially, the business will have one (1) employee, consisting of the petitioner. ANALYSIS: The proposed dog grooming business is classified as a “Neighborhood Service” land use, which is permitted as a special use within the “B” Street District in the Downtown Overlay District, per Tabl e 10- 3-13(C)(1) Permitted Use Table in the City’s Unified Development Ordinance shown below. Section 10- 3-13.C.3.c.4 of the Unified Development Ordinance defines “Neighborhood Services” as a use occupying less than eight thousand (8,000) square feet and identifies “pet grooming” as a neighborhood use, as shown in Table 10-3-13(C)(3)(C)(4-5) below. 4 The “B” Street District is intended for lower scale commercial designed to serve adjacent neighborhoods and the greater community. The proposed dog grooming business is consistent with the intent of the “B” Street District as the business will provide a low-impact commercial service that is compatible with surrounding uses, generates limited traffic, and serves both adjacent neighborhoods and the broader Yorkville community. Structure The petitioner is not proposing any changes to the existing structure, or the parking area located in the front of the building. The property will continue to function as a mixed-use building consisting of residential and commercial units. The proposed dog grooming business will not alter the appearance of the building or how the structure interacts with neighboring properties. Parking The proposed dog grooming business will have adequate parking to accommodate its operation. In addition to the five (5) on-street public parking spaces located in the front the building, a city-owned public parking lot with seventeen (17) spaces, including one (1) ADA accessible space, is located directly behind the property to the north. Given the petitioner anticipates to service four (4) to six (6) dogs per day over an eight (8) hour time span, the available on-site parking and the adjacent public parking lot will provide adequate parking for customers. COMPREHENSIVE PLAN: The Future Land Use for this site is classified as Institutional (I). This designation is generally intended for Yorkville municipal facilities, Kendall County government offices, and facilities of other entities, including the Bristol-Kendall Fire Protection District, the Yorkville-Bristol Sanitary District, Yorkville Community Unit School District 115, and other government facilities. Religious buildings and other non- private land uses are also categorized as Institutional. Additionally, the Institutional land use classification allows public or quasi-public entities to plan for the future location and expansion of suc h facilities. It 5 should be noted the sale of the property from the City to KCJ Restorations, LLC occurred after the Comprehensive Plan was adopted. Although the Institutional (I) land use designation does not specifically identify private dog grooming businesses in its intended use, the proposed business will not alter the existing character of the area, The business will occupy an existing mixed-use building and will operate a low impact neighborhood service that is permitted as a special use within the “B” Street District of the Downtown Overlay District. Given the petitioner is not proposing any alterations to the existing site, staff finds that the requested special use is compatible with existing development pattern and the surrounding downtown area. STANDARDS FOR AUTHORIZING SPECIAL USE: Section 10-8-5-D of the Unified Development Ordinance states specific standards for special use which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application which are included in the packet for your review and will be entered into the public record as part of the public hearing process. The standards are: 1. The establishment, maintenance or operation of the special use will not be unreaso nably detrimental to or endanger the public health, safety, morals, comfort, or general welfare. 2. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within 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 are being provided. 5. Adequate measures have been or will 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 official comprehensive plan of the City as amended. PROPOSED MOTION: In consideration of testimony presented during a Public Hearing on September 9, 2026 and discussion of the findings of facts, the Planning and Zoning Commission recommends approval to the City Council a request for Special Use authorization to operate a dog grooming business within the “B” Street District within the Downtown Overlay District, for an approximately 0.23-acre parcel generally located north of West Madison Street, east of South Main Street, south of West Van Emmon Street, and west of South Bridge Street (U.S Route 47), commonly known as 111 W. Madison Street – Unit F subject to {insert any additional conditions of the Planning and Zoning Commission} STAFF COMMENTS: The proposed use is compatible with the existing development pattern and the surrounding downtown area, therefore, staff recommends approval. The proposed special use is tentatively scheduled for a final vote on September 22, 2026 before the City Council. ATTACHMENTS: 1. Draft Ordinance 2. Application for Special Use and attachments Ordinance No. 2026-____ Page 1 Ordinance No. 2025-________ AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, APPROVING A SPECIAL USE PERMIT ALLOWING A DOG GROOMING BUSINESS at 111 W. MADISON STREET, UNIT F (K-9 TO LIFE DOG GROOMING) 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, under section 11-13-1.1 of the Illinois Municipal Code (65 ILCS 5/1-1-1 et seq.) the Mayor and the City Council of the City (collectively, the “Corporate Authorities”) may provide for the classification of special uses in its zoning ordinance; and WHEREAS, pursuant to the United City of Yorkville Unified Development Ordinance (the “UDO”), any person owning or having an interest in property may file an application to use such land for one or more of the special uses provided for in the zoning district in which the land is situated; and WHEREAS, Miranda Munns, sole proprietor (“Lessee”), leases the property commonly known as 111 W. Madison Street, Unit F., and identified by PIN 02-32-287-009 (“Subject Property”) and legally described in Section 2 of this Ordinance; and WHEREAS, under the authority of the UDO, the Subject Property is located in a designated B-1 Business District, and the City’s “B” Street Downtown Overlay District, and dog grooming businesses are allowed with a special use permit; and WHEREAS, the Corporate Authorities have received a request from the Lessee for a special use permit for the Subject Property to allow a dog grooming business; and WHEREAS, a legal notice of publication regarding a public hearing before the Planning and Zoning Commission on the proposed special use permit was duly published in a newspaper Ordinance No. 2026-____ Page 2 of general circulation in the City, not more than thirty (30) nor less than fifteen (15) days prior to the public hearing; and WHEREAS, notice to property owners within 500 feet of the Subject Property identified for the special use permit was sent by certified mail; and WHEREAS, the Planning and Zoning Commission convened and held a public hearing on September 9, 2026, for the consideration of the special use application; and WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in Section 10-8-5D of the UDO; and WHEREAS, upon conclusion of said public hearing, the Planning and Zoning Commission made findings of fact and recommendation to the Corporate Authorities the approval with conditions for the special use for the Subject Property for a dog grooming business; and NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. The above recitals are incorporated herein and made a part of this Ordinance. Section 2. That the Planning and Zoning Commission made the following findings of fact: i. That the proposed use will not be unreasonably detrimental, or injurious, to the public health, safety, morals, comfort or general welfare as it is not expected to increase traffic in the area, and all dogs that are on-site will be kept indoors. The business will generally blend in with the rest of the development within the general area. ii. That the proposed use shall not be injurious to the use and enjoyment of other property in the immediate vicinity as all dogs will be kept inside while being groomed. Ordinance No. 2026-____ Page 3 iii. The proposed business will not detrimentally affect the operation and development of surrounding property and will not impede existing uses on surrounding properties, as it will be a self-contained indoor business that will not encroach on neighboring properties. iv. Adequate utilities to operate a dog grooming business exist at the Subject Property. v. There will be minor increase in local traffic due to the dog grooming business operating at the Subject Property. vi. The proposed use is not contrary to the objectives of the City’s comprehensive plan as the Subject Property exists in a zoning district that permits dog grooming facilities as a special use. and therefore recommend the City Council approve the requested special use. Section 3. That the Corporate Authorities hereby approve the special use for the Subject Property, legally described as: Lots 1 and 2 Block 28 Original Village Yorkville Kendall County Illinois, with Property Index Number 02-32-287-009 for use as a dog grooming business. Section 4: That this Ordinance shall be in full force and effect upon its passage, approval and publication as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this ______ day of _______________, 2026. KEN KOCH _________ DAN TRANSIER _________ ARDEN JOE PLOCHER _________ CRAIG SOLING _________ Ordinance No. 2026-____ Page 4 CHRIS FUNKHOUSER _________ MATT MAREK _________ RUSTY HYETT _________ RUSTY CORNEILS _________ Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this ______ day of _______________, 2026. ______________________________ Mayor Attest: ___________________________ City Clerk 2 PROJECT DESCRIPTION: The submitted plans, as seen below, indicate the proposed cannabis dispensary building will a be new construction along the southern portion of the Stagecoach Crossing development. The proposed 2,000 sq. ft. building and 33 parking stalls are oriented towards Saravanos Drive, with the loading area and trash enclosure located within the interior side yard of the site. SITE PLAN/LAND USE: The proposed cannabis dispensary use was reviewed by various City departments and outside agencies to ensure compliance with all applicable adult-use cannabis ordinances, regulations, and standards such as minimum land use separations, maximum operational floor area, parking, business hours, bulk regulations, signage, and consistency with the 2016 Comprehensive Plan. Following are the summaries of these reviews. 5 organizations. The site plans submitted do not indicate the petitioner will install a drive-though. Therefore, the petitioner is in compliance. Business Hours Per Section 10-4-14(A)(1), business hours for all cannabis businesses shall be from 10:00 a.m. to 8:00 p.m. Monday through Saturday and 12:00 p.m. to 5:00 p.m. on Sundays. The petitioner is not requesting relief from these regulations. Signage According to Section 10-4-14(A)(3) of the Yorkville Unified Development Ordinance (UDO), specific signage regulations apply to cannabis dispensaries. Recreational cannabis dispensaries are limited to one (1) wall-mounted sign per business, and all cannabis establishments are prohibited from having electronic message board signs. Additionally, signage must not feature cannabis-related imagery such as “leaves plants, smoke, paraphernalia, or cartoonish imageries”. The petitioner is proposing one (1) wall-mounted sign above the business front entrance of the building. The proposed street view elevation plan illustrates the wall sign as “Good Behavior” on the southwest elevation. Per the Development Association on the property, individual monument signs are not permitted on the property. The applicant may instead proceed with a panel on the existing multi-tenant sign, which is permitted under Section 10-6-4 Permitted Sign Types in the Unified Development Ordinance. The submitted elevation plan indicates the proposed wall sign will have an area of 80 square feet and a width of 20 feet. At the Plan Council meeting, staff requested that the petitioner provide the lineal footage of the exterior wall on which the proposed sign will be mounted to verify compliance with the applicable sign regulations. The petitioner submitted updated elevation plans, as shown below, indicating the wall has a lineal frontage 66 feet, 8 inches. Based on this frontage, the maximum permitted sign area is 133 sq. ft., with a maximum width of 50 ft. Therefore, the proposed sign is in compliance with the sign regulations stated above. 6 Landscape Plan Section 10-5-3 of the Unified Development Ordinance establishes landscape standards for new developments. The petitioner has submitted a Landscape Plan, part of which is shown below, which staff has reviewed, the following sections of the landscape standards shall apply: I. Section 10-5-3. C. Building Foundation Landscape Zone – All nonresidential, mixed-use, and multi-family development where a front yard setback is required, with the exception of food processing facilities regulated by the FDA, shall include landscape located at the building foundation as required by this section. Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide a softening effect at the base of buildings II. Section 10-5-3. D. Parking Area Perimeter Landscape Zone – Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide screening between off-street parking areas and rights-of-way, and to provide for the integration of stormwater management with required landscaping. III. Section 10-5-3. E. Parking Area Interior Landscape Zone – All off-street parking areas shall include landscape and trees located within the off-street parking area as required by this section. Trees and landscape required by this section shall be in addition to trees and landscape required under other sections of this title. It is the objective of this section to provide shade within parking areas, break up large expanses of parking area pavement, support stormwater management where appropriate, improve the appearance of parking lots as viewed from rights-of-way, and provide a safe pedestrian environment. Staff defers all landscape review comments to the City’s Engineer’s subconsultant, which will be approved as part of the building permit application review process. 7 Appearance Standards Section 10-5-8.C.3.b of the Unified Development Ordinance establishes standards for building design Commercial, Office, and Institutional uses which requires masonry products or precast concrete to be incorporated on at least fifty (50) percent of the total building, Specifically, the front facade must incorporate masonry products or precast concrete on at least fifty (50) percent of the façade, while any other facade that abuts a street shall incorporate masonry products. The use of masonry products or precast concrete is encouraged on the remaining facades. The petitioner submitted exterior building elevations, as shown below, that appeared to comply with the required masonry/precast concrete material standards. At the Plan Council meeting, staff requested that the petitioner provide a masonry percentage calculation on the building elevations to verify compliance. The petitioner has confirmed the proposed cannabis dispensary building will incorporate fifty-two (52) percent of masonry product. Therefore, the petitioner is in compliance with the appearance code. The ordinance also requires loading bays for commercial and office uses not be located in the front of a building or in the area abutting a public right-of-way. The site plan submitted by the petitioner indicates the loading area will be located in the interior side yard, away from the public right-of way. Screening Section 10-5-4.A of the Unified Development Ordinance establishes screening standards for trash and recycling receptables. The standards are as follow: a) Trash and recycling receptacles shall be screened on three (3) sides with a solid, opaque material with a minimum height of six (6) feet and a maximum height of eight (8) feet b) Materials used for screening shall complement the exterior building cladding materials of the primary building c) Materials and elevations for enclosures that are attached to buildings shall be designed to be integrated into the primary building d) If enclosures are to be attached to buildings, they shall comply with applicable fire and building codes e) Shrubs shall be installed every five (5) feet along the exterior of the enclosure, with the exception of enclosure openings, to provide a softening effect f) Enclosure openings shall be gated with an opaque material 8 g) Enclosure openings shall be kept closed at all times except for when the receptacle is being accessed h) Access drives shall be constructed of materials and to a thickness which accommodates truck loading i) Enclosures shall be of an adequate size to accommodate expected containers j) Enclosure structures shall be designed to protect the walls from damage by containers. Such protection may be provided by the use of barrier curbing, reinforced masonry walls, or other similar means k) Trash and recycling receptacle enclosures shall not occupy areas used for required parking spaces The petitioner's site plan indicates that the proposed trash enclosure will be screened with solid, opaque materials ranging from 6 to 8 feet in height. The enclosure gate will also incorporate opaque materials to provide complete visual screening. This standard is met. Traffic Evaluation The petitioner has submitted a traffic evaluation plan, which has been reviewed by the City’s Engineer and found to be generally acceptable. COMPREHENSIVE PLAN: The Future Land Use for this site as Destination Commercial (DC) which is consistent with the existing B-3 General Business District. The Destination Commercial designation is intended for large format retail, strip center development and auto-oriented land uses located along significant commercial corridors such as IL 47 (Bridge Street) and US 34 (Veterans Parkway) that attract both Yorkville residents and customers from the surrounding areas. Therefore, the proposed use is consistent with the designated future land use plan. COMMUNITY MEETING: As per Section 10-8-5(B)(1)(A) of the Yorkville Unified Development Ordinance (UDO), the Plan Council may recommend that the petitioner hold a community meeting of area/neighborhood property owners explaining the proposed special use conducted by the petitioner at their own expense and at a location of their choosing prior to the Planning and Zoning Commission hearing on Wednesday, September 9, 2026. At the Plan Council meeting, staff recommended that the petitioner conduct a meeting and discussion with the HOAs for Fox Highlands and Windett Ridge residential subdivisions, as well as individual property owners located along South Bridge Street (U.S. Route 47), Bonnie Lane, and Windett Ridge Road, no later than Tuesday, September 1, 2026. Staff also requested that the petitioner provide a summary of the feedback received from those property owners and HOA representatives who attended the meeting. The petitioner has confirmed with staff they have sent letters to the individual property owners along South Bridge Street, Bonnie Street, and Windett Ridge Road. The petitioner reached out to Robert Delo, with Maximum Property Management, whose firm handles property management matters for the Fox Highlands HOA. Mr. Delo has indicated among the seven board members two (2) did not respond, four (4) had no objections, and one (1) opposed. The petitioner notes they offered to have a Zoom meeting, but Mr. Delo declined. The petitioner also reached out Katie Tamosiunas, the Community Association Manager for Windett Ridge, to coordinate a meeting. The meeting was held on August 27, 2026 at 6pm on Zoom. The petitioner indicated no participants joined the meeting. 9 ADDITIONAL SPECIAL USE CONSIDERATIONS: As a condition of the Special Use approval, staff recommended the following additional information be provided by the petitioner for the requested cannabis dispensary: a. Applicant name and the business name of the proposed adult-use cannabis establishment for which the special use is sought, including addresses, telephone numbers and e-mail addresses of (1) sole proprietors; (2) business entities with financial interest in the business, and (3) all officers, directors, partners, managers, and owners. A post office box may not be submitted as the address of the applicant. – Petitioner has provided information which will remain on file with the Yorkville Police Department. b. Copy of licensure or registration that the organization is authorized to conduct an adult- use cannabis business establishment in the State of Illinois. – Petitioner has provided the attached letter from the Illinois Department of Financial and Professional Regulations. c. Written statement that the applicant has under contract the property of the proposed adult-use cannabis establishment. – Petitioner has provided a letter from Vincent Ramos of VDR Real Estate, LLC, the contract purchaser of the subject property, authorizing the applicant to pursue the proposed adult-use cannabis establishment at the site. d. Copy of a business plan to be kept on file with the Yorkville Police Department, including but not limited to the following: i. Proposed number of employees. – Petitioner states there will be twenty- five (25) to thirty (30) employees consisting of a general manager, assistant manager, retail assistants, and security agents. ii. A description of the products and services that the proposed adult-use cannabis establishment will offer. – Petitioner states products sold generally include flower (e.g., raw buds), pre-rolls, vapes, concentrates (e.g., wax, shatter, or sugar), and edibles (e.g., gummies, chocolates, and drinks) and topicals. iii. Description or statement of training and education that will be provided to the proposed adult-use cannabis dispensary agents/staff. – Petitioner has provided information which will remain on file with the Yorkville Police Department. iv. A security plan that will describe how the proposed use will address concerns related to inventory tracking and prevention of theft; measures to control customer overflow and access to restricted areas; employee restrictions to limited access areas and restricted area; and video surveillance/alarm system. – Petitioner has provided information which will remain on file with the Yorkville Police Department. v. Waste management plan for the storage, security and disposal of discarded cannabis products and materials. – Petitioner has provided information which will remain on file with the Yorkville Police Department. STANDARDS FOR AUTHROIZING SPECIAL USE: Section 10-8-5-D of the Unified Development Ordinance states specific standards for special use which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application which are included in the packet for your review and will be entered into the public record as part of the public hearing process. The standards are: 1. The establishment, maintenance or operation of the special use will not be unreaso nably detrimental to or endanger the public health, safety, morals, comfort, or general welfare. 2. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located. 10 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 are being provided. 5. Adequate measures have been or will 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 official comprehensive plan of the City as amended. 11 PROPOSED MOTION: In consideration of testimony presented during a Public Hearing on September 9, 2026 and discussion of the findings of facts, the Planning and Zoning Commission recommends approval to the City Council a request for Special Use authorization to operate a cannabis dispensary business within the B-3 General Business District for an approximately 0.93-acre parcel generally located west of South Bridge Street (U.S Route 47), south of Stagecoach Trail (U.S Route 71), and along Saravanos Drive, subject to recommendations enumerated in staff’s memorandum dated August 5, 2026, and further subject to {insert any additional conditions of the Planning and Zoning Commission}… STAFF COMMENTS: The proposed special use is in general conformance with the standards provided in the Unified Development Ordinance, therefore, staff recommends approval. The proposed special use is tentatively scheduled for a final vote on October 13, 2026 before the City Council. ATTACHMENTS: 1. Draft Ordinance 2. Application for Special Use 3. Plan Council Packet 4. Plan Council Follow Up Letter dated July 9, 2026 5. Petitioner’s Response Letters to Plan Council Follow-Up Letter 6. Petitioner’s Response Letter to Landscape Comments 7. Petitioner’s Response Letter to Engineering Comments 8. Letters Sent to Nearby Property Owners 9. Yorkville Statement of Applicant 10. Yorkville Business Plan 11. State Cannabis License 12. Landscape Plan Review from Second Submittal by Hey and Associates, Inc dated 7.27.26 13. Exhibits 14. Project and Operations Narrative 15. Letter from VDR Real Estate, LLC 16. Letter from Pot Luck THC, LLC 17. Location Map 18. Traffic Evaluation 19. Site Plan 20. Landscape Plan 21. Utility Plan 22. Space Plan 23. Elevations 24. Opposition Email dated 8.03.26 25. Opposition Email dated 8.20.26 Ordinance No. 2026-____ Page 1 Ordinance No. 2026-________ AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, APPROVING A SPECIAL USE PERMIT ALLOWING THE SALE OF CANNABIS ON CERTAIN TERRITORY GENERALLY LOCATED WEST OF SOUTH BRIDGE STREET (U.S ROUTE 47), SOUTH OF STAGECOACH TRAIL (U.S ROUTE 71), AND ALONG SARAVANOS DRIVE WITHIN THE STAGECOACH CROSSING DEVELOPMENT IN YORKVILLE, ILLINOIS. (GOOD BEHAVIOR DISPENSARY) 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, under section 11-13-1.1 of the Illinois Municipal Code (65 ILCS 5/1-1-1 et seq.) the Mayor and the City Council of the City (collectively, the “Corporate Authorities”) may provide for the classification of special uses in its zoning ordinance; and WHEREAS, pursuant to the United City of Yorkville Unified Development Ordinance (the “UDO”), any person owning or having an interest in property may file an application to use such land for one or more of the special uses provided for in the zoning district in which the land is situated; and WHEREAS, Prairie Retail Holdings, LLC, an Illinois limited liability company, and Pot Luck THC, LLC, an Illinois limited liability company (the “Lessees”), are leasing an approximately 0.93 acre parcel that VDR Real Estate, LLC, is the contract purchaser of, located west of South Bridge Street (U.S Route 47), south of Stagecoach Trail (U.S Route 71), and along Saravanos Drive within the Stagecoach Crossing development in Yorkville, Illinois. (“Subject Property”), legally described in Section 2 of this Ordinance, for the proposed use as a cannabis dispensary business; and Ordinance No. 2026-____ Page 2 WHEREAS, under the authority of the UDO, the Subject Property is located in a designated B-3 General Business District and cannabis dispensing organizations are allowed with a special use permit; and WHEREAS, the Corporate Authorities have received a request from the Lessees for a special use permit for the Subject Property to allow the operation of a cannabis dispensary business; and WHEREAS, a legal notice of publication regarding a public hearing before the Planning and Zoning Commission on the proposed special use permit was duly published in a newspaper of general circulation in the City, not more than thirty (30) nor less than fifteen (15) days prior to the public hearing; and WHEREAS, notice to property owners within 500 feet of the Subject Property identified for the special use permit was sent by certified mail; and WHEREAS, the Planning and Zoning Commission convened and held a public hearing on September 9, 2026, for the consideration of the special use application; and WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in Section 10-8-5D of the UDO; and WHEREAS, upon conclusion of said public hearing, the Planning and Zoning Commission made findings of fact and recommendation to the Corporate Authorities to grant the special use for the Subject Property for a cannabis dispensary business; and NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. The above recitals are incorporated herein and made a part of this Ordinance. Ordinance No. 2026-____ Page 3 Section 2. That the Planning and Zoning Commission made the findings of fact included on Exhibit A to this Ordinance, and therefore recommend the City Council approve the requested special use. Section 3. That the Corporate Authorities hereby approve the special use for the Subject Property, legally described as: LOT 2 IN THE FINAL PLAT OF STAGECOACH CROSSING, A SUBDIVISION OF PART OF SECTIONS 8 AND 9, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 30, 2008 AS DOCUMENT NUMBER 2008023702, IN KENDALL COUNTY, ILLINOIS with Property Index Number 05-08-227-012-0000 for use as a cannabis dispensary. Section 4. That the special use granted herein shall be constructed, operated, and maintained in accordance with the following plans, diagrams and conditions: A. Onsite consumption of cannabis shall be strictly prohibited by Lessee. B. Currently, Lessee calculates maximum lot coverage using only the footprint of the proposed dispensary building. Lessee must revise lot coverage calculations to include all paved and impervious areas on the Subject Property along with the building. C. Signage at the Subject Property shall be limited to one wall sign with an area of 80 square feet and a width of 20 feet. D. City Engineer must approve all landscape review comments during the building review process. Ordinance No. 2026-____ Page 4 E. The Lessee shall incorporate at least fifty-two (52) percent of masonry product in the exterior building elevations. F. The proposed trash enclosure on the Subject Property will be screened with solid, opaque materials ranging from 6 to 8 feet in height. The enclosure gate will also incorporate opaque materials to provide complete visual screening. G. As a condition of the Special Use approval, staff recommended the following additional information be provided by the petitioner for the requested cannabis dispensary: a. Applicant name and the business name of the proposed adult-use cannabis establishment for which the special use is sought, including addresses, telephone numbers and e-mail addresses of (1) sole proprietors; (2) business entities with financial interest in the business, and (3) all officers, directors, partners, managers, and owners. A post office box may not be submitted as the address of the applicant. b. Copy of licensure or registration that the organization is authorized to conduct an adult- use cannabis business establishment in the State of Illinois. c. Written statement that the applicant has under contract the property of the proposed adult-use cannabis establishment. d. Copy of a business plan to be kept on file with the Yorkville Police Department, including but not limited to the following: i. Proposed number of employees. – Petitioner states there will be twenty-five (25) to thirty (30) employees consisting of a general manager, assistant manager, retail assistants, and security agents. ii. A description of the products and services that the proposed adult-use cannabis establishment will offer. – Petitioner states products sold generally include flower Ordinance No. 2026-____ Page 5 (e.g., raw buds), pre-rolls, vapes, concentrates (e.g., wax, shatter, or sugar), and edibles (e.g., gummies, chocolates, and drinks) and topicals. iii. Description or statement of training and education that will be provided to the proposed adult-use cannabis dispensary agents/staff. iv. A security plan that will describe how the proposed use will address concerns related to inventory tracking and prevention of theft; measures to control customer overflow and access to restricted areas; employee restrictions to limited access areas and restricted area; and video surveillance/alarm system. v. Waste management plan for the storage, security and disposal of discarded cannabis products and materials. Section 5. That this Ordinance shall be in full force and effect upon its passage, approval and publication as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this ______ day of _______________, 2026. KEN KOCH _________ DAN TRANSIER _________ ARDEN JOE PLOCHER _________ CRAIG SOLING _________ CHRIS FUNKHOUSER _________ MATT MAREK _________ RUSTY HYETT _________ RUSTY CORNEILS _________ Ordinance No. 2026-____ Page 6 Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this ______ day of _______________, 2026. ______________________________ Mayor Attest: ___________________________ City Clerk Ordinance No. 2026-____ Page 7 EXHIBIT A i. The establishment and operation of the proposed dispensary will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort or general welfare of the community. The building will be developed in a manner that meets all applicable building codes and the parking field has been designed to allow for safe and efficient movement of pedestrian and vehicular traffic. The Lessee’s interior improvements will meet all security standards that have been established by the State. The Lessee will implement a professionally monitored security system to assist with on-site security, enforcement of a no loitering policy, product delivery and cash management. Moreover, the Lessee will employ a sophisticated customer management system to ensure that customers enter and exit in a safe and efficient manner to avoid a build up of crowds outside the dispensary. The Lessee also has a robust operations plan, including regular training for its employees, detailed product receipt and cash management protocols, safety and security measures, product disposal protocols and customer engagement to ensure that its operations fit within the fabric of a community. The proposed use in fact has a positive impact on the community. The Property is located in a commercial area, offers full access and is near a major right of way. The proposed dispensary offers public convenience because it will afford residents of the City access to cannabis products instead of them having to drive to nearby municipalities with their own dispensaries. The use contributes to the general welfare of the community by activating a vacant piece of property, strengthening the City's real estate and sale tax bases and drawing City residents and non-residents who take advantage of other businesses in the area. ii. The proposed use is compatible with adjacent properties and other properties in the immediate vicinity. The Property is located on a commercial corridor with commercial uses immediately adjacent to the north and west. Further, the proposed use will not be detrimental to the value of other properties or improvements in the surrounding area. There is a broad body of evidence that suppo1ts the conclusion that dispensaries have little impact on property values. Lessee’s business will not generate excessive traffic, and does not generate noise, smoke or excessive lighting. Additionally, the proposed use may have a positive impact due to the investment in and the activation of a currently vacant lot. Moreover, by drawing more people to the area, the proposed use could have a positive impact on nearby commercial properties and could lead to the development of the vacant parcels located to the south and southwest. iii. The proposed use would not impede the normal and orderly development and improvement of surrounding properties. The Subject Property is located on a commercial corridor and near other commercial uses and will complement existing and future commercial uses in the area as the proposed use is a low intensity use and will have similar operating characteristics to other commercial uses, such as hours of operation, light, noise, and expected traffic. iv. The Subject Property is located in a developed portion of the City, so there are already adequate utilities, drainage, and other necessary facilities in place. v. The proposed use will not present a parking problem or create undue congestion on abutting streets. The Property has been designed with a parking field to accommodate a large number of patrons to park and stay. The Property will have 33 parking spaces which is more than adequate to serve a dispensary of this size. Because of the number of parking spaces and the Ordinance No. 2026-____ Page 8 well-designed parking field, the dispensary will not create undue traffic congestion. vi. The proposed use is not contrary to the Yorkville Comprehensive Plan and, in fact, supports the goals of having a diversity of land uses to support and grow the City's tax base and ensuring the City's corridors contain well-defined clusters of commercial areas. The proposed use is located in an area designated for commercial use by the Comprehensive Plan. The proposed use will activate vacant property, establish a new retail use, and strengthen the City's property and sales tax base. Additionally, the proposed use may increase retail development in the surrounding area by drawing new patrons to the dispensary and potentially other businesses in the area. 1 I have reviewed the application for special use permit received on June 12, 2026 as submitted by Kevin Bethyo, on behalf of Prairie Retail Holdings, LLC, and Pot Luck THC, LLC contract lessee and petitioner, and VDR Real Estate, LLC, contract purchaser, as well as the following documents/plans: 1) Application for Special Use 2) Exhibits 3) Location Map 4) Project and Operations Narrative 5) Letter from VDR Real Estate, LLC – dated 05.28.26 6) Letter from Pot Luck THC, LLC – dated 05.28.26 7) Site Plan – dated 06.10.26 prepared by JTS Architects 8) Space Plan – dated 06.10.26 prepared by JTS Architects 9) Elevations – dated 06.10.26 prepared by JTS Architects 10) Landscape Plan – dated 06.12.26 prepared by Design Perspectives, Inc. 11) Traffic Evaluation – dated 06.09.26 by BLA, Inc. 12) Utility Plan – dated 06.10.26 by JTS Architects The petitioner is requesting special use authorization to operate a cannabis dispensary business on a vacant lot within an existing commercial strip development zoned B-3 General Business District, in compliance with Section 10-4-14, Medical and Adult Use Cannabis Standards, of the Yorkville Unified Development Ordinance. The subject property is approximately 0.93-acres and is generally located west of South Bridge Street (U.S Route 47), south of Stagecoach Trail (U.S Route 71), and along Saravanos Drive within the Stagecoach Crossing development in Yorkville, Illinois. The property is vacant, approximately 40,000 square feet, and is located along the southern portion of the Stagecoach Crossing development. The plans submitted indicate the building will be new construction. Based upon my review of the application, site/floor plans, and all materials submitted by the petitioner, I have compiled the following comments: STAGECOACH CROSSING In 2004, the Yorkville City Council approved the annexation and annexation agreement for Stagecoach Crossing via Ordinances 2004-63 and 2004-62, respectively. Four years later in 2008, the Yorkville City Council approved the preliminary and final plats via Ordinance 2008-47. No Planned Unit Development was completed on the property. GENERAL ZONING/PLANNING COMMENTS: 1. ZONING - The subject property is currently zoned as B-3 GENERAL BUSINESS DISTRICT. The following are the current immediate surrounding zoning and land uses: Memorandum To: Plan Council From: Sara Mendez, Senior Planner Date: June 17, 2026 Subject: PZC 2026-07 Cannabis Dispensary – Good Behavior (Special Use) Proposed Adult Use Cannabis Dispensary 4 5. MAXIMUM GROSS FLOOR AREA – Per Section 10-4-14(D)(3), Cannabis Dispensing Organizations shall have a maximum gross floor area of five thousand (5,000) square feet, of which at least seventy-five (75) percent of the floor area occupied by a dispensing organization shall be devoted solely to the activities the dispensing cannabis or cannabis products as authorized by the Act and shall not sell food or alcohol for consumption on the premises. i. The proposed retail space to be used for the Cannabis Dispensing Organization is less than 5,000 sq. ft. (approx. 2,000 sq. ft.). ii. The applicant must verify, in writing, the total area dedicated to the cannabis dispensing operation (at least 75%) and that no food or alcohol for consumption will be sold on the premises. 6. PARKING REQUIREMENTS – According to the site plan submitted, there will be 34 parking stalls to be provided on the property to accommodate the proposed cannabis dispensing organization. i. Per Table 10-5-1 of the Yorkville Unified Development Ordinance, a Cannabis Dispensing Organization is required to have a minimum of 3 parking spaces per 1,000 square feet of net floor area. ii. Based on the proposed building size of ~2,000 square feet, the minimum required parking is six (6) parking spaces. The proposed land use is adequately parked. 7. BUSINESS HOURS – Per Section 10-4-14(A)(1), Business hours for all cannabis businesses shall be from 10:00 a.m. to 8:00 p.m. Monday through Saturday and 12:00 p.m. to 5:00 p.m. on Sundays. i. Petitioner is not requesting relief from these regulations as stated above. 8. SIGNAGE – Per Section 10-4-14(A)(3) of the Yorkville Unified Development Ordinance (UDO), signage for Cannabis dispensaries are as follows: i. Recreational cannabis dispensaries shall be limited to one (1) wall-mounted sign per business. ii. All cannabis establishments shall be prohibited from having electronic message board signs. iii. Signage for cannabis establishments shall not contain cannabis imagery such as leaves plants, smoke, paraphernalia, or cartoonish imageries. iv. The petitioner is proposing one (1) wall-mounted sign above the business front entrance of the building. v. The proposed street view elevation plan illustrates the wall sign as “Good Behavior” on the southwest elevation. 1. Sign dimensions are provided in the elevation plan. 2. No monument sign is being proposed. vi. Per Section 10-6-6(A)(4) of the Yorkville Unified Development Ordinance (UDO), single tenant buildings shall be permitted one (1) primary wall sign per one hundred (100) linear feet of building frontage. vii. Signs Attached to a Wall With a Public Entrance or Facing a Public Right-of- Way. The maximum sign area shall be two (2) square feet for every one (1) linear foot of the exterior wall to which it is affixed. The sign shall not to exceed seventy-five (75) percent of the width of the exterior wall to which it is attached. 5 1. Per the elevation plan, the proposed sign will have an area of 80 square feet and a width of 20 feet. 2. Staff recommends the petitioner provide the lineal footage of the exterior wall on which the proposed sign will be mounted to verify compliance with the applicable sign regulations. 9. LANDSCAPE PLAN – Section 10-5-3 of the Unified Development Ordinance establishes landscape standards for new developments. The petitioner has submitted a Landscape Plan, which staff has reviewed, the following sections of the landscape standards shall apply: I. Section 10-5-3. C. Building Foundation Landscape Zone – All nonresidential, mixed-use, and multi-family development where a front yard setback is required, with the exception of food processing facilities regulated by the FDA, shall include landscape located at the building foundation as required by this section. Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide a softening effect at the base of buildings II. Section 10-5-3. D. Parking Area Perimeter Landscape Zone – Landscape required by this section shall be in addition to landscape required under other sections of this title. It is the objective of this section to provide screening between off-street parking areas and rights-of-way, and to provide for the integration of stormwater management with required landscaping. III. Section 10-5-3. E. Parking Area Interior Landscape Zone – All off-street parking areas shall include landscape and trees located within the off-street parking area as required by this section. Trees and landscape required by this section shall be in addition to trees and landscape required under other sections of this title. It is the objective of this section to provide shade within parking areas, break up large expanses of parking area pavement, support stormwater management where appropriate, improve the appearance of parking lots as viewed from rights-of-way, and provide a safe pedestrian environment. IV. Section 10-5-3. F. Transition Zone Landscape Requirements – Transition zone landscape shall be required along interior side and rear property lines of all nonresidential, mixed use, and multi-family development. It is not expected that the transition area will totally screen such uses but rather will minimize land use conflicts and enhance aesthetics. Landscape required by this section shall be in addition to landscape required under other sections of this title. Staff defers all landscape review comments to the City’s Engineer’s subconsultant. 10. APPEARANCE STANDARDS – Section 10-5-8.C.3.b of the Unified Development Ordinance establishes standards for building design Commercial, Office, and Institutional uses. Masonry products or precast concrete shall be incorporated on at least fifty (50) percent of the total building, as broken down as follows: The front f acade shall itself incorporate masonry products or precast concrete on at least fifty (50) percent of the facade. Any other facade that abuts a street shall incorporate masonry products. The use of masonry products or precast concrete is encouraged on the remaining facades. Additional standards include: i. Loading bays for commercial and office uses shall not be located in the front of a building or in the area abutting a public right-of-way 6 1. The site plan submitted by the petitioner indicates the loading area will be located in the interior side yard, away from the public right-of way. The petitioner has submitted exterior building elevations, and the plans appear to meet the required masonry/precast concrete material requirement. Staff recommends the petitioner include a masonry percentage calculation on the elevations to prove compliance. 11. SCREENING – Section 10-5-4.A of the Unified Development Ordinance establishes screening standards for trash and recycling receptables. The standards are as follow: i. Trash and recycling receptacles shall be screened on three (3) sides with a solid, opaque material with a minimum height of six (6) feet and a maximum height of eight (8) feet. ii. Materials used for screening shall complement the exterior building cladding materials of the primary building. iii. Materials and elevations for enclosures that are attached to buildings shall be designed to be integrated into the primary building. iv. If enclosures are to be attached to buildings, they shall comply with applicable fire and building codes v. Shrubs shall be installed every five (5) feet along the exterior of the enclosure, with the exception of enclosure openings, to provide a softening effect. vi. Enclosure openings shall be gated with an opaque material. vii. Enclosure openings shall be kept closed at all times except for when the receptacle is being accessed. viii. Access drives shall be constructed of materials and to a thickness which accommodates truck loading. ix. Enclosures shall be of an adequate size to accommodate expected containers. x. Enclosure structures shall be designed to protect the walls from damage by containers. Such protection may be provided by the use of barrier curbing, reinforced masonry walls, or other similar means. xi. Trash and recycling receptacle enclosures shall not occupy areas used for required parking spaces. The petitioner's site plan indicates that the proposed trash enclosure will be screened with solid, opaque materials ranging from 6 to 8 feet in height. The enclosure gate will also incorporate opaque materials to provide complete visual screening. This standard is met. 12. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan designates the Future Land Use for this site as Destination Commercial (DC) which is consistent with the existing B-3 General Business District. The Destination Commercial designation is intended for large format retail, strip center development and auto-oriented land uses located along significant commercial corridors such as IL 47 (Bridge Street) and US 34 (Veterans Parkway) that attract both Yorkville residents and customers from the surrounding areas. 13. COMMUNITY MEETING – Per Section 10-8-5(B)(1)(A) of the Yorkville Unified Development Ordinance (UDO), the Plan Council may recommend a community meeting of area/neighborhood property owners explaining the proposed special use conducted by the petitioner at their own expense and at a location of their choosing prior to the Planning and Zoning Commission hearing date. i. Staff recommends that the petitioner conduct a meeting and discussion with the HOAs for Fox Hill and Windett Ridge, as well as individual property 7 owners located along South Bridge Street (U.S. Route 47), Bonnie Lane, and Windett Ridge Road, no later than Tuesday, September 1, 2026. The petitioner should provide staff with a summary of the feedback received from those property owners and HOA representatives who attended the meeting. 14. ADDITIONAL SPECIAL USE CONSIDERATIONS: b. Applicant name and the business name of the proposed adult-use cannabis establishment for which the special use is sought, including addresses, telephone numbers and e-mail addresses of (1) sole proprietors; (2) business entities with financial interest in the business, and (3) all officers, directors, partners, managers, and owners. A post office box may not be submitted as the address of the applicant. c. Copy of licensure or registration that the organization is authorized to conduct an adult-use cannabis business establishment in the State of Illinois. d. Written statement that the applicant has under contract the property of the proposed adult-use cannabis establishment. i. Staff notes that the petitioner has submitted a letter from Vincent Ramos of VDR Real Estate, LLC, the contract purchaser of the subject property, authorizing the applicant to pursue the proposed adult-use cannabis establishment at the site. e. Copy of a business plan to be kept on file with the Yorkville Police Department and confidential to the extent permitted by law, including but not limited to the following: i. Proposed number of employees. ii. A description of the products and services that the proposed adult-use cannabis establishment will offer. iii. Description or statement of training and education that will be provided to the proposed adult-use cannabis dispensary agents/staff. iii. A security plan that will describe how the proposed use will address concerns related to inventory tracking and prevention of theft; measures to control customer overflow and access to restricted areas; employee restrictions to limited access areas and restricted area; and video surveillance/alarm system. iv. Waste management plan for the storage, security and disposal of discarded cannabis products and materials. Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: June 24, 2026 To: Krysti Barksdale-Noble (Community Development Director) From: James Jensen (Chief of Police) Reference: Plan Review Good Behavior Cannabis Dispensary Project Name: Good Behavior Cannabis Dispensary Applicant Name: Kevin Bethyo Petitioner Name: Kevin Bethyo (Prairie Retail Holdings) Project Number: PZC 2026-07 Project Location: 14 Saravanos Drive The comments listed below are referenced to the above project: Signage Handicapped Signage Required: __X__ Yes _____ No Comments: On-Site handicapped parking requirements. **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended ____ Yes X No School Zone Special Signage ____ Yes X No Special Speed Zone Signage Requested ____ Yes X No No Parking Signage Recommended? ____ Yes X No ____ No Parking After 2” Snow Fall No Parking Locations: • Any No Parking locations must be posted with appropriate signage Dedicated Parking signage needed? ____ Yes X No ____ Located by Park ____ School ____ Common Parking Area Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Are there Street Name Conflicts? ____ Yes X No Comments: N/A Pedestrian/Bike Path Crossing Signage? ____ Yes X No Warning Ahead Signs are Required NO Construction Traffic Signage being requested? ____ Yes X No Location: _________________________________________________________ ***We request that all signage is posted prior to the first occupancy permit being issued for each POD or phase.*** ***All traffic control signage must conform to MUTCH Standards specific to location, size, color, and height levels*** Roadway Street Width: _____________ Should parking be allowed on BOTH sides of road? ____ Yes ____ No Should parking be restricted to fire hydrant side? ____ Yes ____ No Center Roadway Medians: ____ Yes ____ No Limit Parking on Median? ____ Yes ____ No Signage Needed? ____ Yes ____ No Room for Emergency Veh. w/ one lane Obstructed? ____ Yes ____ No Do you have intersection Concerns? ____ Yes ____ No Concerns as listed below: Landscape Low Growth or Ground Cover Landscaping? X Yes ____ No Low Growth or Ground Cover Landscaping by windows? X Yes ____ No Low Growth or Ground Cover Landscaping by Entrances X Yes ____ No Comments: Low growth landscaping follows best practice CPTED standards. Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Ingress / Egress Entrance/Exits match up with adjacent driveways? ____ Yes X No Total Entrance/Exits for development? __2__ Are vehicle entrance/exits safe? X Yes ____ No Are warning signs for cross traffic requested? ____ Yes X No Raised Median & Signage for Right in & Right Out? ____ Yes X No Concerns: N/A Emergency Contact for after hours during construction: Information needed Is this a gated or controlled access development? ____ Yes ____ No If yes, will Police & Fire have Access? ____ Yes ____ No Comments: Emergency after hour contact information should be provided. Miscellaneous Individual Mailboxes? ____ Yes X No Cluster Mailbox Kiosks? ____ Yes X No Will this cause traffic choke points? ____ Yes X No Are sidewalks being planned for the development? ____ Yes X No Are sidewalk crosswalks needed? ____ Yes X No Are there bike paths planned for this project? ____ Yes X No Proper Signage needed for bike paths ____ Yes X No ____ Stop Signs ____ Yield Signs ____ NO Motorized Vehicles ____ Trespassing ____ Other _______________________________________ Are there HOA Controlled Roadway OR Parking Areas? ____ Yes X No Ample Parking on Site? X Yes ____ No Are there other City Ordinance Concerns? ____ Yes X No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 ____ Noise Ordinance ____ Parking Ordinances ____ Alarm Ordinance Security Will security cameras be in use? X Yes ____ No Comments: Will the business/management provide the police department remote access to the camera system (User credentials only)? X Yes ____ No Comments: Camera access to include remote access will be provided to be the police department for emergency purposes only. What are the business Hours of Operation? Provided during our meeting. No concerns Will the property be alarmed? X Yes ____ No Comments: Will the building be alarmed? Will the Secured Waste be alarmed? Will you provide Floor Plans/Maps to the police department X Yes ____ No Comments: • Will maps/floorplans be provided to the police department for emergency purposes only? • Will there be on-site security? ***A security meeting was held. All security questions were answered to our satisfaction. I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments, or concerns please do not hesitate to contact me. July 9, 2026 Mr. Andrew P. Scott (VIA E-MAIL apscott@dykema.com) Dykema Gossett PLLC 10 S. Wacker Drive Suite 2300 Chicago, Illinois, 60606 RE: Cannabis Dispensary – Good Behavior – Special Use – Plan Council Meeting Follow-Up Dear Mr. Scott, This correspondence is intended to follow-up on the recent Plan Council meeting held on July 9, 2026 to discuss the applications for Special Use approval for the above project. Per that discussion, below are the comments presented during the meeting for which additional information, and/or a written response was requested. BULK AND DIMENSIONAL STANDARDS: Staff recommends the petitioner include a site data table to provide clarity on the following: A. Front and side yard setbacks from the nearest building point to the property line B. Lot coverage C. Height of the proposed building D. Minimum lot area E. Rear yard setback MAXIMUM GROSS FLOOR AREA: The applicant must verify, in writing, the total area dedicated to the cannabis dispensing operation and no food or alcohol for consumption will be sold on the premises. SIGNAGE: Staff recommends the petitioner provide the lineal footage of the exterior wall on which the proposed sign will be mounted to verify compliance with the applicable sign regulations. APPEARANCE STANDARDS: Staff recommends the petitioner include a masonry percentage calculation on the elevations to prove compliance. COMMUNITY MEETING: Staff recommends that the petitioner conduct a meeting and discussion with the HOAs for Fox Highlands and Windett Ridge, as well as individual property owners located along South Bridge Street (U.S. Route 47), Bonnie Lane, and Windett Ridge Road, no later than Tuesday, September 1, 2026. The petitioner United City of Yorkville County Seat of Kendall County 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-8545 Website: www.yorkville.il.us should provide staff with a summary of the feedback received from those property owners and HOA representatives who attended the meeting. 1. Fox Highlands HOA Information a. HOA Contact: Robert Delo b. Email: maximumproperty@gmail.com c. Phone Number: 630-636-1309 2. Windett Ridge HOA Information a. HOA Contact: Robyn Braun b. Email: Robyn.Braun@associachicagoland.com ADDITIONAL SPECIAL USE CONSIDERATIONS: 1. Applicant name and the business name of the proposed adult-use cannabis establishment for which the special use is sought, including addresses, telephone numbers and e-mail addresses of (1) sole proprietors; (2) business entities with financial interest in the business, and (3) all officers, directors, partners, managers, and owners. A post office box may not be submitted as the address of the applicant. 2. Copy of licensure or registration that the organization is authorized to conduct an adult-use cannabis business establishment in the State of Illinois. 3. Written statement that the applicant has under contract the property of the proposed adult-use cannabis establishment. a. Staff notes that the petitioner has submitted a letter from Vincent Ramos of VDR Real Estate, LLC, the contract purchaser of the subject property, authorizing the applicant to pursue the proposed adult-use cannabis establishment at the site. 4. Copy of a business plan to be kept on file with the Yorkville Police Department and confidential to the extent permitted by law, including but not limited to the following: a. Proposed number of employees. b. A description of the products and services that the proposed adult -use cannabis establishment will offer. c. Description or statement of training and education that will be provided to the proposed adult-use cannabis dispensary agents/staff. d. A security plan that will describe how the proposed use will address concerns related to inventory tracking and prevention of theft; measures to control customer overflow and access to restricted areas; employee restrictions to limited access areas and restricted area; and video surveillance/alarm system. e. Waste management plan for the storage, security and disposal of discarded cannabis products and materials. PUBLIC HEARING SIGN PLACEMENT: 1. Staff recommends that the petitioner install two (2) public hearing signs, one facing U.S. Route 47 and one facing the internal frontage along Saravanos Drive, as indicated by the red dots on the map below. A Notice of Public Hearing sign is required to be posted on the property, for no less than fifteen (15) days and no more than thirty (30) days immediately prior to the Planning and Zoning Commission public hearing. A $50 sign deposit is required per sign. The signs can be obtained by the Community Development Department (City Hall, 2nd Floor). We kindly request that any written responses and updated materials be provided no later than, July 24, 2026, so that staff may incorporate the necessary information into our review for the upcoming Economic Development Committee meeting and the Planning and Zoning Commission public hearing. Should you have any questions, please feel free to contact me at 630-553-8555, or via email: smendez@yorkville.il.us. Sincerely, Sara Mendez Senior Planner Cc: Kevin Bethyo, Petitioner (via e-mail) Krysti Barksdale-Noble, Community Development Director (via e-mail) Bart Olson, City Administrator (via e-mail) Kathleen Field-Orr, City Attorney (via e-mail) Megan Lamb, City Attorney (via e-mail) Jori Contrino, City Clerk (via e-mail) Brad Sanderson, EEI, City Engineer (via e-mail) Eric Dhuse, Public Works Director (via e-mail) James Jensen, Chief of Police (via e-mail) Lynn Dubajic, DLK, LLC (via e-mail) Katelyn Gregory, Assistant Director of Economic Development (via e-mail) David Hansen, Senior Planner (via e-mail) Thian Dim, Planner I (via e-mail) July 9, 2026 Mr. Andrew P. Scott (VIA E-MAIL apscott@dykema.com) Dykema Gossett PLLC 10 S. Wacker Drive Suite 2300 Chicago, Illinois, 60606 RE: Cannabis Dispensary – Good Behavior – Special Use – Plan Council Meeting Follow-Up Dear Mr. Scott, This correspondence is intended to follow-up on the recent Plan Council meeting held on July 9, 2026 to discuss the applications for Special Use approval for the above project. Per that discussion, below are the comments presented during the meeting for which additional information, and/or a written response was requested. BULK AND DIMENSIONAL STANDARDS: Staff recommends the petitioner include a site data table to provide clarity on the following: A. Front and side yard setbacks from the nearest building point to the property line B. Lot coverage C. Height of the proposed building D. Minimum lot area E. Rear yard setback MAXIMUM GROSS FLOOR AREA: The applicant must verify, in writing, the total area dedicated to the cannabis dispensing operation and no food or alcohol for consumption will be sold on the premises. SIGNAGE: Staff recommends the petitioner provide the lineal footage of the exterior wall on which the proposed sign will be mounted to verify compliance with the applicable sign regulations. APPEARANCE STANDARDS: Staff recommends the petitioner include a masonry percentage calculation on the elevations to prove compliance. COMMUNITY MEETING: Staff recommends that the petitioner conduct a meeting and discussion with the HOAs for Fox Highlands and Windett Ridge, as well as individual property owners located along South Bridge Street (U.S. Route 47), Bonnie Lane, and Windett Ridge Road, no later than Tuesday, September 1, 2026. The petitioner United City of Yorkville County Seat of Kendall County 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-8545 Website: www.yorkville.il.us PLEASE SEE ATTACHED, UPDATED SITE PLAN WHICH INCLUDES A REVISED DATA TABLE WITH THIS INFORMATION. PLEASE SEE ATTACHED STATEMENT OF APPLICANT WHICH ADDRESSES BOTH POINTS. PLEASE SEE UPDATED ELEVATIONS WITH THE REQUESTED LINEAR FOOT DATA. PLEASE SEE ATTACHED UPDATED ELEVATIONS WHICH INCLUDE THE PECENTAGE OF MASONRY ON EACH ELEVATION. APPLICANT'S COUNSEL SENT LETTERS TO INDIVIDUAL PROPERTY OWNERS ON SOUTH BRIDGE STREET, BONNIE LANE AND WINDETT RIDGE ROAD AS DISCUSSED WITH STAFF. should provide staff with a summary of the feedback received from those property owners and HOA representatives who attended the meeting. 1. Fox Highlands HOA Information a. HOA Contact: Robert Delo b. Email: maximumproperty@gmail.com c. Phone Number: 630-636-1309 2. Windett Ridge HOA Information a. HOA Contact: Robyn Braun b. Email: Robyn.Braun@associachicagoland.com ADDITIONAL SPECIAL USE CONSIDERATIONS: 1. Applicant name and the business name of the proposed adult-use cannabis establishment for which the special use is sought, including addresses, telephone numbers and e-mail addresses of (1) sole proprietors; (2) business entities with financial interest in the business, and (3) all officers, directors, partners, managers, and owners. A post office box may not be submitted as the address of the applicant. 2. Copy of licensure or registration that the organization is authorized to conduct an adult-use cannabis business establishment in the State of Illinois. 3. Written statement that the applicant has under contract the property of the proposed adult-use cannabis establishment. a. Staff notes that the petitioner has submitted a letter from Vincent Ramos of VDR Real Estate, LLC, the contract purchaser of the subject property, authorizing the applicant to pursue the proposed adult-use cannabis establishment at the site. 4. Copy of a business plan to be kept on file with the Yorkville Police Department and confidential to the extent permitted by law, including but not limited to the following: a. Proposed number of employees. b. A description of the products and services that the proposed adult -use cannabis establishment will offer. c. Description or statement of training and education that will be provided to the proposed adult-use cannabis dispensary agents/staff. d. A security plan that will describe how the proposed use will address concerns related to inventory tracking and prevention of theft; measures to control customer overflow and access to restricted areas; employee restrictions to limited access areas and restricted area; and video surveillance/alarm system. e. Waste management plan for the storage, security and disposal of discarded cannabis products and materials. APPLICANT HAS CONTACTED BOTH HOAS TO ARRANGE PRESENTATIONS, IF REQUESTED. SEE ATTACHED STATEMENT OF APPLICANT. SEE ATTACHED EVIDENCE OF LICENSURE FOR CO- APPLICANT. SEE ATTACHED BUSINESS PLAN. PUBLIC HEARING SIGN PLACEMENT: 1. Staff recommends that the petitioner install two (2) public hearing signs, one facing U.S. Route 47 and one facing the internal frontage along Saravanos Drive, as indicated by the red dots on the map below. A Notice of Public Hearing sign is required to be posted on the property, for no less than fifteen (15) days and no more than thirty (30) days immediately prior to the Planning and Zoning Commission public hearing. A $50 sign deposit is required per sign. The signs can be obtained by the Community Development Department (City Hall, 2nd Floor). We kindly request that any written responses and updated materials be provided no later than, July 24, 2026, so that staff may incorporate the necessary information into our review for the upcoming Economic Development Committee meeting and the Planning and Zoning Commission public hearing. Should you have any questions, please feel free to contact me at 630-553-8555, or via email: smendez@yorkville.il.us. Sincerely, Sara Mendez Senior Planner Cc: Kevin Bethyo, Petitioner (via e-mail) Krysti Barksdale-Noble, Community Development Director (via e-mail) Bart Olson, City Administrator (via e-mail) Kathleen Field-Orr, City Attorney (via e-mail) Megan Lamb, City Attorney (via e-mail) Jori Contrino, City Clerk (via e-mail) Brad Sanderson, EEI, City Engineer (via e-mail) Eric Dhuse, Public Works Director (via e-mail) James Jensen, Chief of Police (via e-mail) ACKNOWLEDGED. Lynn Dubajic, DLK, LLC (via e-mail) Katelyn Gregory, Assistant Director of Economic Development (via e-mail) David Hansen, Senior Planner (via e-mail) Thian Dim, Planner I (via e-mail) STATEMENT OF APPLICANT AND BUSINESS NAME The applicant for an adult use and medical cannabis dispensary special use at 47 Saravanos Road is Prairie Retail Holdings, The applicant will operate under the business name Good Behavior. Kevin Bethyo is the sole member of Prairie Retail Holdings, LLC. His e mail is kbethyo@gmail.com. His phone number is (847) 989-5899. Prairie Retail Holdings, LLC makes this application with the consent of Pot Luck THC, LLC, the current conditional license holder and seller of the license to the applicant. The applicant confirms that the entire building, consisting of about 2,000 square feet, will be used for dispensary purposes. No food, other than cannabis infused food products, or alcohol for consumption will be sold on the premises. 1 127451.000003 4898-2945-6317.1 BUSINESS PLAN I. APPLICATION AND PROPERTY. VDR Real Estate, LLC (“VDR”) is the contract purchaser of the property commonly known as 72 Saravanos Drive, Yorkville, Illinois (the “Property”). Upon acquisition of the Property, VDR will lease the Property to Prairie Retail Holdings, LLC which in turn will sublease the Property to Pot Luck THC, LLC, the holder of a State of Illinois conditio nal cannabis dispensary license. Prairie Retail Holdings, LLC and Pot Luck THC, LLC (collectively, the “Applicant” or “Company”) are seeking a special use permit and such other relief as staff may identify to allow for an adult-use and medical cannabis dispensing organization to operate at the Property. The Property will be served by an attached off-street parking lot with 34 parking spaces which is accessible via a full access driveway off of Saravanos Drive. The proposed dispensary will be accessed by an entry/exit door located off of the parking lot. Upon receipt of all necessary approvals, the Applicant will do business at the Property under the name “Good Behavior.” The site was intentionally selected to avoid sensitive uses, including public or private nursery schools, preschools, primary or secondary schools, day care centers, day care homes, residential care homes, or religious institutions, in close proximity to the Property. The site does not violate any setback requirements or proximity to sensitive uses as established by the United City of Yorkville Municipal Code or Illinois State Law. The Company expects to employ 25 to 30 total FTEs including a general manager, assistant manager, retail assistants and security agents. During a typical business day, there will be 8 to 10 employees on site at any given time plus additional employees, as needed, for high traffic volume days. II. PRINCIPAL BUSINESS ACTIVITIES/DETAILED BUSINESS PLAN. The Applicant is committed to providing exceptional service to adult-use and medical cannabis consumers, and will carry a full-line of cannabis products. Those products generally include flower (e.g., raw buds), pre-rolls, vapes, concentrates (e.g., wax, shatter, or sugar), and edibles (e.g., gummies, chocolates, and drinks) and topicals. In addition, the Applicant will offer educational services to its customers: differences between product types, the effects of different strains, usage guidelines to avoid overconsumption, medical patient consulting, proper storage and legal restrictions such as public consumption and purchase limits. The Applicant is providing this narrative, in part, so that the United City of Yorkville (the “City”) understands the Applicant’s commitment to security, approach to parking and site control, employee training and general operation procedures. A. Robust Security & Access Control Procedures Ensure Compliant Operation. The security of the facility, employees, and customers is of the utmost importance to the Company. The Company will implement a comprehensive security system that complies with Illinois state regulations and follows nationally recognized best practices, ensuring a safe and secure environment. 2 127451.000003 4898-2945-6317.1 The system is designed to prevent unauthorized access, mitigate risks, and safeguard our cannabis products through an integrated approach involving alarms, surveillance, and access control technologies. The dispensary will be equipped with a professionally monitored security alarm system that provides complete coverage across all areas. This coverage includes entrances and exits, rooms with exterior windows, walls, roof hatches, skylights, and storage rooms that contain cannabis products and safes, as well as the entire facility perimeter. The alarm system is designed to send a prerecorded voice message to law enforcement, public safety, or emergency services in the event of a breach or emergency. Additionally, the system includes failure notifications, providing immediate alerts to designated company personnel and local authorities if there is a security breach or equipment malfunction. To ensure constant protection, the facility will be equipped with auxiliary power systems consisting of backup batteries and an uninterruptible power supply system. These systems activate automatically during power outages to maintain full functionality of security and surveillance systems. The Company’s video surveillance system is strategically designed to cover all sensitive areas, including entrances, exits, cannabis storage rooms, and high-traffic zones. Surveillance cameras will be positioned to provide clear and comprehensive footage of all areas both inside and outside the facility. All recordings will be securely stored and retained for ninety days, in accordance with state regulations, ensuring the availability of video evidence as needed. In addition, the Company will install motion detectors in every room to detect unauthorized movement, along with glass break sensors along exterior windows to monitor for potential breaches. Access to the dispensary is carefully managed through a key fob system that only allows authorized personnel to enter specific areas of the facility. Each key fob is uniquely linked to an individual employee, enabling real-time monitoring of their movement within the dispensary. This system provides a digital record of employee activity, ensuring accountability and preventing unauthorized access to sensitive areas. For visitors, a strict management system is in place to vet and monitor all non-employees while they are onsite. The company must receive state approval before allowing any visitor to access sensitive restricted areas. To further enhance security, duress and panic alarms will be installed in every room, giving employees the ability to quickly and silently alert emergency services if necessary. The facility will also be equipped with smoke and fire alarms to detect potential hazards. Master and secondary alarm keypads are strategically placed within the dispensary, ensuring multiple points of control over the security system and acting as a safeguard for alarm activation. The security alarm and video surveillance systems will be routinely audited to ensure they are operating properly and in compliance with state law. Illinois has one of the strictest security testing cadences in the nation and requires monthly system testing. Any issues identified during these tests will be promptly resolved to maintain a robust security system. 3 127451.000003 4898-2945-6317.1 Additionally, the Company’s secure vault will house all cannabis products during non- operational hours. Illinois’ vault standards for dispensaries exceed those of most other cannabis markets. The vault’s walls, floors, and ceiling must be constructed of at least eight inches of reinforced concrete or steel that meets the requirements of the American Society for Testing and Materials. The vault door and frame must also meet the following security specifications: 30 man- minutes against surreptitious entry, 10 man-minutes against forced entry, 20 man-hours against lock manipulation, and 20 man-hours against radiological techniques. The vault’s perimeter must detect any unauthorized entry and transmit a breach signal to our security provider, who will immediately contact law enforcement. In summary, the Company will employ a multifaceted approach to security, incorporating cutting-edge technology, continuous monitoring, and strict access control measures. These combined efforts reflect the Company’s commitment to maintaining a safe environment for our operations, employees, and customers, while upholding the trust of the local community. B. Facility Signage Protects Consumers. The Company is fully committed to maintaining strict compliance with Illinois’ regulations concerning internal signage, ensuring that our dispensary meets the highest standards of safety, transparency, and accountability. Illinois has some of the most stringent requirements for dispensary signage, and the Company recognizes that adherence to these standards is not only a legal obligation but also an important part of fostering a safe and responsible environment for cannabis sales. One of the most important signs displayed in the facility will be the prohibition of any on- site consumption by customers or employees. If Company employees observe onsite consumption by adult-use customers, those individuals will be immediately banned, law enforcement will be notified, and charges will be filed. Illinois law also requires the Company to clearly post signage warning consumers that cannabis consumption can impair cognition and driving, is for adult use only, may be habit forming, and should not be used by pregnant or breastfeeding women. This sign reminds customers to consume cannabis responsibly. Additionally, Company will prominently display the state- mandated notice that the distribution of adult-use cannabis to anyone under 21 is prohibited. To further promote responsible usage, the Company provides educational handouts emphasizing the importance of safe storage and proper disposal of cannabis products. These educational handouts are placed in visible locations to educate customers on how to store cannabis securely, particularly in households with children or pets, and to encourage the proper disposal of any unused product to prevent misuse. Company takes its role in promoting public safety seriously, and these signs are an essential part of our educational outreach efforts. It is important to note that Illinois takes the matter of required signage very seriously, and dispensaries cannot pass state inspections without meeting all signage requirements. Facilities are subject to fines and citations for failing to maintain proper signage, making compliance a top priority for Company. The Company will ensure that all required information is clearly posted throughout the facility. 4 127451.000003 4898-2945-6317.1 In summary, Company will be fully compliant with all Illinois signage regulations. Our facility has been designed to meet and exceed the State’s strict requirements, with clear, visible signs that address patient safety, product quality, and consumer rights. We are committed to maintaining this high standard and ensuring that our dispensary operates in full alignment with state guidelines. C. Proactive Odor Mitigation Removes Risk. The Company will prioritize the comfort of the surrounding community by ensuring effective odor control measures are in place. While dispensaries generally require less infrastructure for odor mitigation compared to cultivation facilities, the Company will employ a combination of equipment controls and administrative measures to prevent any facility-related odors from becoming a concern beyond our property boundaries. The facility will be equipped with a state-of-the-art HVAC system designed to regulate airflow and maintain a controlled environment, ensuring optimal conditions inside the dispensary. Integrated within this system are carbon filters, which capture and neutralize any odors before they can escape the facility, preventing them from affecting the surrounding area. In addition to the above equipment controls, the Company will implement comprehensive administrative measures to support the effectiveness of our odor mitigation strategies. Employees will undergo thorough training to follow established protocols and ensure that all equipment is functioning properly to prevent odor issues. Regular monitoring and inspections will be conducted to verify the performance of the Company’s odor control systems and address any potential concerns. Furthermore, the Company will maintain detailed records of all inspections, maintenance activities, and any odor-related incidents. This recordkeeping not only demonstrates our commitment to compliance but also allows for a quick and efficient response in the rare event of an issue arising. In the unlikely event of an odor complaint from a state or local regulatory agency, Company will promptly conduct an internal investigation to determine whether employees followed established protocols. This investigation will also assess whether any equipment needs to be repaired or replaced to restore full odor control capabilities. Please note that it is illegal in Illinois for any finished cannabis product to be opened within Company’s licensed dispensary premises. There is no practical risk to an odor-causing event within the facility, as cannabis products are never allowed to be opened or used on Company property. D. Experienced Parking & Traffic Management. The Company understands the importance of minimizing any potential disruptions to local traffic patterns and ensuring that parking and customer circulation is seamless for the surrounding community. The Company’s facility is designed with ample parking to accommodate customers, ensuring that visitors can easily find spaces without creating overflow parking issues in nearby 5 127451.000003 4898-2945-6317.1 areas. The dispensary features a dedicated ingress and egress point from the parking lot, leading to a vestibule with entry and exit doors. The access point and entry and exit doors will allow for smooth entry and exit without causing bottlenecks or confusion. The access point is strategically placed to support the flow of traffic, reduce congestion, and provide clear, easy navigation for customers as they enter and leave the premises. Additionally, the Company will coordinate with local law enforcement, keeping them informed of our peak hours so they can monitor and track traffic conditions during our busiest times. This partnership with law enforcement will further support the Company’s efforts to maintain safe, efficient traffic patterns and minimize any disruption to the local Yorkville community. From the outset, the Company has designed its operational plan to handle increased traffic, particularly during the initial weeks following our opening, when it expects higher-than-normal customer volumes. For example, grand openings often result in temporary, higher volumes of traffic. To manage this influx of traffic, the Company will deploy multiple employees to monitor and direct vehicles entering and exiting the parking lot. These staff members will be tasked with ensuring that the flow of traffic is smooth and organized, preventing any unnecessa ry backups on nearby roads and ensuring safe access for both our customers and passersby. This temporary traffic management strategy will remain in place until there is a decline in the initial grand opening attention, ensuring that any short-term congestion is effectively managed. In addition to monitoring traffic, the Company will also increase staffing levels during peak operating hours to ensure that customers are able to move quickly through the dispensary. By adding staff during busy times, the Company streamlines the customer experience, allowing visitors to complete their transactions efficiently and spend less time inside the store. This will not only enhance customer satisfaction but also reduce any potential strain on parking and minimize the impact on local traffic. The Company’s parking, traffic, and circulation plan has been thoughtfully designed to accommodate customer needs while minimizing any negative impact on the surrounding area. Through proactive staffing, ample parking spaces, and clear ingress and egress points, along with ongoing communication with local law enforcement, we are confident in our ability to ensure a smooth, well-organized operation that integrates seamlessly with the local traffic environment. E. Stringent State Police Standards for Annual Cannabis Employee Training. The Company’s onboarding process for dispensing organization agents will be extensive and will exceed the stringent standards set by the Illinois State Police (“ISP”). All agents must complete the two-hour, state-mandated Responsible Vendor Training at the start of employment and annually thereafter. This comprehensive course covers: • Health and safety considerations of cannabis use; 6 127451.000003 4898-2945-6317.1 • Laws and regulations related to driving; • Operating watercraft, or operating snowmobiles under the influence; • Prohibitions on sales to minors; • Purchase quantity limits; • Acceptable forms of identification; • Safe storage of cannabis; • Compliance with inventory-tracking system requirements; • Waste handling and disposal; • Health and safety standards; • Security and surveillance requirements; • Permitting inspections by state and local authorities; • Purchaser privacy; and • Packaging and labeling requirements. Agents must pass an exam to receive credit and a certificate for this training. The State of Illinois also requires each dispensing organization agent to complete eight hours of continuing education annually. Two of these hours are satisfied by the Responsible Vendor Training. The remaining six hours may cover a wide range of topics, including: • Seed-to-sale system training; • Point-of-sale training; • Product brands; • Proper dosing; • Security updates; • De-escalation; • Customer service; • Cannabis science; and • Inventory best practices. This annual education ensures agents remain current and well-informed in all aspects of dispensary operations. Additionally, the Company’s training team will provide a full day of in-person instruction as part of the onboarding process. New employees become familiar with the Company’s Standard Operating Procedures, culture, and human resources policies. Training continues on-site during the employee’s first few weeks to reinforce these standards and support a successful transition into their role. The Company’s commitment to thorough training and continuous education ensures that all dispensing organization agents are fully prepared to perform their duties safely, responsibly, and in full compliance with state regulations. By combining state-mandated coursework, ongoing professional development, and hands-on onboarding, the Company will maintain a knowledgeable, well-trained team. 7 127451.000003 4898-2945-6317.1 F. Procedures for Receiving and Intake of Cannabis. The Company will establish comprehensive procedures to prevent the diversion, theft, or loss of cannabis during deliveries from licensed Illinois cultivation centers. All receiving activities will occur within a restricted-access, camera-monitored receiving area, as the facility does not have an enclosed garage. Only authorized dispensing organization agents will participate in deliveries, and each intake requires two employees and a security guard to ensure proper oversight, safety, and compliance. Cultivation center drivers will notify the facility of their estimated arrival time. When the delivery vehicle arrives, Employee A and the security agent will meet the driver outside the secure receiving entrance, verify the individual’s government-issued identification, Illinois Department of Agriculture agent badge, and confirm their affiliation with the licensed cultivation center. Employee A will use a two-way radio to communicate with Employee B, who will remain inside the secured receiving area. If the driver’s identity and credentials are verified, Employee A will give the command to “open,” allowing Employee B to unlock the secure receiving door. If anything appears irregular or unsafe, Employee A will issue a predetermined “distress” command, prompting Employee B to keep the facility locked and contact law enforcement while Employee A instructs the driver to leave the premises. Once verified, the delivery driver will be escorted into the monitored receiving area. The driver will unload all sealed transport containers and sign into the vendor log. Employees will then review the delivery manifest in detail to confirm the dispensing organization information, product descriptions, strain names, batch numbers, Metrc package tags, unit quantities, and all other State- required fields. Employees will unpack and count each SKU individually, ensuring that every quantity matches both the manifest and Metrc package information exactly. Any discrepancy will be immediately communicated to the driver and must be corrected before product is accepted; any item that does not match the manifest exactly is rejected. Products will be organized neatly on receiving tables or shelving units that remain fully visible to the surveillance system throughout the process. After all items are counted and verified, both the cultivation center driver and the dispensary agent will sign the manifest. A copy is retained at the dispensary, and the original will be returned to the driver, who then will sign out of the vendor log. Employee A and the security guard will escort the driver back to the secured exit. Once the driver leaves, Employee A will re- secure the exterior door while Employee B ensures the receiving area is fully relocked and access- controlled. Immediately after reconciliation, all cannabis products will be entered into Metrc and into the Sweed Point-of-Sale system. No product will ever be left unattended, unentered, or outside restricted-access areas. Once inventoried, all items will be transported directly to the vault for secure long-term storage. The vault will be organized by product type or cultivator, with all Metrc 8 127451.000003 4898-2945-6317.1 tags visible and aligned in clearly labeled rows. Older inventory will be sold before newer inventory in accordance with a strict First-In, First-Out process. Products not yet ready for sale will be placed in a clearly marked holding area within the vault until they are eligible for retail. The vault will be inspected daily to ensure it remains clean, pest-free, and secure. Through clear communication, controlled access, continuous surveillance coverage, strict manifest management, precise inventory reconciliation, and full adherence to Metrc requirements, Company ensures that all cannabis deliveries are received safely and securely, minimizing any risk of diversion, theft, or loss during the delivery process. G. Procedures to Secure the Dispensary and Prevent Diversion. The Company will maintain a comprehensive security and monitoring program designed to protect the dispensing organization, its agents, purchasers, and visitors while preventing the diversion, theft, or loss of cannabis or currency. All security personnel will operate under a strict chain of command and report exclusively to management to avoid any conflict of interest. Security agents will be trained and expected to monitor dispensary activities through continuous observation. Company management is responsible for hiring security staff and will prioritize candidates with at least two years of military, corrections, law enforcement, or professional security experience. All security personnel receive robust training in threat detection, de-escalation, and emergency procedures. They will continuously scan the interior and exterior environment for anything that could compromise the safety of cardholders, purchasers, staff, or stored assets. The Company will limit access to sensitive equipment and surveillance infrastructure in accordance with Illinois regulations. The security equipment room will be restricted to the small number of individuals essential to surveillance operations, including the management team, authorized service technicians, law enforcement acting within their lawful jurisdiction, and state inspectors. A current list of authorized personnel will be maintained by the general manager and posted on the security room door. All other employees and visitors will be prohibited from entering this room. During business hours, security personnel will conduct regular patrols inside and outside the facility. They will walk the perimeter to discourage loitering and to ensure no one is consuming cannabis or cannabis-infused products in the parking lot or on facility grounds. Customers will be required to leave the premises within ten minutes of completing their transactions unless they receive express permission to remain. Security personnel will carry an emergency call button at all times, enabling immediate contact with local law enforcement if needed. They will monitor the parking lot for suspicious behavior, including extended idling, repeated passenger exchanges, or unusual interactions that may indicate attempted diversion. The facility’s vault will serve as the primary secure storage area for cannabis and cannabis- infused products. Video surveillance will cover all storage areas and every point of entry or exit. This reinforced, climate-controlled room will maintain regulated temperature, humidity, ventilation, and odor containment. Lighting and airflow will be maintained by management to ensure a clean, secure environment. Access to the vault will be governed by key-card technology 9 127451.000003 4898-2945-6317.1 that logs every entry and exit; this electronic log will be available for printing and inspection by regulatory agencies or the ISP at any time. Only authorized agents will be allowed to enter the vault. Currency handling procedures will be equally secure. A currency safe located within the vault will be used for storing daily revenue, as required by the State. At the end of each business day, cash will be removed from registers and placed into the safe under management supervision, following strict two-person verification. Currency will remain secured in the vault until bank deposits are made. Employee safety is integral to Company operations. Employees will be trained to stay aware of their surroundings when entering or exiting the building. Any suspicious behavior will be immediately reported to management and, if necessary, to 911. Employees will receive instruction on safety protocols, including personal protective equipment requirements. Management will be responsible for maintaining all security equipment and ensuring employees receive ongoing security-related training. Personal information regarding purchasers will be treated as confidential and will not be released without written consent unless required by law. Paper records will be kept in locked cabinets accessible only to employees with a legitimate business need. Sensitive documents not retained will be shredded. All agents with access to personal information will receive training on confidentiality, ethics, and professional conduct, and must report any unauthorized use or suspicious activity involving personal data to management. Diversion prevention will be reinforced through layered security measures, including full camera coverage of the facility (except in restrooms). All individuals entering the premises — employees, purchasers, cardholders, and visitors— will be informed that they are under video surveillance. Physical inventory counts will be performed daily in accordance with state regulations to ensure inventory accuracy. The Metrc inventory system will serve as a real-time diversion- prevention tool accessible to management, the Illinois Department of Financial & Professional Regulation (“IDFPR”), and the ISP. Metrc will record each day’s beginning inventory, deliveries, sales, disposals, and ending inventory. It will maintain complete data on each product received, including quantity, strain, batch number, originating cultivation center, and identifying information for cultivation and dispensing agents involved in the delivery. Any discrepancies identified during counts will be immediately investigated. If diversion is detected, the incident will be reported immediately to the IDFPR and the ISP. Through integrated and overlapping security procedures—continuous monitoring, strict access control, a constant security presence, detailed recordkeeping, and multi-layered diversion- prevention protocols—Company will ensure the safety of its facility, its employees, its customers, and the cannabis and currency stored inside. These measures will collectively establish a secure and compliant operational environment fully aligned with the requirements set forth by the State of Illinois. 10 127451.000003 4898-2945-6317.1 H. Procedures for the Disposal of Cannabis Products. As stated above, the facility’s vault will serve as the primary secure storage area for cannabis and cannabis-infused products. The vault will undergo weekly cleaning and maintenance to prevent contamination and pest intrusion. Damaged, tampered, misbranded, or adulterated cannabis products will be placed in a locked quarantine container within the vault and destroyed within one week, with a manager documenting the destruction in the inventory tracking system. All quarantined cannabis will be destroyed under two-person verification. The Applicant will destroy cannabis products in accordance with the Illinois Department of Public Health’s published guidance, which includes rendering cannabis waste unusable by grinding and mixing the cannabis waste with other ground materials. The resulting mixture must be at least 50 percent non-cannabis waste by volume and may include either compostable mixed waste or non-compostable mixed waste. Topical patches, gummy candy products, and topical canisters are also subject to best disposal practices, including liquification, liquid disposal, and mixing with compostable or non-compostable mixed waste. I. Procedures to Restrict Access to Limited Access and Restricted Access Areas. The Company will maintain strict access control procedures to ensure that only authorized individuals may enter limited access areas and restricted access areas of the dispensary. Security is treated as a core operational priority, and the facility will be designed so that every person who enters is screened, recorded, and monitored. The dispensary will be divided into clearly defined access zones, each regulated through controlled entry points, electronic key-card systems, and oversight by on-site security personnel. The limited access area includes the sales floor, which is separated from the lobby by a controlled entry vestibule. Every purchaser or authorized visitor must present a valid government- issued photo ID before being granted access. The intake receptionist will verify that the individual is 21 years of age or older and then will unlock the door to the limited access area. Customers may not enter further into the facility until their identification is authenticated and their purpose for entering is validated. Authorized visitors will be limited to individuals whose presence is necessary for regulatory compliance or facility operations, including IDFPR or ISP personnel, local law enforcement, and State-approved vendors. All authorized visitors—except state officials—must state the reason for their visit, sign the visitor log, and receive a visitor badge that must remain visible at all times. The visitor log will include the visitor’s name, company, badge number when applicable, reason for entry, time in, time out, and signature. Once logged, visitors will be escorted at all times by an employee with the appropriate access level. When the visit concludes, the visitor will sign out and return the badge. Visitor logs will be maintained onsite and remain available for inspection by the IDFPR at any time. 11 127451.000003 4898-2945-6317.1 Restricted access areas contain the facility’s most sensitive operational spaces, including back-of-house workrooms, secure surveillance and IT equipment rooms, and the vault. Only dispensary agents with appropriate access credentials will be allowed to enter these areas. A limited number of visitors—typically service technicians performing essential maintenance or repairs—will be allowed to enter restricted access areas, but only with a visitor badge and continuous escort by an authorized employee. The manager will obtain approval from the dispensary’s assigned IDFPR agent in advance when restricted access visitation is expected. If emergency personnel or law enforcement must enter a restricted access area, the manager will notify the IDFPR agent once the emergency has concluded. Purchasers and cardholders are never permitted in any restricted access area for any reason. Conspicuous signs will be posted at all restricted access entry points stating: “Do Not Enter – Restricted Access Area – Authorized Personnel Only.” These signs will measure at least 12” x 12” with lettering no smaller than one inch in height. All entry into restricted access areas will require scanning a valid key card encoded with the correct permissions. Some rooms—such as the vault or IT room—will have additional layers of restriction and may be accessed only by pre- authorized agents whose job duties require entry. Through the use of controlled entry vestibules, electronic key-card access, detailed visitor tracking, continuous security oversight, escort requirements, and clear posting of access restrictions, the Company will ensure that only properly authorized individuals may enter or remain in limited or restricted access areas. These procedures will safeguard products, assets, employees, and customers while maintaining strict compliance with Illinois law. Hey and Associates, Inc. Engineering, Ecology and Landscape Architecture 8755 W. HIGGINS ROAD, SUITE 835 CHICAGO, ILLINOIS 60631 PHONE (773) 693-9200 FAX (773) 693-9200 July 27, 2026 Sara Mendez Senior Planner United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 Project No.: 21-0275 BB Re: Landscape Plan Review Good Behavior Dispensary Dear Sara: We have completed our second landscape plan review of Good Behavior Dispensary located northwest of the intersection of Saravanos Drive and South Bridge Street in Yorkville, Illinois. Landscape Plan – RECOMMENDED FOR APPROVAL This landscape plan is recommended for approval at this time. If there are any changes to the proposed project, additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e., trees and other plant materials cannot be “double counted” to meet multiple requirements). Building Foundation Landscape Zone NO FURTHER COMMENTS. Parking Area Perimeter Landscape Zone NO FURTHER COMMENTS. Parking Area Interior Landscape Zone PREVIOUS COMMENTS ADDRESSED. Transition Zone PREVIOUS COMMENTS ADDRESSED. We understand from the City that this was addressed in the original landscape plan and plat of subdivision. As such, requirements for this project can be considered met. Species Diversity Requirements NO FURTHER COMMENTS. Sara Mendez Good Behavior Dispensary July 27, 2026 page 2 Minimum Plant Size Requirements PREVIOUS COMMENTS ADDRESSED. Tree Preservation and Removal PREVIOUS COMMENTS ADDRESSED. Street Trees PREVIOUS COMMENTS ADDRESSED. We understand from the City that this was addressed in the original landscape plan and plat of subdivision. As such, requirements for this project can be considered met. Wetlands A review of Google Earth and Google Streetview imagery suggests there are no wetlands on the subject property. SUMMARY This review was based upon the following documents, pursuant to relevant landscape requirements of the City’s Unified Development Ordinance and Wetland Regulations.  Landscape Plan, 2 sheets, prepared by Design Perspectives, most recently dated 7/14/2026  Landscape comment responses, 2 pages, no author, not dated Let us know if there are any questions or comments. Sincerely, Tim Pollowy, RLA Senior Landscape Architect From:Molly Krempski Cc:Bart Olson; Krysti Barksdale-Noble; Katelyn Gregory; lynn@dlkllc.com Subject:Good Behavior? Date:Monday, August 3, 2026 9:00:17 AM Mayor Purcell and members of the City Council, I am writing regarding the proposed Good Behavior recreational cannabis dispensary. Before considering this application, you must acknowledge the public record created during the October 9, 2024, hearing concerning Consume Cannabis. Yorkville residents and members of the Parkview Christian Academy community filled the room to oppose that proposal. Not one member of the public testified in favor of it. Thirteen witnesses gave sworn testimony opposing the proposal or raising serious concerns about its effects on Yorkville. Those witnesses were Jordan Gash, Corin Young, Al Blomquist, Francis Klaas, Molly Krempski, Dr. Ray Epperson, Dave Young, Mark Van Denend, Mike Krempski, Antonio “Tony” Senagore, Anneliese Linnemann, Mike Krkljus Jr., and Colleen Murphy. The speakers approached the issue from different perspectives, but the message from the public was overwhelmingly and unmistakably opposed. The city heard concerns about addiction, mental illness, crime, impaired driving, access by minors, police resources, advertising, community character, public safety, and the normalization of recreational drug use. Several speakers expressly stated that their opposition was not limited to the Parkview location. Francis Klaas said he opposed the proposal not only because it was near a school, but because it was “in Yorkville at all.” He urged the city to make Yorkville so uninviting to dispensaries that none would ever locate here. Dave Young said the variance was not the reason for his opposition. After describing the crime, vagrancy, theft, marijuana use in vehicles, and other problems he personally witnessed while working beside a dispensary, he said he opposed the business “not only for the variance, but in Yorkville.” Mark Van Denend said his primary objection was not proximity to Parkview. His objection was to “the recreational sale of marijuana for any purpose.” He pointed out that neighboring communities had dispensaries and specifically asked Yorkville to remain off that list. Corin Young warned that the consequences of cannabis dispensaries extend beyond their proximity to schools. She raised concerns about addiction, mental- health crises, crime, homelessness, high-potency cannabis products, and the broader direction of the community. She asked, “Is this who we are as a community?” The audience also made its position clear. When the chairman suggested that the Parkview location was the main issue, members of the audience answered, “No. No.” When he asked again, they again answered, “No.” The city cannot honestly reduce that hearing to a dispute over one parcel or one setback. The public opposition was broader than that, and the official transcript proves it. Dr. Ray Epperson warned that Yorkville children and families would regularly drive past signs advertising “Consume Cannabis.” He concluded, “I don’t think that’s good for Yorkville.” The newly proposed dispensary is called “Good Behavior,” which sends an even worse message. That name places a positive moral label over the recreational sale of marijuana. It associates cannabis use with good behavior and presents that message to every child and family who passes the business. That is not harmless branding. Words shape what a community normalizes, celebrates, and teaches its children to accept. Yorkville should not approve a business whose very name suggests that recreational cannabis use represents “good behavior.” During my testimony, I challenged the assumption that Yorkville must welcome every possible source of tax revenue. A city that prioritizes revenue over the health, safety, and character of its community is not pursuing genuine prosperity. Mike Krempski asked the Commission to recognize the significance of a room filled with residents who believed the proposal threatened their community. He also warned that the security requirements and secondary effects of a dispensary could place additional demands on Yorkville’s police department and divert resources from other needs. Mike Krkljus Jr. raised concerns about marijuana odors and whether those odors could become another form of advertising. Colleen Murphy reminded the Commission that Yorkville had previously exercised its authority to exclude businesses that officials believed could harm the character or safety of the community. She also raised concerns about illegal cannabis sales to children and the dangers associated with contaminated illicit products. A different applicant, a different parcel, and a different business name do not erase the testimony Yorkville already heard. It is not good public service to repeatedly present citizens with new versions of a business they have already overwhelmingly opposed. Residents should not have to abandon their work, families, and other responsibilities to fill government meetings again and again, repeating objections that are already preserved in the city’s official record. Citizens should not have to fight repeated dispensary proposals until they become exhausted, discouraged, or unable to attend. That is not public participation. That is wearing the public down. The purpose of representative government is not to keep testing the people until government officials finally receive the answer they prefer. The purpose of representative government is to listen to the people and act on their clearly expressed concerns. We want a government that works for us, not against us. We want elected officials who remember what citizens have said instead of pretending that every new application erases the last public hearing. We want leaders who protect the character of Yorkville rather than treating community opposition as an obstacle to overcome. The issue in 2024 was not merely where a recreational cannabis dispensary would be located. For many Yorkville citizens, the issue was whether Yorkville should have one at all. The city has already heard the answer. I am copying the city officials and consultants involved in economic development and application review so that everyone responsible for attracting, processing, and evaluating new businesses is aware of the public record and the clear concerns Yorkville citizens have already expressed. Please deny this request, and keep recreational cannabis dispensaries out of Yorkville. Sincerely, Molly Krempski morals, and welfare.” More specifically, 410 ILCS 705/55-25(5) expressly allows local governments to prohibit or significantly limit the location of cannabis business establishments. Yorkville is therefore not required to welcome this category of commerce merely because the State has legalized it. City planning creates more than a physical environment. It creates a moral and cultural environment as well. Every approval plants something. Every development decision communicates what the city values, what it is willing to promote, and what kinds of revenue it is willing to pursue. A grocery store, restaurant, medical office, or family business offers goods and services that can strengthen ordinary community life. A marijuana dispensary generates revenue by encouraging the sale and consumption of an intoxicating substance. Calling the business “Good Behavior” does not change the nature of what is being sold. In fact, as I stated in my previous email, attaching the language of virtue to the commercial sale of intoxicants sends an especially troubling message. The effects of such decisions do not end with the applicant or the property line. Approvals can outlast the officials who grant them. They can influence the character of surrounding development, make similar applications more difficult to reject, normalize substance use among younger generations, and create a stream of revenue that government may eventually become reluctant to surrender. This is why the responsibility entrusted to you is so serious. You are not merely deciding what can occupy a particular parcel. You are helping shape the habits, expectations, identity, and future of an entire community. Public office may distribute authority among several members, but it does not distribute away personal accountability. Each Council member must personally decide how to vote, and each will remain responsible for that decision before both the residents of Yorkville and Almighty God. Scripture warns us plainly: “Whatsoever a man soweth, that shall he also reap.” The law of sowing and reaping applies to communities and governments as surely as it applies to individuals. We cannot plant enterprises that profit from intoxication and then assume that regulation, security cameras, zoning conditions, or promised tax revenue will protect the city from every consequence. The Preamble to the Illinois Constitution expresses gratitude to Almighty God and acknowledges dependence upon His blessing. That acknowledgment carries meaning. A government cannot reasonably claim dependence upon God’s blessing while deliberately pursuing revenue from businesses that encourage conduct contrary to His design for human life, sobriety, self-government, and care for our neighbors. You have been placed in positions capable of affecting thousands of people, including individuals who will never attend a Council meeting or understand how these decisions were made. Greater authority brings greater accountability. The question should not merely be, “How much money might this bring into Yorkville?” It should also be, “What are we planting, who might be harmed, and what kind of city are we creating?” 8/20/26, 8:50 AM Mail - Sara Mendez - Outlook https://outlook.office.com/mail/inbox/id/AAQkAGFkNTFiY2UzLWJjYWQtNDc4NC1iMWU4LWZjZjMwMWJiZGZmZgAQAMWK9iqhVchKtaLpS9WYgPA…2/3 I respectfully urge each of you to consider the full weight of the authority entrusted to you. Please do not trade the long-term welfare and character of Yorkville for a new source of tax revenue. Sow what is good, protect the people placed under your care, and govern in a manner worthy of the trust and responsibility you have been given. Sincerely, Molly Krempski 8/20/26, 8:50 AM Mail - Sara Mendez - Outlook https://outlook.office.com/mail/inbox/id/AAQkAGFkNTFiY2UzLWJjYWQtNDc4NC1iMWU4LWZjZjMwMWJiZGZmZgAQAMWK9iqhVchKtaLpS9WYgPA…3/3 Summary Proposed 2027 meeting schedule for the Planning and Zoning Commission. Meeting Schedule for 2027 For 2027, if the Planning and Zoning Commission would like to continue meeting the second Wednesday of the month at 7:00 p.m., the proposed meeting dates would be as follows: • January 13, 2027 • February 10, 2027 • March 10, 2027 • April 14, 2027 • May 12, 2027 • June 9, 2027 • July 14, 2027 • August 11, 2027 • September 8, 2027 • October 13, 2027 • November 10, 2027 • December 8, 2027 Recommendation Staff recommends review of the proposed meeting dates and time so that a meeting schedule can be finalized for 2027. Memorandum To: Planning and Zoning Commission From: Jori Contrino, City Clerk CC: Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Date: September 9, 2026 Subject: Planning and Zoning Commission Meeting Schedule for 2027 September Su Mo Tu We Th Fr Sa 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 October Su Mo Tu We Th Fr Sa 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 November Su Mo Tu We Th Fr Sa 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 4 December Su Mo Tu We Th Fr Sa 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 May Su Mo Tu We Th Fr Sa 25 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 June Su Mo Tu We Th Fr Sa 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 July Su Mo Tu We Th Fr Sa 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 August Su Mo Tu We Th Fr Sa 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 January Su Mo Tu We Th Fr Sa 27 28 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 February Su Mo Tu We Th Fr Sa 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 2 3 4 5 6 March Su Mo Tu We Th Fr Sa 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 April Su Mo Tu We Th Fr Sa 28 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2027 Calendar © Calendar-12.com