Plan Commission Packet 2007 08-08-07 United City of Yorkville
800 Game Farm Road
1636 Yorkville, Illinois 60560
Telephone: 630-553-4350
o rs py Fax: 630-553 -7575
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PLAN COMMISSION
AGENDA
Wednesday, August 8, 2007
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: April 9, 2007
May 11 , 2007
July 11 , 2007
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Public Hearings: Requested by Petitioners
1 . PC 2007-28, Jake Land Group, LLC , petitioner, has filed an application with the United City
of Yorkville, Kendall County, Illinois, requesting annexation to the United City of Yorkville
and zoning to the United City of Yorkville PUD for B-3 Service Business District and R-4
General Residence District uses. The real property consists of approximately 52.44 acres,
located at 8614 Route 71 , Kendall County Illinois.
Action Items
i. Annexation
ii. Zoning
iii. Concept PUD
New Business:
1 . Comprehensive Plan Steering Committee formulation discussion
UNITED CITY OF YORKVILLE
PLAN COMMISSION DRAFT
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, APRIL 11, 2007
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Sandra Adams, Brian
Schillinger, Michael Crouch and Tom Lindblom. Anne Lucietto and Jack Jones were
absent.
A quorum was established.
VISITORS AND CITY STAFF
Community Development Director Travis Miller; City Administrator John Crois; City
Attorney John Wyeth; Lynn Dubajic, YEDC; Sara Jo Fisher; Bob Fisher; Rita Kleefisch;
Glenn Kleefisch; Bart Marciniak; Lidia Marciniak; Boyd Ingemunson; Gerry Gosselin;
Patrick Kinnally; James Sparesos; Phillip Maggio; Matt Schury, Kendall County Record;
Dan Kramer; Renee Boweman; and Rich Guerard.
PREVIOUS MEETING MINUTES
Minutes from the Feb. 14, 2007 meeting were approved without revision. Schillinger
made a motion to accept the minutes. Kraupner seconded the motion. The motion was
unanimously approved by voice vote.
PUBLIC HEARINGS
Holdiman made a motion to open the public hearings. Crouch seconded the motion. The
motion was unanimously approved in a voice vote.
1. PC 2006-100 Yorkville-Bristol Sanitary District, petitioner, has filed an
application requesting annexation of approximately two acres and a special use
permit for a sanitary facility for the same property as well as the approximately 20
acres parcel currently annexed. The property is located directly west of existing
sanitary buildings on River Road.
See attached.
Adams made a motion to close the public hearing. Crouch seconded the motion. The
motion was unanimously approved by voice vote.
Action Items
Community Development Director Travis Miller said the request to annex two acres is
basically a clean-up. It was something the city thought had already been done.
The special use request is for a sanitary treatment facility west of the existing building, he
said. R- 1 zoning required 50-foot front-yard setbacks, which would put the setback in the
middle of River Road. Instead, they're looking at a setback of 40 feet from the centerline
and a dedicated right of way. A 10-foot setback requirement is recommended for all
yards (front, sides and rear).
Miller said it' s a unique way to handle the situation, but that it's a viable option.
The Plan Commission went over the findings necessary for a special use permit. In each
of the six findings, the commission did not have a concern.
Adams made a motion to recommend annexation approval for PC 2006- 100. Holdiman
seconded the motion. The motion was unanimously approved by roll call vote. Kraupner,
Holdiman, Adams, Schillinger, Crouch and Lindblom voted yes.
Kraupner then made a motion to go to public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
2. PC 2006-97 Castle Bank Trust 98342, petitioner, has filed an application with the
city requesting annexation and rezoning from Kendall County A-1 to United City of
Yorkville B-3 Service Business District and R-4 General Residence District. The real
property consists of approximately 13.998 acres located at 2200 Route 47, Yorkville.
See attached.
Kraupner made a motion to close the public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Action Items
Miller said staff recommends annexation. The adjoining property is zoned B3 and R2.
The one concern staff did pose is that without a development plan, the proposed zoning is
the most intensive use for residential. He said it makes it hard to make a recommendation
for the proposal for an R-4 zoning without a plan.
The staff is recommending the B-3 zoning, but again, there are some concerns about the
intensity of R-4 zoning without a site plan.
The property has a large stand of oak trees and there's a neighboring existing horse farm.
Recent city ordinances would address the saving of the trees, Miller said. He added the
city staff would want to see a plan for preserving the trees.
Attorney Dan Kramer representing the petitioner said the preservation of trees certainly
would be included in the annexation agreement. He said access to the property would
remain where it currently is and the grove of trees would be in the front.
Without having an end user, Kramer said it wouldn't make sense to do a development
plan now. It would just be a guessing game. In the annexation agreement, he said the city
should include language limiting the R-4 portion of the property for assisted living or
townhomes only.
Schillinger said that once zoning is given, the developer has it. He's concerned about a
lack of limitations. Lindblom said that the Plan Commission would have to include in its
motion to recommend approval but with limited uses for R-4 in its motion.
Kramer said because the R-4 usage isn't set in stone, the developer is asking for flex
zoning. The property could be entirely developed under B-3 zoning or it could be a mix
of B-3 and R-4 with assisted living.
Crouch made a motion to recommend annexation for PC 2006-07. Adams seconded the
motion. The motion was unanimously approved by roll call vote. Adams, Schillinger,
Crouch, Kraupner, Holdiman and Lindblom voted yes.
The Plan Commission then went through the findings necessary for a zoning amendment
Going through the list of five findings, the commission determined that the trend in the
areas is going toward commercial development. As for impact on traffic conditions, the
impact would be about the same whether the property is residential or commercial.
Crouch, however, added that a second access would be necessary especially if assisted
living is brought to the property. Kramer said there is future ability to connect north and
south.
Crouch made a motion to recommend zoning approval as requested for PC 2006-97 with
the provision that assisted living housing would be erected if the property was developed
with R-4 zoning. Adams seconded the motion. The motion was approved in a 5-1 vote.
Crouch, Kraupner, Holdiman, Adams and Lindblom voted yes. Schillinger voted no.
Holdiman then made a motion to go to public hearing. Kraupner seconded the motion.
The motion was unanimously approved by voice vote.
3. PC 2007-08 Corn Holdings, LLC, petitioner, has filed an application requesting
rezoning from M-1 Limited Manufacturing District to B-3 Service Business District.
The real property consists of approximately 46.44 acres located on the west side of
Route 47.
See attached.
Holdiman made a motion to close the public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Action items
Patrick Mnnally, attorney representing the petitioner, stated that the current owner
wouldn't be developing the property. Brokers, however, have told the owners that the
property would be more valuable and sellable if it was zoned B-3 .
Miller said the city's comprehensive plan recommended the property be zoned M- 1 based
on the existing use at the time the plan was developed. Staff, however, recommends the
B-3 zoning opening the property up for retail and business uses.
Staff also recommends that there be written documentation that the city plans to extend
Faxson Road through this property to connect to Route 47 and that it is possible that a
future train station/Metra stop would be incorporated on the site.
Kraupner asked if the city was targeting two locations for a Metra station. Miller said the
other site is the preferred site and that this is the alternate site. But, from a planning
standpoint the city needs to keep its options open.
The Plan Commission then went through the findings necessary for a zoning amendment.
They agreed that the proposal meets four of the findings. As for the traffic impact,
connection to Faxson Road would address the issue.
Crouch made a motion to recommend rezoning from M- 1 to B-3 . Adams seconded the
motion. The motion was unanimously approved by roll call vote. Crouch, Kraupner,
Holdiman, Adams, Schillinger and Lindblom voted yes.
NEW BUSINESS
1. PC 2007-06 Cobblestone South — Final Plat
Miller said the preliminary plan for the project was approved in September. He said the
final plat is consistent with the preliminary plan.
He said the design is unique as necessitated by Mother Nature. Engineering Enterprises
and consulting engineer Bill Dunn have brought up several issues, but Miller said they're
not insurmountable. Park Planner Laura Haake also has some minor issues. Staff has
recommended approval subject to staff comments.
Dunn said the developer has gone to great extents to create a detention area under the
parking lot. It' s a very expensive and very complex undertaking. A little bit of tweaking
needs to be done to address a few of the offsite flows onto the property, he said.
As for an access point to the property, Dunn said the developer is working with the
Illinois Department of Transportation on the issue and is seeking a consensus with
neighboring developers. IDOT wants a consensus among the developers along Route 34.
In his opinion, approval could be granted subject to staff comments.
Miller said if the eastern entrance is re-aligned that would necessitate redoing the final
plat. If that happens, he said the Plan Commission could put in its motion that the issue
would not have to return to the Plan Commission for a recommendation.
Lindblom asked what type of business is the developer looking for. Kramer said ideally,
there would be a big box user on the back lot and a restaurant on the front lots.
Meanwhile, he said the owner is confident the access won't move more than 100 feet.
Miller said IDOT is looking for the city to give a recommendation on the access issue. He
said he thinks this location is very close to the preferred alignment.
Kraupner made a motion to recommend final plat approval for PC 2007-06 Cobblestone
South subject to engineering concerns and a resolution on the second entrance. Adams
seconded the motion. The motion was unanimously approved by roll call vote. Kraupner,
Holdiman, Adams, Schillinger, Crouch and Lindblom voted yes.
2. PC 2004-18 Wynstone Townhomes — Preliminary Plan
Developer Rich Guerard said the property was annexed in 2000. In 2003 , the developer
brought the concept plan to the city. The preliminary plan has essentially the same layout,
Guerard said. The original plans were for 56 units and the main access it to the north.
The preliminary plan was done with different parking and a future road connection. An
attorney appeared representing Fox Highlands residents stating that access to a private
road wouldn't be allowed. The city asked the developer to continue exploring access to
Route 47. It took two years to negotiate an easement with neighboring property owners
and IDOT. He said the developer plans to build a primary access to Route 47 and will
cooperate with commercial property owners to the west of Route 47.
The preliminary plan now includes 62 units and the developer is requesting 40-foot
setbacks instead of 50-foot setbacks. Although the unit count is higher, Guerard said that
the product would be upgraded. The developer would go well above what is required in
the city's appearance code.
The minimum square footage would be 1 ,400 with an average of about 1 ,900. Also he
said 75 percent of the building fronts would be brick and masonry would be featured on
all sides. Other amenities would be included as well. This type of project takes twice as
long to sell, Guerard said.
Miller said he recommends the city draft a PUD development agreement to include
provisions allowing for the requested setback variances; minimum architectural standard
exceed the current appearance code requirement; and the current city development fee
schedule -- per unit amounts.
He said the Plan Commission' s recommendation to the City Council should be to allow
those waivers as part of the PUD agreement.
Guerard added that he'd like to design the detention area to preserve the trees.
Crouch said the last time this project came to the city, there was a proposed access north.
He wondered what happened to that plan. Guerard said it's still an access. It' s up to the
city as to whether it should be a full-access or an emergency access. Miller said the city
recommends a street connection to Walnut.
Lindblom said he still has a concern about the accesses. The access to Route 47 and the
proposed extension to Walnut, are close enough that there's still only one way into the
development.
Secondly, he said he has a hard time recommending approval for variances and setbacks
on a project with increased density.
Guerard said the density increased in an effort to recoup the cost for taking the access to
Route 47. That cost at least $200,000. In turn, he said the developer has offered to
upgrade the product. Ultimately that will generate more value in the long run.
Crouch said the Plan Commission's role is not to deal with the numbers it takes to make
the project go forward. He said he'd have a hard time shedding crocodile tears for the
developer when looking at the density.
However, he said he does have sympathy for the residents to the north. He'd rather see
the northern access be an emergency access only.
Guerard said it' s the Plan Commission's call. If the Plan Commission doesn't want the
higher density, then the developer won't need variances and will adhere to the city's
appearance code.
Resident Bart Marciniak raised objections to Walnut becoming a full access. He said it
should not be a secondary entrance and that only four houses are on the roadway.
Resident Rita Kleefisch said the road would be 30 feet in front of her house. It's too close
and she doesn't want that much traffic on the road. She said unless the exit is used as an
emergency access only, they're in trouble.
Lindblom asked how the city could improve Walnut Drive if it isn't a city street. Miller
said that the township could make improvements or dedicate it to the city. The road
would have to be widened to 60 feet. Right now, he said only one car can go down it.
Lindblom said that if the Plan Commission doesn't recommend approval, the developer
could still build 56 units and make an access to Walnut Drive. Guerard said that his
company is entitled to build. The property already is annexed and zoned. And, he said
Walnut is a legally dedicated existing street. He has a legal right to build.
Schillinger said he's not trying to fight with the developer. In the past, this developer has
been cooperative and willing to work with the city. However, he said the Plan
Commission doesn't want to make a mistake. He said he'd rather wait another month and
get some questions answered before the Plan Commission votes.
Crouch made a motion to table the preliminary plan fro PC 2004- 18 Wynstone
Townhomes until next month. Adams seconded the motion. The motion was
unanimously approved by roll call vote. Holdiman, Adams, Schillinger, Crouch,
Kraupner and Lindblom voted yes.
3. PC 2007-07 Goodwill Retail Store — Final Plat
Miller said Goodwill wants to purchase a portion of lot 3 in the Menard's subdivision.
The only issue tonight, he said, is the plat itself. James Sparesos, Archiplan Int'1., Ltd.,
with Goodwill, said he's worked closely with the city staff and the plan is in compliance.
Plans are for a 20,000 square foot Goodwill donation center and retail store. He said
there' s an existing detention pond on the property and that an in/out entrance is planned
that lines up with Veteran's Parkway.
The building would feature a decorative block exterior with building elevations.
Kraupner said he' s excited to hear the store is coming to Yorkville. He then made a
motion to recommend final plat approval for PC 2007-07. Adams seconded the motion.
The motion was unanimously approved by roll call vote. Adams, Schillinger, Crouch,
Kraupner, Holdiman and Lindblom voted yes.
The meeting adjourned at 8 : 55 p.m.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE , ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above - entitled matter taken before
CHRISTINE M . VITOSH , C . S . R . , on April 11 , 2007 ,
at the hour of 7 : 00 p . m . , at 800 Game Farm Road ,
in the City of Yorkville , Illinois .
CEP® ® �®UST
reporting service
1212 South Naper Boulevard • Suite 119-185 • Naperville, IL 60540 • 630-983-0030 • Fax 630-299-5153
www.depocourt.com
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1 P R E S E N T :
2 MR . TOM LINDBLOM , Chairman ;
3 MR . CLARENCE HOLDIMAN ;
4 MS . SANDRA ADAMS ;
5 MR . CHARLES KRAUPNER ;
6 MR . MICHAEL CROUCH ;
7 MR . BRIAN SCHILLINGER ;
8 MR . TRAVIS MILLER ;
9 MS . DINA GIPS .
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1 ( Witnesses sworn )
2 CHAIRMAN LINDBLOM : At this time I
3 would entertain a motion to go to public hearing
4 number one .
5 MR . CROUCH : So moved .
6 MR . HOLDIMAN : So moved . Second .
7 MR . CROUCH : Second .
8 CHAIRMAN LINDBLOM : Is there a - -
9 any further discussion on the motion ?
10 ( No Response )
11 CHAIRMAN LINDBLOM : Hearing none ,
12 all in favor signify by saying aye .
13 ( A Chorus of Ayes )
14 CHAIRMAN LINDBLOM : Opposed ?
15 ( No Response )
16 CHAIRMAN LINDBLOM : Motion passes .
17 Item number one is PC 2006 - - Let me do the
18 swearing of the witnesses . If any of you think
19 you ' re going to speak at any one of the three
20 public hearings , please stand and raise your
21 right hand .
22 ( Witnesses sworn )
23 CHAIRMAN LINDBLOM : PC 2006 - 100 ,
24 Yorkville - Bristol Sanitary District , petitioner ,
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1 has filed an application with the United City of
2 Yorkville , Kendall County , Illinois , requesting
3 annexation of approximately two acres and a
4 special use for a sanitary facility for the same
5 property as well as the 20 . 374 acre parcel
6 currently annexed .
7 The real property is located
8 directly west of the existing Sanitary District
9 buildings on River Road .
10 So we ' re looking for annexation
11 of the acreage and then approval of the special
12 use . Boyd ?
13 WHEREUPON :
14 BOYD INGEMUNSON ,
15 having been first duly sworn , testified before
16 the Yorkville Plan Commission as follows :
17 MR . INGEMUNSON : Thank you . Fairly
18 straightforward request . Two - acre annexation is
19 actually clean - up . There was the existing parcel
20 that the Sanitary District is on , now owns a
21 portion of land on the opposite side of
22 Blackberry Creek , which after we realized with
23 the last annexation that that portion of land was
24 not ever annexed into the City , and I think when
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1 the City was created they used the creek as the
2 boundary , so we have to do the annexation of that
3 two acres to make sure that land is all
4 contiguous and all annexed into the City , so
5 that ' s where the annexation comes in .
6 The previous 20 acres was a
7 year and a half to two years ago , the area for
8 the future plant expansion of the Sanitary
9 District obviously to service the future needs of
10 the City .
11 Travis has been working with
12 Ralph Fister with the Sanitary District on some
13 of the plans for that . Duser Engineering is
14 working on the site plan for that .
15 Some of the issues that are
16 going to come up is the right - of - way . It ' s going
17 to be a unique piece of property . There are a
18 lot of slopes , a lot of trees , so I think between
19 the staff of the Sanitary District and the City ,
20 we ' re going to be able to work through and come
21 up with the proper right - of - way for future
22 utility expansion .
23 We don ' t know yet exactly how
24 much of a setback requirement we ' re going to have
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1 for our future plant expansion , that was going to
2 be one of the main issues that the staff ' s
3 working out in the special use terms of making
4 that condition because in R - 1 we ' re going to need
5 a variance or a condition of the special use that
6 allows us to be closer to the road because we
7 only have so much land to work with , and once we
8 determine through the engineers how much land
9 we ' re going to need , we ' re going to have to work
10 with the City on coming up with a proper setback
11 for the property . So that ' s what we ' re
12 requesting tonight . It ' s a straightforward
13 request . Thank you .
14 CHAIRMAN LINDBLOM : Okay . Thank
15 you . Is there any questions , comments ,
16 statements , from the audience ?
17 ( No Response )
IS CHAIRMAN LINDBLOM : Hearing none , I
19 would entertain a motion to adjourn the public
20 hearing .
21 MS . ADAMS : So moved .
22 MR . CROUCH : Second .
23 CHAIRMAN LINDBLOM : Moved and
24 seconded . Any discussion on the motion ?
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1 ( No Response )
2 CHAIRMAN LINDBLOM : Those in favor
3 signify by saying aye .
4 ( A Chorus of Ayes )
5 CHAIRMAN LINDBLOM : Opposed ?
6 ( No Response )
7 CHAIRMAN LINDBLOM : This portion of
8 the public hearing is closed .
9 Item number two , I would now
10 entertain a motion to go into our second public
11 hearing .
12 MR . KRAUPNER : So moved .
13 CHAIRMAN LINDBLOM : Is there a
14 second ?
15 MR . HOLDIMAN : Second .
16 CHAIRMAN LINDBLOM : Moved and
17 seconded . Any discussion on the motion ?
18 ( No Response )
19 CHAIRMAN LINDBLOM : All in favor
20 signify by saying aye .
21 ( A Chorus of Ayes )
22 CHAIRMAN LINDBLOM : Opposed ?
23 ( No Response )
24 CHAIRMAN LINDBLOM : We are now in
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1 public session . PC 2006 - 97 , Castle Bank Trust
2 Number 8342 , petitioner , has filed an application
3 with the United City of Yorkville , Kendall
4 County , Illinois , requesting annexation and
5 rezoning from Kendall County A - 1 County
6 Agricultural to the United City of Yorkville B - 3
7 Service Business District and R - 4 General
8 Residence District .
9 The real property consists of
10 approximately 13 . 998 acres located at 2200 Route
11 47 , Yorkville , Kendall County , Illinois , and they
12 are asking for annexation and zoning on this .
13 Dan ?
14 WHEREUPON :
15 DANIEL J . KRAMER ,
16 having been first duly sworn , testified before
17 the Yorkville Plan Commission as follows :
18 MR . KRAMER : Thank you . For the
19 record , my name is Daniel J . Kramer . My address
20 is 1107A South Bridge Street , Yorkville ,
21 Illinois , 60540 . I am an attorney licensed to
22 practice law in the State of Illinois and I
23 represent the petitioner , Castle Bank Trust
24 Number 8342 .
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1 This parcel is one that would
2 classify as an in - fill parcel . It ' s located on
3 the east side of Route 47 . It sits contiguous to
4 the City limits on the southern boundary with the
5 parcel that we annexed for the Conover - Fisher
6 property probably about ten years ago when I was
7 sitting next to Tom , and at the time that we
8 annexed that parcel , we did what we would call a
9 floating or a flex zone on the property .
10 On the front of the Conover
11 parcel , which was about 35 or 40 acres , we zoned
12 it B - 3 and on the back we gave it an R - 4 General
13 Residence District .
14 On our Comprehensive Plan it
15 was one of the sites that the City showed as
16 hoping to get a commuter station ultimately . I
17 know it ' s been real slow going with the
18 transportation bill , we ' re not part of METRA yet ,
19 so a lot of things have to happen if that would
20 ever come to fruition for the City , but at least
21 when they put that R - 4 General Residence District
22 back there , the idea was that that may ripen into
23 a commuter station , and if it did , it would
24 encourage a transit - type density much like you
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1 see in Geneva or even in some respects in
2 downtown Aurora , some downtown rejuvenation , try
3 to get people walking , staying out of their cars .
4 In Oswego where you ' ve got the
5 townhouses going right next to the Park and Ride ,
6 so people can ride and / or walk next door and
7 literally cut down on some of the congestion . We
8 see very much the same thing with this parcel .
9 Mr . Ratos , who is the owner of
10 the trust , is asking to annex the entire property
11 which is not in right now , he ' s asking for the
12 front to be B - 3 and the back a R - 4 as well ,
13 General Residence District .
14 When we sit down and write the
15 annexation agreement with the City , we had asked
16 actually to do a flex zoning kind of actually in
17 two different directions . On the B - 3 if you did
18 get a good business user for the whole parcel ,
19 I ' m sure we would like to see it be all business
20 because it generates taxes and less children .
21 The other parcel , he ' s had two
22 or three people inquiring as far as interest for
23 assisted living , so kind of I ' ve heard some
24 people refer to the level of care needed as the
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1 go go ' s , the slow go ' s and the no go ' s .
2 Well , we ' ve got the slow go ' s
3 with the active adult townhomes already , we ' ve
4 got nursing homes , but this area is really sorely
5 lacking any assisted living facilities where you
6 could live independently and so on , and so he ' s
7 had a couple people talk to him about that , and ,
8 frankly , the people that have talked to him have
9 said , look , we might want some commercial at the
10 front to make it walkable for our citizens or we
11 may be interested in a whole parcel for assisted
12 living , so that ' s something we ' re going to ask
13 the City Council to kind of build in that it
14 could go all one way or the other .
15 Right now Jim doesn ' t have an
16 end - user for the parcel , he is just trying to
17 bring it in and get the table set that if this
18 comes to fruition and they meet with the City ' s
19 Comprehensive Plan and has annexation and zoning
20 done .
21 We have no quarrel with Travis '
22 recommendations on the Staff comments and would
23 as for a favorable recommendation tonight when
24 you go to your actual work session . So we ' ll be
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1 happy to answer any questions of the public or
2 Commission members .
3 CHAIRMAN LINDBLOM : Okay . Thank
4 you , Dan . Is there comments , questions , from the
5 public ?
6 ( No Response )
7 CHAIRMAN LINDBLOM : Hearing none
8 then , I would entertain a motion to close public
9 hearing number two .
10 MR . KRAUPNER : So moved .
11 CHAIRMAN LINDBLOM : Is there a
12 second ?
13 MS . ADAMS : Second .
14 CHAIRMAN LINDBLOM : Moved and
15 seconded . Any discussion on the motion ?
16 ( No Response )
17 CHAIRMAN LINDBLOM : Hearing none ,
18 those in favor signify by saying aye .
19 ( A Chorus of Ayes )
20 CHAIRMAN LINDBLOM : Opposed ?
21 ( No Response )
22 CHAIRMAN LINDBLOM : Motion passes .
23 ( discussion had off
24 the record )
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1 CHAIRMAN LINDBLOM : I would
2 entertain a motion then to go into public hearing
3 for item number three .
4 MR . HOLDIMAN : So moved .
5 MR . KRAUPNER : Second .
6 CHAIRMAN LINDBLOM : Moved and
7 seconded . Further discussion ?
8 ( No Response )
9 CHAIRMAN LINDBLOM : Hearing none ,
10 could we have - - those in favor signify by saying
11 aye ?
12 ( A Chorus of Ayes )
13 CHAIRMAN LINDBLOM : Opposed ?
14 ( No Response )
15 CHAIRMAN LINDBLOM : We are now in
16 public hearing for PC 2007 - 08 , Corn Holdings ,
17 LLC , petitioner , has filed an application with
18 the United City of Yorkville , Kendall County ,
19 Illinois requesting rezoning from an M - 1 Limited
20 Manufacturing District to B - 3 Service Business
21 District .
22 The real property consists of
23 approximately 46 . 44 acres located on the west
24 side of Route 47 , directly south and adjacent to
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1 the BNSF railroad tracks .
2 And speaking for the petitioner
3 is ?
4 WHEREUPON :
5 PATRICK KINNALLY ,
6 having been first duly sworn , testified before
7 the Yorkville Plan Commission as follows :
8 MR . KINNALLY : Hi . My name is
9 Patrick Kinnally , K - I - N - N - A - L - L - Y . I am an
10 attorney admitted to practice in Illinois . My
11 office is at 2114 Deerpath Road in Aurora ,
12 Illinois . I am here to speak on behalf of the
13 owners of the property . The owner is here .
14 My clients have owned this
15 property probably for 20 years now , and
16 originally we were approached by Bob Johnson , who
17 was the mayor when Amurol went in , and asked us
18 to give easements so that that facility could be
19 built . We did so without compensation . And this
20 particular parcel was originally part of the
21 Remline parcel . It ' s approximately 46 acres ,
22 it ' s zoned or annexed into the City as M - 1 .
23 Bob , who was the mayor then ,
24 asked us to annex in , we did that , and right now
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1 it ' s being farmed , and my client has no intention
2 to develop the property . He owns it and he wants
3 to zone it for business , B - 3 , which I believe is
4 a less intense use than your M - 1 zoning . We ' re
5 going to sell the property eventually .
6 We have been in discussions
7 with the City prior to Travis being here with
8 respect to whether or not they were going to put
9 one of these facilities like a Park and Ride over
10 in Oswego . We talked to Tony Graff at that time .
11 We are aware and we have talked
12 to the engineers with respect to Faxon Road , we
13 know it ' s going to be extended , we have seen
14 those plats , we know what the City wants to do
15 with respect to that , they want to dedicate it
16 and we are well aware of that , so I don ' t have
17 any disagreement with what Travis has written .
18 We ' re not going to develop the
19 property . My client doesn ' t have any intention
20 to do that . I know that ' s a concern of the Plan
21 Commission , but all we ' re here to do is to ask
22 for the zoning .
23 The property is for sale . Our
24 broker is Mr . Henry Holt from Inland and we are
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1 actively marketing the property .
2 I ' ll answer any questions that
3 you have to the best of my ability .
4 CHAIRMAN LINDBLOM : Okay . Is there
5 questions or comments from the public ?
6 ( No Response )
7 CHAIRMAN LINDBLOM : Hearing none
8 then , I would entertain a motion to close the
9 public hearing .
10 MR . HOLDIMAN : So moved .
11 MS . ADAMS : Second .
12 MR . CROUCH : Second .
13 CHAIRMAN LINDBLOM : Moved and
14 seconded . Further discussion on the motion ?
15 ( No Response )
16 CHAIRMAN LINDBLOM : Hearing none ,
17 those in favor signify by saying aye .
18 ( A Chorus of Ayes )
19 CHAIRMAN LINDBLOM : Opposed ?
20 ( No Response )
21 CHAIRMAN LINDBLOM : Public hearing
22 is now closed .
23 ( Which were all the
24 proceedings had in
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1 the public hearing
2 portion of the
3 meeting . )
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1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH , being first duly
5 sworn , on oath says that she is a Certified
6 Shorthand Reporter doing business in the State of
7 Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing meeting ;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said meeting .
14 IN WITNESS WHEREOF I have hereunto set
15 my han his �����' y of
16 8 Al 2007 .
17
18
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20 TOiHi _S C G. S . R .AHRISYM
21 CSR License No . 084 - 002883
22
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---oOo--- 17:4 aforesaid 18: 14 boundary 5:2 , 9:4 CLARENCE 2: 3
084-002883 18:24 ago 5:7 , 9:6 BOYD 4: 12 , 4 : 14 classify 9:2
1107A 8:20 agreement 10 : 15 BRIAN 2 :7 clean-up 4: 19
13.998 8: 10 Agricultural 8:6 Bridge 8:20 client 15: 1 , 15: 19
20 5:6, 14: 15 allows 6:6 bring 11 : 17 clients 14: 14
20.374 4:5 already 11 : 3 broker 15:24 close 12:8 , 16: 8
2006 3: 17 Amurol 14: 17 build 11 : 13 closed 7:8 , 16:22
2006-10 3:23 and/or 10:6 buildings 4: 9 closer 6:6
2006-9 8: 1 annex 10 : 10, 14:24 built 14: 19 comes 5:5 , 11 : 18
2007-0 13: 16 annexation 4: 3, Business 8:7 , 10: 18, coming 6: 10
2007. 18: 18 4: 10, 4: 18, 4:23, 5:2 , 10: 19, 13:207 15:3, comments 6: 15,
2114 14: 11 5 : 5, 8:4, 8: 12 , 10: 15, 18:8 11 :22 , 12:4, 16: 5
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4 8 : 11 , 13:24 5:4 , 9:5 , 9:8 , 14:22 < C > 4: 16, 8: 17, 12 :2,
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actually 4: 19, 10: 16, 10: 12 18:6 , 18:23 CSR 18:24
10: 16 Bank 8: 1 , 8:23 citizens 11 : 10 currently 4:6
ADAMS 2:4, 6:21 , behalf 14: 12 City 1 :2, 1 : 10, 4: 11 cut 10:7
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adult 11 : 3 Bob 14: 16, 14:23 15: 14 day 18: 17
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mayor 14: 17, 14:23 15: 9 16:24, 18 : 11 , 18: 15 8:4, 13: 19
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18: 11 , 18: 15 16: 19 5: 17, 6: 11 , 8: 9 , 9:6, 9:21 , 10: 13
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MILLER 2 : 8 owned 14: 14 Public 3:3 , 3:20, 3: 15, 6: 17, 7: 1 , 7:6,
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plant 5: 8 , 6: 1 record 8: 19, 12:24 13: 5, 16: 11 , 16: 12
< O > plats 15: 14 refer 10:24 second. 3:6, 3:7,
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staying 10: 3 user 10: 18 11 : 199 15:4, 15:22
straightforward utility 5:22
4: 18, 6: 12
Street 8:20 < Dates >
swearing 3: 18 < V > april 11 , 2007 1 : 8,
sworn 3: 1 , 3:22, variance 6:5 1 :8, 1 :8
4: 15, 8: 16, 14:6, 18:7 VITOSH 1 :8, 18:6,
18:23
< T >
Depo Court Reporting Service (630) 983-0030
UNITED
LAN COMMISSION ItxvILLE DRAFT
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, MAY 99 2007
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Sandra Adams,
Michael Crouch and Tom Lindblom. Brian Schillinger arrived later.
A quorum was established.
Lindblom started the meeting by introducing and congratulating newly elected Mayor
Valerie Burd.
CITY STAFF AND GUESTS
Mayor Valerie Burd; Community Development Director Travis Miller; and Bill Dunn,
Engineering Enterprises, Inc. Also see attached sign-in sheet.
MINUTES
Adams made a motion to approve the May 24, 2006 meeting minutes. Lucietto seconded
the motion. The motion was unanimously approved by voice vote.
Lucietto made a motion to approve the March 14, 2007 minutes. Holdiman seconded the
motion. The motion was unanimously approved by voice vote.
PUBLIC HEARINGS
Holdiman made a motion to open the public hearings. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Chairman Lindblom swore in those who intended to speak at the hearing.
1. PC 2004-18 and 2007-17 SB&WD, LLC, petitioner, has filed an application
with the United City of Yorkville, Kendall County, Illinois, requesting rezoning
from United City of Yorkville R-3 to United City of Yorkville PUD zoning to
allow uses permitted in the R-3 zoning classification, and for hearing as to the
Concept PUD plan and preliminary PUD plan of the petitioner. The real property
consists of approximately 9.69 acres, located south of the southeast corner of Rt.
47 and Rt. 71 , Yorkville.
Rich Guerard attorney representing the petitioner, Wyndham Deerpoint Homes,
discussed the Wynstone Townhome project. He said the plan substantially conforms to
the concept plan that went through the process in 2004. Since the plan was presented the
previous month, there some changes were made. The density was reduced from 62 to 56
units. Also, he said the accesses have changes. To the north there's the platted 60-foot
right of way. Originally in the process the proposal was to make a connection to the east
and one to the north. The request from the city was to get access to Route 47. So, for the
past two years, Wyndham Deerpoint has worked to get that access. The main access is
now an intersection at Route 47. It'll be a join intersection with property to the west.
Eventually it will be a lighted intersection, Guerard said.
Now, he said they're looking for a secondary emergency connection. He would
recommend the route to the east to St. Joseph's Way. It would give the residents in Fox
Highlands access to Route 47. And, Guerard said it makes sense to him to make a
connection to property in the city.
Guerard said the plan complies with all of the city's codes and issues and the engineering
requirements. He said the city wanted to see a connection to Route 47 and sidewalk
connected and those have been met.
Tom Grant, attorney representing the Marciniak and Fisher families. His clients own the
property to the north located in unincorporated Kendall County. His clients have several
objections to the plan. The concerns would go away if the proposed roadway to the north
was abandoned.
He took pictures that morning of Walnut Drive. One showed a view of Route 71 . From
there, Walnut Drive can barely be seen. In the second picture, he's standing on Walnut
Drive and facing north. In the third picture, he's back further on Walnut. And most
importantly from his client's perspective, he said, is the fourth picture. There he's looking
south into a huge grove of trees. By putting the road through, it would eliminate the grove
of trees in his clients' back yards. Grant said he acknowledges that Walnut Drive is a
dedicated right of way. However, his clients are asking that the roadway not be opened.
Grant said he talked to township highway commissioner Marty Schwartz. He is opposed
to the opening of the road. Grant said the road is a very narrow township road. It was
never built to handle the type of traffic that is proposed. Also, Grant said there are no turn
lanes to Route 71 and he said it's too close to Route 47 to have another access. Grant said
he and his clients believe the best plan is to open St. Joseph' s Way. That's what the
developer originally proposed as well.
If you open up Walnut Drive it would be a convenient bypass to get around the
intersection putting more traffic on that roadway. If the roadway is opened, he believes
there would be a higher risk for traffic accidents.
There is sufficient ingress and egress to the subdivision to Route 47 and St. Joseph's
Way, he said.
Again, he said his clients' initial concerns were density and the proposed access to
Walnut Drive. IF the roadway doesn't open to the subdivision, then the issues are okay.
Bob Deco, president of the Fox Highlands Community Association, said St. Joseph's
Way is a private drive. He asked what are the city's plans for private roads. He said a
letter was sent to the city asking if the city is interested in taking over maintenance of
these streets.
Community Development Director Travis Miller said city staff did some site visits in the
fall and did a preliminary evaluation of that street system. He said the idea will go to City
Council for discussion on taking over the right of way. The issue likely would be on the
June Economic Development Committee agenda. He said the city likely would be
recommending improvements for the road. Miller said the system of the streets was
designed to be private.
Deco said it sounds as if the city is still in the fact-gathering mode. He added the
community association's preference is that the woods remain as it is. He said the
association also is concerned about drainage, traffic congestion, safety and general wear
and tear on St. Joseph's Way.
Deco also said the community association hasn't granted any easement for public use of
the private road. If the new development has public streets, the he would like for the
streets in Fox Highlands to be public as well. If the city doesn't want to take over the
maintenance and care of the streets, then the association would not grant access to St.
Joseph's Way, Deco said.
Donna Kotler, one of eight homeowners on St. Joseph's Way, said the road cannot handle
the amount of traffic this development would force on it. It's a very, tiny narrow street,
she said.
Kotler asked that members of the Plan Commission come visit St. Joseph's Way before
they make any decisions.
Richard Marciniak who lives on Walnut Drive said his concern is about safety if Walnut
Drive is made as the access. If there's a car crash near Walnut, he said there's actually
only one access to the subdivision not two.
Also, he said the road is not built for heavy traffic and to redo the road would be costly.
He said he would be song for the residents on St. Joseph's Way if the road is extended
there. However, he said there's at least more access to other roads from that road.
David Bucciferro, who lives on Muirfield Court in Yorkville, said The 9.6 acres of land
in the proposed development were originally under the arbor protection rules of
Yorkville. Also, he said the density of the proposed development is higher than in any
other development in the city.
He said he would like to know what an emergency access involves. It sounds very
misleading. The city would eventually have to put some sort of traffic controlling device
in Fox Highlands. Everyone who wants to go to Route 71 would go through it.
Shane Mizen, Fox Highlands, resident said he had to pay extra to live next to the woods
when he bought his property. There's a lot of wildlife that he enjoys including
salamanders. If the property is developed as proposed, he said the land would be
completely ruined.
Also, he said there are drainage issues to consider. He implored the Plan Commissioners
to come look at the property before any decisions are made.
Richard Allen of Muirfield Drive in Yorkville said his property is adjacent to St. Joseph's
Way. He said he has a lot of concerns. He said he paid a $3 ,000 surcharge when he
bought his property because of the bordering woods. While he understands that nothing
lasts forever, and people have the right to own and develop the property in any legal way
they choose, and that it disgusts him; that's not what he was at the meeting to address.
He's concerned about the private roads. All of the traffic would funnel past his home and
he would lose a lot of privacy.
Allen said he talked to Gina Cashman, property manager for Fox Highlands, and talked to
Miller to discuss the issue of ST. Joseph's Way as an access. Miller told him that the city
received a letter from the community association inviting the city to look at making the
roads in the subdivision public roads.
Miller said the letter wasn't intended to be an invitation so that the city could take over
the roadway and make an access to the proposed subdivision. When he told Cashman that
St. Joseph's Way might be an access point, but that the city might not be interested in
taking over maintenance of the road, she was shocked, Miller said.
Personally, he said he's not in favor of St. Joseph's Way as an access because of the
potential wear and tear on the road and the burden it would bear on Miller and his
neighbors.
Allen said his other main concern is drainage. When it rains a lot, his yard floods. If the
proposed development is approved, he wanted to know of there' s some way to negotiate
relief for high groundwater pressure.
Resident Dave Schramer said he's been in contact with the staff about the substantial
water drain off problem his neighborhood has with the Lennar development now.
There are a couple of creeks, or drainage areas, flowing through the property. Recently
the flow was changed and now there' s a swale going through their backyards. The city
gave the property owners some indication that they hope to do something about it. But
before more concrete is put there and there's more runoff, something needs to be done.
No one else spoke at the public hearing.
Lucietto made a motion to close the hearing at 7:42 p.m. Adams seconded the motion.
The motion was unanimously approved by voice vote.
Action Items
Guerard said that in regards to drainage, the developers would comply with all
regulations. He said there are basements in the proposed units and he said they'd comply
and try to solve any existing drainage issues. With what is planned, the drainage issues
should actually be improved.
As for traffic and connections to the roadways, everyone wants the traffic to go to Route
47. The only other issue is the secondary or emergency access. He believes that an access
to St. Joseph's Way makes the most sense. He's proposing an emergency access there,
which could be gated. And, he said the stub is already built.
Lucietto asked about Walnut Drive. Guerard said he believes it shouldn't be put in. Since
only an emergency access is needed and there's a stub to St. Joseph's Way, there really
isn't a need to access Walnut. It also would be very expensive, he said.
Miller said the May 1 staff report is included in the board packet. He said the plan was
reduced back to 56 units as opposed to 62 units. The density is 5.8 units per acre. R-3
zoning allows for up to 5 units per acre, but 5.8 units could be approved as part of a PUD
agreement.
Miller added that city staff recommends the suggested elevations and architectural
standards go into the PUD agreement.
Schillinger asked about requested variances. Guerard said there are no variances now.
As for street connections, city staff recommends all three street connections be made
including the one to Walnut Drive. Also, Miller said there are some minor adjustments to
the concept PUD plan. The city's engineering department said that St. Joseph's Way
should be a public street, but if the street remains private, then it would at least have to
meet city standards.
Lindblom said he doesn't believe there's a safe access at either of the proposed roadways.
If something happened near the entrance to block the road, then 70 percent of the homes
would be blocked. With that condition, Lindblom said he has a hard time recommending
the plan.
Crouch agreed with Lindblom's concerns and said that maybe this property isn't ready
for development yet. He doesn't believe Walnut Drive should be an access. He likes the
proposal to make St. Joseph's Way an emergency access, but that doesn't give an
adequate secondary access, as Lindblom suggested.
Guerard said the proposal isn't that different from other subdivisions in the city.
Schillinger said he appreciates the fact that Guerard has always been willing to work with
the city. He agreed with Crouch and said maybe the development is just too early.
In response to a Plan Commission question, Miller said the property has R-3 zoning with
a concept plan featuring 56 units. The proposal changed to include access to Route 47
and the developer agreed to go above and beyond the architectural requirements.
If the plan is voted down, Guerard said he'd come back with a minimal plan. He won't do
anything extra. Under the current proposal, the architectural level is above anything
currently in the city. Similar units are currently being built in high-priced areas in Kane
County, Guerard said.
Schillinger said he likes the nicer product, but he has safety concerns. Crouch wanted to
clarify that if the Plan Commission votes against the proposal, the developer could still
build 56 units on the property.
Kraupner said he hopes the city can come to some sort of decision about St. Joseph' s
Way. He visited the area and said the roads should definitely be kept private. He said the
roads are too small.
Schillinger said he visited the area as well and said he believes St. Joseph's Way should
be a full connection. Guerard, however, said his client doesn't want it. He would prefer a
full intersection to Route 47, nothing to Walnut and an emergency only access to St.
Joseph' s Way.
There was also a question about parking for the park. Guerard said he went to the Park
District and was advised not to put parking there.
Lucietto made a motion to recommend rezoning to a PUD for PC 2004- 18 and PC 2007-
17. Schillinger seconded the motion. The motion was unanimously approved by roll call
vote. Kraupner, Holdiman, Lucietto, Adams, Schillinger, Crouch and Lindblom voted
yes.
Crouch made a motion to recommend the concept PUD plan for PC 2004-18 and PC
2007- 17. Holdiman seconded the motion. The motion was approved 5-2. Holdiman,
Lucietto, Adams, Crouch and Kraupner voted yes. Schillinger and Lindblom voted no.
Lucietto then made a motion to recommend preliminary plan approval for PC 2004- 18
and PC 2007-17 subject to staff concerns and parking for the park. Adams seconded the
motion. The motion was approved 6-1 . Lucietto, Adams, Schillinger, Crouch, Kraupner
and Holdiman voted yes. Lindblom voted no.
NEW BUSINESS
1, PC 2007-14 Yorkville Crossings -- Amendment to Annexation and PUD
Agreement
Attorney John Duggan said he is before the Plan Commission because of the Wal-Mart
application. The developer is before the commission to present a concept for the
detention area and is asking for modification with respect to multi-family housing in lieu
of single-family housing. Also, the developer would like to extend the depth of the
commercial area to the southerly side of Crimson.
We started the pond in 2003 after discussion with Menards. So rather than having the
pond be 64 acres it was reduced to 27 acres. Along with that, the developer is asking to
extend the B-3 zoning northerly. And, the commercial property depth was reduced
because the developer dedicated land to IDOT in front of the property to widen Route 34,
Duggan said.
Mike Schoppe of Schoppe Design Associates prepared the concept plan for the detention
area. Schoppe said the new plan includes a detention basin that's 40 acres smaller than
what was planned. Some of the 40 acres would go to commercial and some would go to
residential.
The first change takes a road off the property line of the neighboring subdivision and puts
single-family homes with same lot sizes next to Prairie Meadows. Also, Schoppe said
there are now five accesses to Crimson Lane. Townhomes will replace the planned
single-family homes to reduce the number of accesses on Crimson Lane.
Miller said the changes since 2000 are highlighted in the staff report for the
commissioners to follow. He said city staff recommends approval based on the findings
listed.
Bill Dunn, with Engineering Enterprises Inc., said that storm water is the main issue, but
it appears the city staff and the developer are on the same page.
Lindblom asked if there was any potential for contamination of wells for people who live
on the south side Route 34 and Tuma Road. Dunn said that has been a concern about the
infiltration basin. However, he said the expectation is that the sandy nature of the soils
and the fact that they will be going quite deep would be sufficient to filter out the
contaminants. But, he said it's a crapshoot.
Duggan said the plan change reduces the size of the infiltration basin. Likewise, he said
the developer's emphasis has been on best management practices. According to the
design, stormwater would go across bioswails. The pond itself has a cleansing capacity
and there's a 1400-foot thick sand filter. There are no guarantees that stormwater can't be
contaminated. But, this project doesn't produce contaminants. He said the best
management practices in this development are great. There are no commercial or
industrial properties that have anything comparable to this property, Duggan added.
Lindblom said there's a big difference between this concept and regular ones. Schoppe
said this isn't the first infiltration basin planned for the city. There's one in Grande
Reserve. It's the first one designed to have all the water go to the basin.
Schillinger said the only problem he has with the plan are the townhomes planned on
Crimson Lane. He said it would be more suitable for business zoning.
Lindblom said he doesn't have a problem with what is being asked for.
Lucietto made a motion to recommend approval of an amendment to the annexation and
PUD agreement for PC 2007-14 Yorkville Crossings subject to staff concerns. Adams
seconded the motion. The motion was approved 6- 1 in a roll call vote. Adams, Crouch,
Kraupner, Holdiman, Lucietto and Lindblom voted yes. Schillinger voted no.
2. PC 2007-10 Rush-Copley Yorkville Healthcare Center -- Final Plat
Attorney John Philipchuck said the property is a two-lot subdivision over 40 acres. Alan
Kato is the architect. Phase I is in construction now which features a professional
building. Access to that portion is through Veteran's Parkway and the future Beecher
Road extension.
Kato also went over the landscape plan with includes dense foliage. The plan was
developed with Laura Haake and landscape architects and he's very satisfied with the
landscape plan.
The intersection of Veterans and Beecher will have a water feature and a tower element.
As for the building, there will house an ambulatory service area and diagnostic treatment
and women's health. The second and third floors are tenant space.
The building will feature glass and masonry material. It will be 90 feet high or seven
stories.
Eventually there will be a hospital and fitness center on the property. Also, Kato said a
bike path was added along Veterans and Beecher.
Miller said the final plat is consistent with what was approved earlier. As for staff
comments, Miller said Lot 5 doesn't include any accessible parking spaces. Technically,
the ordinance requires six spaces for the parking lot. However, the proposed plan
includes additional accessible parking spaces that are appropriate. He said staff
recommends approving the parking plan as submitted allowing the shift in location of
accessible spaces.
Also, Miller said staff has requested a re-submittal of the final landscape plan to reflect
requirements noted for Phase I Site Plan submittal and noting that all landscape ordinance
requirements will be met at the time of submittal. Staff recommends approval of the final
plan subject to this submission.
Staff also recommends approval subject to addressing all of the comments submitted in
the EEI reports.
Dunn said things have moved farther along than what is implied in the statements
included in the packets.
Crouch made a motion to recommend final plat approval for PC 2007-10 Rush-Copley
Healthcare Center final plat subject to staff comments. Lucietto seconded the motion. The
motion was unanimously approved by roll call vote. Schillinger, Crouch, Kraupner,
Holdiman, Lucietto, Adams and Lindblom voted yes.
3. PC 2007-11 Fountainview -- Preliminary/final Plat Approval
Attorney Dan Kramer, representing the petitioner, said the petitioner is asking for
approval subject to final engineering comments.
Miller said the plan is consistent with the concept plan. Staff recommends approval
subject to staff reports. City Engineer JoeWywrot recommended Fountainview Drive be
39 feet back-to-back within an 80-foot right-of-way. The proposed plan includes a 30-
foot street within a 66-foot right-of-way. Plan Council has recommended an alternative
way to arrive at the same result. Plan Council recommended requiring a 39-foot back-to-
back street within a 66-foot right-of-way provided the plat include an additional 7-foot
building setback and an easement dedication for the sidewalk.
Lucietto made a motion to recommend preliminary/final plat approval for PC 2007-11
Fountainview subject to staff concerns. Schillinger seconded the motion. The motion was
unanimously approved by roll call vote. Crouch, Kraupner, Holdiman, Lucietto, Adams,
Schillinger, and Lindblom voted yes.
4. PC 2007-15 Grande Reserve Unit 28 — Preliminary Plan
Lindblom said this item was removed from the agenda at the petitioner's request.
5. PC 2007-09 Cobblestone North Retail — Concept Plan
Kramer, representing the petitioner, said the property is a 49-acre parcel on the west
boundary of Eldamain Road. From the northeast corner of the intersection, the only piece
the developers don't own is the car repair shop and the spot east where the print shop
used to be.
Any plans for development of the property are very conceptual at this point, Kramer said.
But plans likely would include retail along Eldamain. The property already is zoned B-3
and annexed.
There was some discussion on possible cuts onto Eldamain. Lucietto said she doesn't like
right-ins and right-outs and suggested the developer look into some alternatives.
Schillinger said he'd like to see a frontage road. Kramer said the county has specific
standards that the developer will follow.
Lindblom said the plan is a big improvement compared to what was presented the last
time.
OLD BUSINESS
1, PC 2006-95 HIeinwachter — Final Plat
Kramer, representing the petitioner, said the area where the daycare center will go has
changed from where it was located on the preliminary plat. So far, the daycare center is
the only identified user.
Miller said the plan is in substantial conformance with the preliminary plan and staff
recommends approval subject to staff comments.
Lucietto made a motion to recommend final plat approval for PC 2006-95 subject to staff
concerns. Holdiman seconded the motion. The motion was unanimously approved by roll
call vote. Kraupner, Holdiman, Lucietto, Adams, Schillinger, Crouch and Lindblom
voted yes.
The meeting adjourned at 9:08 p.m.
Page 1 of 7
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY COUNCIL CHAMBERS
Wednesday, July 11, 2007 7:00pm
Chairman Anne Lucietto called the meeting to order at 7:00pm.
Prior to roll call the Chairman introduced new Board Member John Hegeler.
ROLL CALL:
Members present: Anne Lucietto, John Hegeler, Tom Lindblom, Charles Kraupner,
Clarence Holdiman, Jeff Baker.
A quorum was established.
CITY STAFF AND VISITORS:
Mayor Valerie Burd, Community Development Director Travis Miller, Interim City
Administrator Bart Olson, Alderman Gary Golinski, Economic Development Director
Lynn Dubajic, Attorney Dan Kramer, Court Reporter Christine Vitosh, Kendall County
Record Reporter Matt Schury, E. Fokfoki, Schoppe Design; Wayne Cruise; Attorney
Gregg Ingemunson, Vince Rosanova of DBCW Ltd.; Mark Baum of RC Wegman
Construction; Mr. & Mrs. Tom Hatcher
MINUTES:
The minutes of the June 13, 2007 meeting were approved on a motion by Kraupner and
Baker. Roll call was taken and approval was unanimous.
Chairman Lucietto conducted a swearing-in of those persons who would speak during the
Public Hearings. She said that a request had been made to switch the order of the first
and second Public Hearings. This action was approved with a unanimous roll call vote.
A motion was made by Baker and seconded by Kraupner to enter into Public Hearing.
Approval unanimous.
PUBLIC HEARINGS:
Public Hearing #2 (out of sequence)
PC 2007-19 - Charles & Jacquelyn Briguglio filed an application to request annexation to
the United City of Yorkville and zoning of R- 1 . The property consists of 1 . 1 acres and is
located at 10940 River Road. Attorney Dan Kramer gave an overview of the request.
(See court reporter 's transcript.)
Page 2 of 7
The Public Hearing was closed on a motion by Holdiman and Kraupner. Approved
unanimously on a roll call vote: Lucietto-aye; Holdiman-aye; Kraupner-aye; Hegeler-
aye; Baker-aye; Lindblom-aye.
Attorney Kramer commented that there would be no forced annexations of nearby
residences. It was noted that the property is contiguous to the City.
Action Items
i. Annexation
Travis Miller clarified that when a property is annexed into the City, it is automatically
zoned R- 1 . Staff recommended this annexation and a permanent easement will be
conveyed to the City. In addition, there will be a temporary construction easement.
Holdiman made a motion to annex this property and Baker seconded. It was approved
unanimously on a roll vote: Lucietto-aye; Holdiman-aye; Kraupner-aye; Hegeler-aye;
Baker-aye; Lindblom-aye.
Public Hearing #1 (out of sequence)
PC 2007-26, Sexton Development filed an application requesting annexation, zoning to
Planned Unit Development and Concept PUD plan. The property consists of 272. 186
acres and is located on the north side of Rt. 34, east of Eldamain Road and west of
Cannonball Trail.
Kraupner and Holdiman moved and seconded respectively, to open Public Hearing #1 .
This motion passed unanimously on a voice vote. Drew Daniels was present on behalf of
his family and Sexton Development and he gave a presentation of the proposed
development.
(See court reporter 's transcript.)
The Public Hearing was closed on a motion by Lindblom and second by Kraupner. It
passed unanimously on a voice vote.
Discussion Regarding Annexation
On a suggestion by Mr. Lindblom, the committee discussed the annexation aspect first.
The development will have an SSA with a package of sales tax incentives similar to that
of Kendall Marketplace. When asked about a timetable for the project, Mr. Daniels said
his company hopes to partner with Bradford Company and they will begin mass grading
as soon as possible. The project depends on the market at the time, but Daniels said the
proposed senior development is 6-7 years in the future.
Page 3 of 7
Mr. Lindblom asked about the two proposed emergency exits and how that would be
possible if Mr. Daniels' company does not own the adjoining property. Daniels is
talking with Cobblestone Homes to gain access behind a commercial area.
The majority of the property (95%) is in Plano School District with a small portion in
Yorkville. A fiscal impact study for the schools will be done.
Many improvements are planned for Rt. 34 and Beecher Road. A new road will connect
Rob Roy Falls and Kendall Marketplace in order to avoid getting onto Rte. 34. A 5-lane
cross-section will be built from Cannonball Trail to Beecher and the entrances between
Rob Roy Falls and Kendall Marketplace will align as they cross Beecher. It was also
noted that Beecher Road will continue south past the Rush Copley building.
Mr. Miller stated that the SSA is the funding mechanism and the City will use that money
to fund the Beecher Road improvements. Over a 20-year period, taxes will be rebated to
the party that constructed the road and thereby eliminates the use of City funds. Mr.
Baker commented that the developer should always fund the building of the roads when
they bring in developments.
Action Item:
i. Annexation
Chairman Lucietto entertained a motion to approve annexation for the Sexton
Development. Baker moved and Lindblom seconded the motion to approve this
annexation. A roll call vote was taken and the motion passed unanimously: Holdiman-
aye; Kraupner-aye; Hegeler-aye; Baker-aye; Lucietto-aye; Lindblom-aye.
The zoning request from the petitioner is a PUD. On a motion by Lindblom and second
by Holdiman, the zoning was approved. Roll call: Kraupner-aye; Hegeler-aye; Baker-
aye; Lucietto-aye; Holdiman-aye; Lindblom-aye. Motion passed unanimously.
Concept PUD Discussion
Baker suggested the parking spots should be at 45°. Chairman Lucietto summarized the
areas being looked at: emergency access and density. She asked Travis Miller to present
the City comments. He said the City reviewed the Comprehensive Plan and looked at the
locations of the entrances as well as the outlots and the ability to buffer them. The staff
recommended approval. Beecher Road is consistent with the Comp Plan.
Miller also commented on the two residential areas and noted the following
• 1 .5 — 2 units per quarter acre.
• Senior community should be age-targeted rather than age-restricted
• Architectural details should be identified and should include significant features
that exceed City standards
• Masonry is expected
Page 4 of 7
• Recommended minimum 50% open space
• Alignment of entrances should be discussed with adjacent property owners
A representative of Bradford Company was present and said there are 50 similar projects
in the Chicago area at this time and said there is national interest for big box stores for
this area. He expects a good mixed use and said that all are dependent on the economy.
Action Item:
H. Concept PUD
A motion was made by Kraupner to approve the concept PUD and that motion was
seconded by Lindblom. A roll call vote was taken as follows: Kraupner-aye;
Hegeler-aye; Baker-aye; Lucietto-aye; Holdiman-aye; Lindblom-aye. Motion passed
unanimously.
Public Hearing #3
PC 2007-22, B & P Properties filed an application requesting rezoning from M-1
(Limited Manufacturing) to R-3 (General Resident District). The property consists of
14.325 acres and is located south of Corneils Road and west of Caledonia Drive.
Attorney Dan Kramer represented the petitioner
Kraupner and Holdiman moved and seconded, respectively, to open this Public Hearing.
On a voice vote, this motion passed unanimously.
See court reporter 's transcript.
It was moved by Lindblom and seconded by Hegeler to end the Public Hearing. This
motion passed unanimously by voice vote.
Chairman Lucietto asked if the petitioner would need an amendment to the Annexation
Agreement to reflect the R-3 zoning for the PUD. This will be needed. Lindblom
pointed out that with very little activity in the proposed Westbury development, it leaves
a potential for 48 families to be unable to get in or out. Travis Miller added the staff
comments and said that legally the City cannot start the zoning change without an
agreement.
Action Item:
i. Rezoning
A motion was made by Lindblom and seconded by Holdiman as follows: for PC 2007-
22—add amendment to Annexation Agreement to reflect R-3 zoning PUD with land use
consistent with concept plan submitted. A roll call vote was taken as follows: Hegeler-
aye; Lucietto-aye; Baker-aye; Holdiman-aye; Kraupner-aye; Lindblom-aye.
Page 5 of 7
Public Hearing #4
PC 2007-24, Don Kalant, petitioner, filed an application requesting rezoning from R-2,
(One-Family Residence District) to B-2 (General Business District). The property
consists of 0.3 acres and is located at 101 W. Center Street. Attorney Gregg Ingemunson
was present on behalf of the petitioner.
Baker moved and Hegeler seconded the motion to open the Public Hearing. A voice vote
unanimously approved the motion.
See court reporter 's transcript.
A motion was made by Holdiman and seconded by Hegeler to close the Public Hearing.
Approved unanimously on voice vote.
Baker commented that he felt all houses along this area would follow this trend. Mr.
Miller also presented staff comments and encouraged adaptive re-use of properties such
as this. This use also conforms to the Comprehensive Plan. He commented on the
signage and also asked the petitioner to draft an agreement with the City.
Action Item
i. Rezoning
A motion was made by Holdiman and seconded by Hegeler to accept PC 2007-24 with
staff comments and consideration for zoning. A roll call vote was taken as follows:
Lucietto-abstain; Holdiman-aye; Kraupner-aye; Lindblom-aye; Baker-aye; Hegeler-aye.
Motion passed.
New Business:
1 . PC 2007-15 Grande Reserve Unit 28
Vince Rosanova of Dommermuth, Brestal, Cobine, West was present on behalf of
Pasquinelli Homes and he gave an overview of Grande Reserve Neighborhood #4. It is
25 acres bounded by Mill Road on the north and ComEd and the tracks on the south.
In 2003, the property was envisioned as multi-family with 300 units. The developer is
now working with the City on a preliminary plan for condos and with David Mogle on an
8.8-acre park. The development will feature a public path, gazebo, clubhouse and fitness
room. There are 2.44 parking spots for each unit with an individual garage for each unit
with interior access. The roads in the development will be private.
Lindblom asked Miller to explain the difference between apartment and condo. Miller
replied it is rental vs. ownership. Miller presented staff comments and pointed out some
inconsistencies since the neighborhood was originally approved for apartments. He said
condos could conceivably become rental units.
Page 6 of 7
An EEI representative briefly commented on the plan. It was noted there are 14 units per
building and that is consistent with the density allowed.
There was no further discussion and a motion was made by Lindblom and seconded by
Holdiman to accept the Preliminary Plan. Roll call vote was taken as follows: Hegeler-
aye; Baker-aye; Lindblom-aye; Kraupner-aye; Holdiman-aye; Lucietto-aye.
Additional Business:
Chairman Lucietto asked the Commission members to fill out a survey stating their
preference of receiving Plan Commission minutes and materials for meetings as follows:
1) on a CD, 2) on paper, 3) download from City website. There was a brief discussion
regarding the preferred methods.
In another matter, Ms. Lucietto stated that in the meeting packets, she had included a
letter that was sent to all Plan Commission members in Kendall County. The intent of
the letter was to invite all members to a joint meeting and determine the issues of the
County. Mayors were invited as well and letters were sent to 12 cities. She asked all to
bring their Comprehensive Plans to develop a list of the most pressing issues. That list
will be voted on informally. Then another meeting will be held in two months to discuss
expectations and get to know one another. An example of discussion might be open
space. An informational letter was also sent to surrounding County Board Chairmen.
Lucietto said the letters had generated a great amount of interest.
Lynn Dubajic was asked to comment on businesses that will be opening in Yorkville.
She said that Dick's Sporting Goods, Kay Jewelers, Marshalls, Famous Footwear, Ulta
Bath & Body Works and Dress Barn will be coming to Kendall Marketplace. She added
that there is no more room there for big box type stores. Kohl's will be opening in
September with Target and Home Depot also coming soon. When asked about the
former Countryside Shopping Center, Ms. Dubajic said the developers are attempting to
find a plan. Office Max will be opening by Jewel and Chase Bank is building on the old
Mobil site.
Travis Miller discussed the framework for reviewing the Comprehensive Plan and said a
steering committee will be formed. He talked about what the makeup of the group should
be and what guidelines to use for choosing those persons. Some of the comments made
were:
• Should have a cross-section of 25-30 citizens/people
• Demographics and geographic areas should be taken into consideration when
choosing members
• Include teachers, however, some might not live in Yorkville
Page 7 of 7
• Include older population
• Do not include county officials, but should have representation from various
groups, need diversity
• Committee members must be committed to project
• Time of year is important (September to November), after school is in session, but
not during bad weather months
• Meetings in evening, choose days of meetings—then determine who can attend on
those days, City calendar will be considered
• Submit names of possible committee members to Mr. Miller to formulate list of
individuals by August, first meeting in September
• Require member to be resident???
• If person has vested interest in community, allow to be considered for committee
There was no fiuther business and a motion was made by Baker and seconded by Hegeler
to adjourn the meeting. Approved unanimously on voice vote. Meeting adjourned at
9:04pm.
Minutes by Marlys Young
Minute Taker
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE , ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above - entitled matter taken before
CHRISTINE M . VITOSH , C . S . R . , on July 11 , 2007 , at
the hour of 7 : 00 p . m . , at 800 Game Farm Road , in
the City of Yorkville , Illinois .
El'® ® �®UIZT
reporting service
1212 South Naper Boulevard • Suite 119-185 • Naperville, 11160540 • 630-983-0030 • Fax 630-299-5153
www.depocourt.com
• 2
1 P R E S E N T :
2 MS . ANNE LUCIETTO , Chairman ;
3 MR . CLARENCE HOLDIMAN ;
4 MR . TOM LINDBLOM ;
5 MR . CHARLES KRAUPNER ;
6 MR . JEFF BAKER ;
7 MR . JOHN HEGELER ;
8 MR . TRAVIS MILLER ;
9 MS . MARLYS YOUNG .
10
11
12 - - - - -
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Depo Court Reporting Service (630) 983=0030
• 3
1 ( Witnesses sworn )
2 CHAIRMAN LUCIETTO : We have a number
3 of public hearings this evening ; actually , four
4 by my count . I know a number of you are going to
5 want to speak at them . I ' m going to - - There are
6 some people coming in that I think are going
7 to - - I ' m going to have to swear you guys in . If
8 you ' re going to speak , I ' m going to need you to
9 do this . If you ' ll stand , please , and raise your
10 right hand and repeat after me .
11 ( Witnesses sworn )
12 CHAIRMAN LUCIETTO : I ' ve been
13 requested to switch the first and the second
14 petitioners this evening due to the first ones
15 just arriving . Apparently they ran into some
16 traffic . So before we open the public hearing ,
17 do we have any admonition to that group ?
18 ( No Response )
19 CHAIRMAN LUCIETTO : I ' d like to go
20 with that , please , if that ' s okay , to flip the
21 two . Roll call , please .
22 MS . YOUNG : Lindblom .
23 MR . LINDBLOM : Yes .
24 MS . YOUNG : Baker .
Depo Court Reporting Service (630) 983-0030
• 4
1 MR . BAKER : Yes .
2 MS . YOUNG : Hegeler .
3 MR . HEGELER : Yes .
4 MS . YOUNG : Kraupner .
5 MR . KRAUPNER : Yes .
6 MS . YOUNG : Holdiman .
7 MR . HOLDIMAN : Yes .
8 MS . YOUNG : Lucietto .
9 CHAIRMAN LUCIETTO : Yes . Okay . So
10 that , we will entertain a motion to open the
11 public hearings for PC 2007 - 19 .
12 MR . BAKER : So moved , Baker .
13 MR . HOLDIMAN : Second .
14 CHAIRMAN LUCIETTO : Okay .
15 Petitioners here ?
16 WHEREUPON :
17 DANIEL J . KRAMER ,
18 having been first duly sworn , testified before
19 the Yorkville Plan Commission as follows :
20 MR . KRAMER : I am . For the record ,
21 my name is Daniel J . Kramer . I am an attorney
22 licensed to practice law in the State of
23 Illinois . My address is 1107A South Bridge
24 Street , Yorkville , Illinois , and I represent the
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• 5
1 petitioners in this matter .
2 This one is a fairly
3 straightforward petition . There is some old
4 county lots , Meyers ' subdivision , that are
5 contiguous to the existing City limits of the
6 United City of Yorkville across the river ; in
7 other words , under the statute you are permitted
8 to pretend the river doesn ' t exist , so they would
9 back up and touch the City that way .
10 They ' re asking - - It ' s a newer
11 home they built on this particular property and
12 they are asking to come into the City as R - 1
13 zoning . The lot is 1 . 1 acres ; it ' s well in
14 excess for our minimum square footage for an R
15 residence , and that ' s about all there is to it .
16 We ' ve gone through Planning
17 Council , I believe they have given us a positive
18 recommendation as far as the annexation , and we
19 are working on seeing if we could do an easement
20 that would allow them potential drainage for
21 future use for City purposes to get down to the
22 river along the border of the property .
23 So we ' re asking for a positive
24 recommendation to the City Council , just a
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6
1 straight R - 1 restrictive annexation , no
2 variances , and we ' ll be happy to take any
3 questions from the audience or the Plan
4 Commission .
5 CHAIRMAN LUCIETTO : Are there any
6 comments , questions ?
7 ( No Response )
8 CHAIRMAN LUCIETTO : Okay . So this
9 is for annexation and zoning ?
10 MR . KRAMER : Yes .
11 CHAIRMAN LUCIETTO : Since there are
12 no comments from the public , I would entertain a
13 motion to close the public hearing so that the
14 Planning Commission can ask questions and move
15 forward with their business .
16 MR . HOLDIMAN : So moved .
17 MR . KRAUPNER : Second .
18 CHAIRMAN LUCIETTO : Okay . Thank
19 you .
20 MS . YOUNG : Lucietto .
21 CHAIRMAN LUCIETTO : Yes .
22 MS . YOUNG : Holdiman .
23 MR . HOLDIMAN : Yes .
24 MS . YOUNG : Crouch . I ' m sorry .
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• 7
1 Kraupner .
2 MR . KRAUPNER : Yes .
3 MS . YOUNG : Hegeler .
4 MR . HEGELER : Yes .
5 MS . YOUNG : Baker .
6 MR . BAKER : Yes .
7 MS . YOUNG : And Lindblom .
8 MR . LINDBLOM : Yes .
9 CHAIRMAN LUCIETTO : Okay . Now ,
10 again , as we did in the last meeting - - I know ,
11 Jeff , you weren ' t here , John , you were , we ' ll go
12 through everybody and then we can do any comments
13 that maybe we didn ' t address the first time
14 through .
15 ( discussion had off
16 the record )
17 CHAIRMAN LUCIETTO : Now , back to the
18 public hearing for PC 2007 - 26 , Sexton
19 Development . Do I have a motion to open the
20 public hearing for that ?
21 MR . HOLDIMAN : So moved .
22 MR . LINDBLOM : Second .
23 CHAIRMAN LUCIETTO : Roll call ,
24 please . Those in favor say aye .
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• 8
1 ( A Chorus of Ayes )
2 CHAIRMAN LUCIETTO : Not in favor ?
3 ( No Response )
4 CHAIRMAN LUCIETTO : Okay . Hello .
5 WHEREUPON :
6 DREW DANIELS ,
7 having been first duly sworn , testified before
8 the Yorkville Plan Commission as follows :
9 MR . DANIELS : Good evening . While
10 they are working on the boards , I ' ll go ahead and
11 get started . Okay .
12 Good evening , everyone . My
13 name is Drew Daniels . I am here on behalf of my
14 family and Sexton Development for the piece of
15 property that we would like to call Rob Roy
16 Falls , and what we ' re here for tonight is for the
17 beginning of the PUD annexation of the property .
18 I ' d like to first start by
19 getting into some of the characteristics of the
20 property . The property borders the north side of
21 Route 34 . It is adjacent to the Beecher Road
22 extension , which is being built right now , which
23 borders the line of Kendall Marketplace , we are
24 just east of Eldamain Road , and currently right
Depo Court Reporting Service (630) 983-0030
• 9
1 now we are plus or minus 272 acres . We are
2 currently , zoned agricultural , and we have owned
3 the property for a little over 30 years . We ' ve
4 had a great farmer on the property taking care of
5 it , and we do have the Rob Roy Creek which runs
6 north / south through the property , and those are
7 basically all the characteristics to start with
8 with the site .
9 What we are proposing tonight
10 is to look at a concept PUD plan for essentially
11 three components on the piece of property . The
12 first and largest component is the commercial
13 aspect , which is plus or minus 125 acres , which
14 has a plus or minus square footage count of about
15 a million square feet of commercial .
16 Now , a majority of this , about
17 4 , 000 square - - linear feet of this will run
18 along Route 34 , while about a thousand plus or
19 minus square feet will run along Beecher Road .
20 The commercial will have
21 everything from big box stores to the
22 smaller - type boutique stores , which would be a
23 lifestyle feature .
24 You can notice - - I don ' t
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10
1 know - - Actually you might notice that in this
2 particular drawing , closer along Route 34 would
3 be our lifestyle feature with the large boxes up
4 above .
5 Obviously we have a number of
6 outlots which could be used for many , many
7 different things , and that basically entails the
8 entire commercial , it does go west of the creek
9 and it goes - - well , basically the entire length
10 of the property .
11 Our second component is a
12 senior development , which is west of the creek
13 and directly north of the commercial . Now , this
14 senior development is plus or minus 75 acres , and
15 it ' s an age targeted and lifestyle apartment
16 living .
17 Basically the site will be
18 comprised of single family homes , duplex units
19 and multi unit complexes . Some of the developers
20 we have been talking to in order - - that will end
21 up building this have been building two - story
22 senior housing like in the Lake County area and
23 North Shore , so I can ' t promise they ' re going to
24 be ranch style , but I can promise that we are
Depo Court Reporting Service (630) 983-0030
' 11
1 aiming for bedrooms on the first floor , and they
2 are more orientated for - - well , they ' re not as
3 orientated for family living , so - - Let ' s see
4 here .
5 In that development there will
6 be private roads and private parks , no public
7 roads whatsoever , and more towards the south - -
8 it ' s kind of tough to see - - but it ' s a green
9 building , that would be the clubhouse for the
10 residents of that area .
11 Moving over to the third
12 component , we ' ve got the Rob Roy Club , okay ?
13 That is plus or minus 70 acres , and that will
14 consist of single family clusters , duplexes ,
15 townhouses and mid - rise dwellings . That , too ,
16 has private roads and private parks . And I ' d
17 like to read actually a little excerpt of what
18 entails the Rob Roy Club , which is a new and
19 unique concept for the Chicago area .
20 It is the combination of a
21 potentially gated community , a private country
22 club , excluding the golf course , and an entry fee
23 community , such as those done for senior housing .
24 This development , however , is not age restricted
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12
1 or targeted . It is planned to appeal to active
2 young adults and empty nesters . The club
3 facilities would include clubhouse with dining
4 facilities , meeting rooms , health club
5 facilities , swimming pool , tennis , and all
6 purpose courts with the possibility of a usable
7 lake for fishing , swimming and water ski
8 activities .
9 I can actually get into that a
10 little bit later , but members would pay an entry
11 and initiation fee which would vary based on the
12 size of the dwelling they choose . They would
13 then pass assessments adjusted annually to cover
14 the remaining costs of development , management ,
15 maintenance , operations , access , and reserve for
16 replacements .
17 Members can remain in their
18 units , swap for other units as they are
19 changed - - as their needs change , and the units
20 of other desired size and type become available .
21 Housing choices will include
22 single family detached housing and units in three
23 and four - story elevated buildings with enclosed
24 parking .
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13
1 When a member elects to move
2 out of the development , upon proper prior notice ,
3 he or she is eligible for a return of 75 to 100
4 percent of their entry fee , which is an amount to
5 be determined later , be returned upon occupancy
6 by a new member . This is essentially what
7 entails the Rob Roy Club .
8 Now , your City zoning ordinance
9 calls for finance , and that ' s something I would
10 like to go over right now , and I ' m going to do a
11 brief outline of the findings and I ' m going to
12 pass this out at the end , which is a more
13 comprehensive detailed breakdown of what I ' m
14 going to go over , but the first is the
15 compatibility of the site .
16 The current comp plan actually
17 shows residential between Rob Roy Creek and the
18 proposed and / or up and coming Beecher Road . I
19 think it ' s clear to say that with the development
20 that ' s going to be going on further west with the
21 Cobblestone property and what ' s going on with the
22 Kendall Marketplace , it would make sense to
23 continue the commercial along Route 34 to about
24 the height of where the detention lake starts at
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14
1 the top .
2 But other than that , the rest
3 of the property is actually still in the comp
4 plan , where residential is shown residential , it
5 will remain , and commercial will still remain
6 commercial as on the comp plan .
7 The second one is
8 appropriateness of land use , and realistically ,
9 this is the last large parcel on Route 34 .
10 What ' s really important is , I mean , we are almost
11 smack dab in the middle between Route 47 and the
12 proposed and upcoming Prairie Parkway , and it
13 just - - it makes a lot of sense . This is - - we
14 need to look at the market for Yorkville , which
15 has definitely changed in the last five years ,
16 and the Kendall Marketplace right next door is a
17 perfect example of the land use that should be
18 there .
19 Third is the appropriateness of
20 the layout . We are seeking land use approval for
21 preliminary plan tonight . Basically this is just
22 one of many different versions of what could
23 happen on the site , but I think what we ' re trying
24 to explain tonight is - - right , this is exactly
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15
1 it right here - - the areas of residential and the
2 areas of commercial , and obviously , you know , the
3 roadways and whatnot . But that ' s what we ' re here
4 for tonight .
5 Existing use with the general
6 area of the property , again , Kendall Marketplace
7 right next door , and we really feel that with the
8 way that we ' ve got this site proposed and laid
9 out it ' s a very good way to eventually buffer in
10 the residential in the back .
11 Now , the five would be the
12 zoning classification within the general area of
13 property , it is appropriate from recent zonings .
14 If you look at Kendall Marketplace , Rush - Copley ,
15 and the Kendall County facility , it does go along
16 with those same kind of things .
17 Number six , suitability with
18 existing zoning . Well , it is now agricultural
19 zoning , and given the extensive development
20 that ' s going on in the area , it does make sense .
21 Number seven , trend of
22 development . Again look at the Kendall
23 Marketplace , Rush - Copley , and the Kendall County
24 facility . It is what it is .
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16
1 And number eight would be the
2 impact on traffic . This is something we ' ve gone
3 ahead and we ' ve met with property owners to the
4 west and east , we ' ve already met with IDOT , and
5 we ' ve got a good consensus of where all the
6 lights will be going and moving forward as
7 quickly as possible to get that all worked out .
8 The good news is everyone is on
9 the same team here , we all want to get this
10 moving as quickly as possible , so we don ' t have
11 many issues with any of the adjoining property
12 owners of where lights should be , it ' s all pretty
13 much worked out , we ' ve just got to get the
14 paperwork done , so - - and I think that ' s about
15 it .
16 CHAIRMAN LUCIETTO : Okay . Do we
17 have any questions from the public ? Does anybody
18 have any issues , questions ?
19 ( No Response )
20 CHAIRMAN LUCIETTO : Excuse me .
21 Excuse me , sir , before you speak , if you would
22 please say who you are and where you live , then
23 you can ask all the questions .
24 MS . HATCHER : She says you have to
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17
1 tell who you are .
2 MR . HATCHER : I ' m Tom Hatcher . I
3 live on Eldamain Road .
4 CHAIRMAN LUCIETTO : Thank you .
5 WHEREUPON :
6 TOM HATCHER ,
7 testified before the Yorkville Plan Commission as
8 follows :
9 MR . HATCHER : Just wondering why
10 there is so much detention pond in the middle of
11 this development .
12 MR . DANIELS : Well , actually there
13 is - - You can see the amount of parking that is
14 required for the Yorkville ' s ordinance for the
15 type of commercial that ' s going to be going
16 there . That ' s not a permeable surface and we do
17 have a lot of water requirements on the site .
18 Instead of making ten different
19 detention areas , which can look nice , we were
20 able to put it all into one location . We find it
21 advantageous in a couple things .
22 MR . HATCHER : You ' re going to fill
23 this all in over here ? Because that ' s low .
24 MR . DANIELS : Correct . Well , the
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18
1 lowest point of the property is actually the
2 southeast corner . Where we have the detention is
3 actually the lowest portion of the property .
4 We ' ve gone through extensive tests and all the
5 engineering has been done in regards to really
6 minimizing - - We obviously don ' t want water the
7 whole entire length of Route 34 , it just wouldn ' t
8 make sense , but basically what we ' re able to do
9 with that detention at the top is - - it ' s a great
10 buffer , but - - and I won ' t get into it too much ,
11 but it is the proper length for an actual water
12 ski force . I know that sounds a little weird ,
13 but it ' s been something my family is very into
14 and my brother has been looking to do it for
15 years , but essentially the Rob Roy Club would
16 have the insurance in place and all the proper
17 procedures lined up to run a boat on the actual
18 detention area back there , and it is long enough
19 to have whole professional skiing events .
20 I know it sounds nuts , but it ' s
21 interesting how little - - how few places actually
22 these events are held , and it ' s an opportunity
23 here .
24 Plus , if you could see , there
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19
1 is - - there is a little tiny waterfall feature ,
2 we are hoping to get at least somewhere onto the
3 site , and it does make sense , we can control the
4 water a little easier and ease the detention
5 between the sites . But we think it ' s a good
6 buffer between the commercial and the residential
7 because with the buffer , which is tough to see ,
8 it doesn ' t look very big when you are looking at
9 it , there is a line of trees that ' s up above the
10 commercial there . That ' s quite a bit of land
11 there , so we ' ll put quite a berm , so - -
12 MR . HATCHER : What ' s your plans for
13 that ?
14 MR . DANIELS : Well , right now we
15 just know that it will be a berm . Our goal is
16 that the people from the Rob Roy Club , obviously
17 except for the people that are in the mid - rise
18 developments , will not be able to see the
19 commercial at all . That ' s what we ' re hoping to
20 do .
21 Now , the other advantage is
22 with a very wide berm right there , we are hoping
23 that we might possibly be able to build in some
24 type of seating area for things going on on the
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20
1 lake , so - - but these are all very preliminary ,
2 but this is what we are hoping to do , so . . .
3 MR . HATCHER : I think by the time
4 you got this low spot filled in , you wouldn ' t
5 have any dirt to make a berm .
6 MR . DANIELS : Well , we ' ve got - -
7 We ' ve got more than enough dirt on the site , I
8 know that for a fact .
9 Actually , where the detention
10 is right there , that is the high point of the
11 piece of property , so we ' re going to be moving a
12 lot of dirt on there , on the piece of property ,
13 to get all the detention areas , so we ' re
14 confident that we ' re not going to be able to need
15 to truck in any dirt .
16 MR . HATCHER : Well , the farm
17 buildings are the highest part , aren ' t they ?
18 MR . DANIELS : No . Actually the
19 highest part is right where the Rob Roy Club is
20 labeled . That is the highest point of the site
21 right now .
22 MR . HATCHER : Not the last time I
23 was out there , but I guess you guys have surveyed
24 it .
Depo Court Reporting Service (630) 983-0030
21
1 MR . DANIELS : Oh , yes , we have
2 surveyed it . No , we have gone through it , so the
3 highest point is right there , the lowest point is
4 the southeast corner .
5 CHAIRMAN LUCIETTO : Do we have any
6 other questions ?
7 ( No Response )
8 CHAIRMAN LUCIETTO : No ? Hearing
9 none , entertain a motion to close the public
10 hearing .
11 MR . HOLDIMAN : So moved .
12 MR . KRAUPNER : Second .
13 CHAIRMAN LUCIETTO : All in favor say
14 aye .
15 ( A Chorus of Ayes )
16 CHAIRMAN LUCIETTO : Okay .
17 ( discussion had off
18 the record )
19 CHAIRMAN LUCIETTO : Okay . I
20 entertain a motion to open public hearing
21 PC 2007 - 22 , B & P Properties .
22 MR . KRAUPNER : So moved .
23 MR . HOLDIMAN : Second .
24 CHAIRMAN LUCIETTO : Thank you . All
Depo Court Reporting Service (630) 983-0030
22
1 in favor say aye .
2 ( A Chorus of Ayes )
3 CHAIRMAN LUCIETTO : Not in favor ?
4 ( No Response )
5 CHAIRMAN LUCIETTO : Okay . We are in
6 public hearing .
7 MR . KRAMER : I ' ll keep my voice up
8 for the crowd . Daniel J . Kramer . I am
9 representing the petitioners . I am an attorney
10 licensed to practice law in the State of
11 Illinois . My address is 1107A South Bridge
12 Street , Yorkville , Illinois , and I represent the
13 petitioner , B & P Properties , LLC , which is the
14 developer , and it ' s the Royal Order of Moose that
15 owns part of the property and a Morelli Trust
16 that ' s the other owner , so it ' s in effect for the
17 petitioners .
18 By way of introduction , this
19 property is approximately 14 . 8 acres . It ' s on
20 the south side of Corneils Road just west of
21 Route 47 . I have Emo Furfori , our land planner
22 from Schoppe Design with us tonight with two
23 exhibits , one being an overview of the area and
24 the second being a concept plan of the property .
Depo Court Reporting Service (630) 983-0030
23
1 By way of history , it was
2 originally annexed to the City of Yorkville back
3 in the year 2000 and it was all owned by Mike and
4 Tamara Rosenwinkel . They annexed the property at
5 the time that the City was out trying to get
6 surrounding areas that were contiguous to the
7 City in , and they came in with a flex zoning of
8 M - 1 , and at the time we hoped that that was going
9 to germinate more jobs and so on with the
10 Yorkville business park out there with F . E .
11 Wheaton , and we got a couple good users out
12 there , but at the end of the day Inland used its
13 flex zoning and developed what was called
14 Caledonia adjacent to this and pretty much ended
15 the manufacturing uses on the north side .
16 Mike and Tammy Rosenwinkel came
17 in in 2005 and co - petitioned with Ocean Atlantic
18 to amend the original 2000 annexation agreement
19 to change the portion of the property that they
20 had retained from M - 1 to a mixed use residential
21 zoning , which was ultimately approved by the City
22 Council .
23 This particular property again ,
24 as Emo has shown behind Miss Court Reporter , is
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24
1 located and it ' s surrounded on the west side by
2 what is now Westbury , south of Corneils Road , and
3 on the east and south side by the Caledonia
4 development , which is currently being developed
5 by Rich Guerard and Wyndham Homes .
6 So in terms of the uses that
7 are around it , they are all residential at this
8 point , and on the north side of Corneils Road ,
9 that ' s proposed and subject to an annexation
10 agreement that ' s working its way through the
11 process to be part of Westbury for a golf course
12 and , again , residential development .
13 Your City Comprehensive Plan
14 shows this area as transitional zoning with a
15 density permitted of up to four units per acre .
16 We are asking that the recommendation be made to
17 the City Council to amend the earlier two
18 annexation agreements to change this to R - 3
19 zoning .
20 We have had two recommendations
21 from staff at Planning Council ; one , they asked
22 us if we would look at developing the duplexes as
23 opposed to townhouses , and we have said we would
24 entertain that . We still think we can get the
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25
1 same density we are showing on here at roughly
2 about three and a half per acre by doing duplexes
3 in lieu of townhouses .
4 The second thing that staff
5 asked us to do is would we entertain doing a
6 planned unit development rather than just
7 straight zoning when we move it on to City
8 Council , and we likewise indicated that we would
9 do that . So that ' s kind of an overview of the
10 area .
11 Emo , if you could show them
12 again the concept plan .
13 MR . LINDBLOM : Dan , excuse me , while
14 he is doing that - -
15 MR . KRAMER : Yes , sir .
16 MR . LINDBLOM : The map we have here
17 shows the property to the south as Westbury
18 South . You mentioned that that ' s - -
19 MR . KRAMER : They wrap around part
20 of it , but I believe Caledonia comes down around
21 them as well .
22 MR . LINDBLOM : Comes down here .
23 MR . KRAMER : Yes . Again , we show a
24 connection to the Westbury development where
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26
1 their street is plotted on the west . We would
2 provide for one access onto Corneils Road , and
3 that brings up a third recommendation of staff ,
4 and that is that , of course , everybody is
5 improving Corneils Road adjacent to their
6 property , so Emo would provide both for the
7 dedication of the additional right - of - way and we
8 would pay the cost of improving Corneils Road .
9 One thing that I don ' t believe
10 was in the staff recommendation , but I suspect
11 would be negotiated or they would have asked us
12 if we didn ' t bring it up in advance , and that is
13 you have asked Westbury , you ' ve asked Jimmy
14 Rates , you have asked everybody who is improving
15 on 47 to contribute to the improvement of 47
16 because it doesn ' t look like in the near term
17 IDOT ' s ever going to give us the money to do that
18 as a city , and , again , there would be required to
19 have some improvements out at the light out at
20 the corner , so we would anticipate that we would
21 have to make a contribution on that because
22 obviously we would be kicking traffic in there .
23 So that ' s generally our
24 comments , and , again , we are asking for a
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27
1 favorable recommendation for the rezoning from
2 M - 1 to R - 3 subject to staff ' s recommendations .
3 CHAIRMAN LUCIETTO : Do we have any
4 questions from the audience ?
5 ( No Response )
6 MR . BAKER : This is just concept ,
7 right ?
8 MR . KRAMER : Correct . It ' s not
9 preliminary plat , Jeff .
10 CHAIRMAN LUCIETTO : Entertain a
11 motion to get out of the public hearing ?
12 MR . LINDBLOM : So moved .
13 CHAIRMAN LUCIETTO : Second ?
14 MR . HEGELER : Aye .
15 CHAIRMAN LUCIETTO : All in favor say
16 aye .
17 ( A Chorus of Ayes )
18 CHAIRMAN LUCIETTO : Not in favor say
19 nay .
20 ( No Response )
21 CHAIRMAN LUCIETTO : PC 2007 - 24 , Don
22 Kalant . Are they here ? Yes . Entertain a motion
23 to open the public hearing for PC 2007 - 24 , Don
24 Kalant .
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1 MR . BAKER : So moved , Baker .
2 CHAIRMAN LUCIETTO : Second ?
3 MR . HEGELER : Second .
4 CHAIRMAN LUCIETTO : All in favor say
5 aye .
6 ( A Chorus of Ayes )
7 CHAIRMAN LUCIETTO : Not in favor ?
8 ( No Response )
9 CHAIRMAN LUCIETTO : Thank you .
10 WHERUPON :
11 GREGG INGEMUNSON ,
12 having been first duly sworn , testified before
13 the Yorkville Plan Commission as follows :
14 MR . INGEMUNSON : Thank you . Gregg
15 Ingemunson on behalf of petitioner , Don Kalant .
16 We are requesting rezoning a residential area to
17 B - 2 . It ' s on the corner of 47 and Center Street ,
18 101 West Center Street . Travis has it up there .
19 So we have - - I think you guys have a site plan
20 in your - - and we have received comments from the
21 City and also forward those to our engineer and
22 they don ' t see any problem with any comments the
23 City has made , and we have also received a letter
24 from the Illinois Department of Transportation
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29
1 about the entrance , and essentially they have
2 three minor comments , and they just said the
3 minimum eight inches of bituminous be required
4 for the pavement , 24 - foot wide , and also just to
5 inform us that the right - of - way is within two
6 feet of the building when they widen 47 , if that
7 ever happens in our lifetime , so I would like to
8 say that . They did say - -
9 MR . BAKER : Two feet ?
10 MR . INGEMUNSON : Two feet .
11 Right - of - way . And there ' s going to be a
12 sidewalk , green space . The right - of - ways , not
13 the road .
14 MR . BAKER : Right . Right . I
15 understand .
16 MR . INGEMUNSON : There is eight or
17 nine feet - - eight or nine feet between the - -
18 MR . LINDBLOM : But they are
19 accepting that driveway as - is off the north side
20 of that building ?
21 MR . INGEMUNSON : Yeah , as long as it
22 is 24 feet wide .
23 MR . LINDBLOM : I am surprised .
24 MR . INGEMUNSON : I was , too . And I
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30
1 guess it ' s somewhat similar to Realty Executives ,
2 they were that close to a stoplight and they let
3 them get a turn lane out , surprised that one
4 happened , and this one , I was surprised as well ,
5 but they seemed to indicate it looks like it ' s
6 going to be okay .
7 CHAIRMAN LUCIETTO : Did you have
8 anything else ?
9 MR . INGEMUNSON : That ' s it .
10 CHAIRMAN LUCIETTO : Is there anyone
11 in the audience that would like to ask any
12 questions or have any input on this ?
13 ( No Response )
14 CHAIRMAN LUCIETTO : Ask for a motion
15 to close the public hearing .
16 MR . HOLDIMAN : So moved .
17 CHAIRMAN LUCIETTO : Is there a
18 second ?
19 MR . HEGELER : Second .
20 CHAIRMAN LUCIETTO : Thank you . All
21 in favor say aye .
22 ( A Chorus of Ayes )
23 CHAIRMAN LUCIETTO : Not in favor ,
24 nay ?
Depo Court Reporting Service (630) 983-0030
31
1 ( No Response )
2 CHAIRMAN LUCIETTO : Public hearing
3 is closed .
4 ( Which were all the
5 proceedings had in
6 the public hearing
7 portion of the
8 meeting . )
9 - - - 000 - - -
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
Depo Court Reporting Service (630) 983-0030
32
1 STATE OF ILLINOIS )
SS .
2 COUNTY OF LASALLE )
3
4 I , Christine M . Vitosh , a Certified
5 Shorthand Reporter , do hereby certify that I
6 reported in shorthand the proceedings had at the
7 hearing of the above - entitled cause and that the
8 foregoing Report of Proceedings , is a true ,
9 correct , and complete transcript of my shorthand
10 notes so taken at the time and place aforesaid .
11 I further certify that I am neither
12 counsel for nor related to counsel for any of the
13 parties to this suit , nor am I in any way related
14 to any of the parties to this suit , nor am I in
15 any way interested in the outcome thereof .
16 I further certify that my
17 certificate annexed hereto applies to the
18 original transcript and copies thereof , signed
19 and certified under my hand only . I assume no
20 responsibility for the accuracy of any reproduced
21 copies not made under my control or direction .
22
23
24
Depo Court Reporting Service (630) 983-0030
33
1 In testimony whereof , I have
2 her un o set my hand this y of
3 A . D . ,jjj 2007 .
--- --- -----------
5
6 Christine M . Vitosh , CSR
7 CSR No . 084 - 002883
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 34
oOo--- 31 : 9 Actually 3 : 3, 10: 1 , approval 14:20 behind 23:24
084-002883 33:7 11 : 17, 12 : 9, 13: 16 , approved 23:21 believe 5: 17, 25:20,
1 .1 5: 13 14:31 17 : 12, 18: 1 , approximately 22: 19 26:9
100 13: 3 18: 3 , 18:21 , 20 : 9 , area 10:22, 11 : 101 berm 19: 11 , 19: 151
101 28: 18 20: 18 11 : 19, 15 :6 , 15: 12, 19:221 20:5
1107A4 :23 , 22 : 11 additional 26:7 15:20, 18: 18, 19:24, big 9: 21 , 19: 8
125 9: 13 address 4:23, 7: 13, 22:23, 24: 14, 25: 10, bit 12: 10 , 19: 10
14.8 22: 19 22: 11 28: 16 bituminous 29:3
2000 23: 3, 23: 18 adjacent 8:21 , areas 15: 1 , 15:2 , boards 8: 10
2005 23: 17 23 : 14, 26:5 17: 19, 20: 13, 23:6 boat 18: 17
2007-19. 4: 11 adjoining 16: 11 around 24:7, 25: 19, border 5:22
2007-2 7: 18, 21 :21 , adjusted 12 : 13 25:20 borders 8:20, 8:23
27:21 , 27 :23 admonition 3: 17 arriving 3: 15 boutique 9:22
2007. 33: 3 adults 12:2 as-is 29: 19 box 9:21
24 29:22 advance 26: 12 aspect 9: 13 boxes 10: 3
24-foot 29:4 advantage 19:21 assessments 12 : 13 breakdown 13 : 13
272 9: 1 advantageous 17:21 assume 32:20 Bridge 4:23, 22 : 11
3 9: 18, 18:7 aforesaid 32: 11 Atlantic 23: 17 brief 13: 11
30 9: 3 age 10: 15, 11 :24 attorney 4:21 , 22 : 9 bring 26: 12
34 8:21 , 10:27 13:23, agreement 23: 18, audience 6: 3, 27:4 , brings 26:3
14: 9 24: 10 30: 11 brother 18: 14
4 29:6 agreements 24: 18 available 12:20 buffer 15:9, 18: 10,
4,000 9: 17 , 9: 17 agricultural 9:2, Aye 7:24, 21 : 14, 19:6, 19:7
47 14: 11 , 22:21 , 15 : 18 22: 1 , 27: 14, 27: 16, build 19:23
26: 15, 26 : 15, 28: 17 ahead 8 : 10 , 16: 3 28: 5 , 30:21 building 10:21 ,
70 11 : 13 aiming 11 : 1 Ayes 8: 1 , 21 : 15 , 10:211 11 : 9, 29 :6 ,
75 10 : 14, 13:3 allow 5:20 22 :2, 27: 17 , 28:61 29:20
7:00 1 : 9 , 1 :9 almost 14: 10 30:22 buildings 12:23,
800 1 : 9 already 16:4 20: 17
amend 23: 18, 24: 17 built 5: 11 , 8:22
amount 13:4, 17: 13 < B > business 6: 15,
< A > and/or 13: 18 B-2 28: 17 23: 10
able 17:20, 18:8, ANNE 2:2 back 5:9, 7: 171
19: 18, 19:23, 20: 14 annexation 5: 18, 15: 10 , 18: 18, 23:2
above 10:4 , 19 : 9 6: 1 , 6:9 , 8: 17, 23: 18, BAKER 2:6, 3:24, < C >
above-entitled 1 :7, 24: 91 24: 18 4: 1 , 4: 12 , 4: 12, 7 : 5, C.S.R. 1 :8
32 : 8 annexed 23:2 , 23:4, 7:6, 27:6, 28 : 1 , 28 : 17 Caledonia 23: 14,
accepting 29: 19 32 : 18 29: 9, 29: 14 24: 3, 25:20
access 12: 15, 26:2 annually 12 : 13 based 12 : 11 call 3:21 , 7:23, 8: 15
accuracy 32:21 anticipate 26:20 Basically 9:7, 10:71 called 23: 13
acre 24: 15, 25 : 2 anybody 16 : 17 10: 9 , 10: 17, 14:21 , calls 13: 9
acres 5: 13, 9: 1 , apartment 10: 15 18: 8 care 9:4
9: 13, 10: 14, 11 : 13 , Apparently 3: 15 become 12:20 cause 32 : 8
22: 19 appeal 12: 1 bedrooms 11 : 1 Center 28: 17, 28: 18
across 5 :6 applies 32 : 18 Beecher 8:21 , 9: 19 , certificate 32: 18
active 12 : 1 appropriate 15: 13 13: 18 Certified 32 : 5, 32:20
activities 12: 8 appropriateness beginning 8: 17 certify 32:6, 32: 121
actual 18: 11 , 18: 17 14: 8, 14: 19 behalf 8: 13, 28: 15 32: 17
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 35
change 12 : 19, Commission 1 : 1 , 26:4 developments 19: 18
23: 19, 24: 18 4: 19, 6:4, 6: 14, 8: 8 , Court 23 :24 different 10:7, 14:22 ,
changed 12: 19, 17 :71 28: 13 courts 12:6 17: 18
14: 15 community 11 :21 , cover 12: 13 dining 12 : 3
characteristics 11 :23 Creek 9:5, 10 :8 , direction 32:22
8: 19, 9:7 comp 13: 16, 14:3 , 10: 12 , 13: 17 directly 10: 13
CHARLES 2:5 14:6 Crouch 6:24 dirt 20 : 5, 20:7,
Chicago 11 : 19 compatibility 13: 15 crowd 22: 8 20: 123 20: 15
choices 12:21 complete 32: 10 CSR 33:6, 33:7 discussion 7: 15 ,
choose 12 : 12 complexes 10: 19 current 13: 16 21 : 17
Chorus 8: 1 , 21 : 15 , component 9: 12, currently 8 :24, 9 :21 doing 25:2 , 25:5,
22:2, 27: 177 28:61 10: 11 , 11 : 12 24:4 25: 14
30:22 components 9 : 11 Don 27 :21 , 27:23,
Christine 1 : 8, 32 : 5, Comprehensive 28: 15
33:6 13: 13, 24: 13 < D > done 11 :23, 16 : 141
City 1 :2 , 1 : 10, 5: 5, comprised 10: 18 dab 14: 11 18: 5
5:6, 5: 9, 5: 12, 5:21 , concept 9: 10, 11 : 19, Dan 25: 13 door 14: 16, 15 :7
5:24, 13: 8, 23:2, 22 :24, 25 : 12, 27:6 Daniel 4: 17, 4:211 down 5:21 , 25:20,
23:5, 23:7 , 23:211 confident 20: 14 22:8 25:22
24: 13, 24: 17, 25:7 , connection 25:24 DANIELS 8:6, 8:9, drainage 5:20
26: 18, 28:21 , 28:23 consensus 16: 5 8: 13, 17: 12 , 17:24, drawing 10:2
CLARENCE 2: 3 consist 11 : 14 19: 141 20:6, 20: 18, Drew 8 :6, 8: 13
classification 15: 12 contiguous 5:5, 23:6 21 : 1 driveway 29: 19
clear 13: 19 continue 13:23 day 23: 12, 33:2 due 3: 14
close 6: 13, 21 : 9, contribute 26: 15 dedication 26:7 duly 4: 18 , 8:7, 28: 12
30:21 30: 15 contribution 26:21 definitely 14: 15 duplex 10: 18
closed 31 : 3 control 19: 3 , 32 :22 density 24: 15, 25: 1 duplexes 11 : 14,
closer 10:2 copies 32: 19, 32:22 Department 28:24 24:221 25:2
Club 11 : 12, 11 : 18, Corneils 22:20, Design 22:22 dwelling 12: 12
11 : 22, 12 :2, 12 :47 24:2, 24: 8, 26:2 , desired 12:20 dwellings 11 : 15
13:7 , 18: 15, 19: 16, 26:5, 26: 8 detached 12:22
20: 19 corner 18:2 , 21 :41 detailed 13: 13
clubhouse 11 : 9 , 26:20, 28: 17 detention 13:24, < E >
12 : 3 Correct 17:24, 27: 8, 17: 10, 17: 19, 18:2, earlier 24: 17
clusters 11 : 14 32: 10 18:9, 18: 18 , 19:41 ease 19:4
co-petitioned 23: 17 cost 26: 8 20:9 , 20: 13 easement 5: 19
Cobblestone 13:21 costs 12: 14 determined 13:5 easier 19:4
combination 11 :20 Council 5: 17, 5:24, developed 23: 13, east 8:24, 16 :4, 24: 3
Comes 25:20 , 25:22 23:22, 24: 17, 24:21 , 24:4 effect 22 : 16
coming 3:6 , 13: 18 25:8 developer 22 : 14 eight 16: 11 29: 31
comments 6:6, 6: 12 , counsel 32: 13, developers 10: 19 29: 16, 29: 17
7: 12 , 26:24, 28:20, 32 : 13 developing 24:22 Eldamain 8:24, 17: 3
28:22, 29:2 count 3:4, 9: 14 Development 7: 19, elects 13: 1
commercial 9: 12 , country 11 :21 8: 14710: 12, 10: 14 , elevated 12:23
9: 15, 9:20, 10:8, COUNTY 5:4, 10:22, 11 :5, 11 :24, 12: 14, eligible 13:3
10: 13, 13:23, 14:5, 15: 15, 15:23, 32: 3 13:2, 13: 19, 15: 19, Emo 22:21 , 23:24,
14:6, 15:2, 17: 157 couple 17:21 , 23: 11 15:22 , 17: 11 , 24:4, 25: 11 , 26:6
19 :6, 19: 10, 19: 19 course 11 :22 , 24: 11 , 24: 12 , 25:6, 25:24 empty 12:2
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 36
enclosed 12 :23 12: 5 future 5:21 Hello 8:4
end 10 : 20, 13: 12, facility 15: 15, 15:24 hereby 32:6
23: 12 fact 20:8 hereto 32: 18
ended 23: 14 fairly 5:2 < G > hereunto 33:2
engineer 28 :21 Falls 8: 16 Game 1 :9 high 20: 10
engineering 18 : 5 family 8: 14, 10: 181 gated 11 :21 highest 20: 17,
enough 18: 18, 20:7 11 : 3, 11 : 14, 12:22, general 15: 5, 15: 12 20: 19, 20:20, 21 : 3
entails 10 :7 , 11 : 18 , 18: 13 generally 26:23 history 23: 1
13:7 far 5: 18 germinate 23:9 HOLDIMAN 2:3, 4:6 ,
Entertain 4: 10, 6: 12, Farm 1 : 9 , 20: 16 getting 8: 19 4:7, 4: 13, 6: 16, 6:22 ,
21 : 9, 21 : 20, 24:24 , farmer 9:4 give 26: 17 6:23, 7:21 , 21 : 11 ,
25: 5, 27: 10, 27: 22 favor 7:24, 8:2, given 5: 17, 15: 19 21 :23, 30 : 16
entire 10: 8 , 10: 9 , 21 : 13, 22: 1 , 22 : 31 goal 19: 15 home 5: 11
18:7 27: 157 27: 18, 28:4, golf 11 :22, 24: 11 Homes 10: 18, 24: 5
entrance 29: 1 28:7, 30:21 , 30: 23 great 9:4, 18:9 hoped 23: 8
entry 11 :22, 12 : 101 favorable 27: 1 green 11 :8, 29: 12 hoping 19 :2, 19: 19 ,
13 :4 feature 9:23 , 10:37 Gregg 28: 11 , 28: 14 19:22 , 20:2
essentially 9: 10 , 19: 1 group 3: 17 hour 1 : 9
13 :6, 18: 15, 29: 1 fee 11 :22, 12: 11 , Guerard 24:5 Housing 10:22 ,
evening 3: 3 , 3: 143 13 :4 guess 20:23, 30: 1 11 :23, 12:21 , 12:22
8:9, 8: 12 feel 15:7 guys 3:7, 20:23,
events 18: 19 , 18:22 feet 9: 15, 9: 17, 9 : 19, 28: 19
eventually 15: 9 29:6, 29 : 9, 29: 101 < I >
everybody 7: 12 , 29: 17, 29: 17, 29:22 MOT 16:4, 26: 17
26:4, 26: 14 few 18:21 < H > ILLINOIS 1 :2, 1 : 10,
everyone 8: 12, 16:8 fill 17:22 half 25:2 4:231 4:24, 22: 11 ,
everything 9:21 filled 20:4 hand 3: 10, 32 :20, 22: 12 , 28:24, 32: 1
exactly 14:24 finance 13:9 33:2 impact 16:2
example 14: 17 find 17 :20 happen 14:23 important 14: 10
except 19 : 17 findings 13: 11 happened 30:4 improvement 26: 15
excerpt 11 : 17 first 3: 13, 3: 14, 4: 18, happens 29:7 improvements
excess 5: 14 7: 13, 8:7, 8: 1819 : 12, happy 6:2 26: 19
excluding 11 :22 11 : 1 , 13: 14, 28: 12 HATCHER 16:24, improving 26:5,
Excuse 16 :20, fishing 12 :7 17:2, 17:2, 17:6, 26:8 , 26: 14
16:21 , 25: 13 five 14: 15, 15: 11 17: 9, 17:22 , 19: 12, in, 3:7
Executives 30: 1 flex 23:7, 23: 13 20: 3, 20: 16 , 20:22 inches 29: 3
exhibits 22 :23 flip 3:20 health 12:4 include 12: 3, 12:21
exist 5:8 floor 11 : 1 Hearing 3: 16, 6: 13, indicate 30: 5
Existing 5 : 5, 15: 53 follows 4: 19, 8: 8 , 7: 18, 7:20, 21 : 8, indicated 25: 8
15: 18 17: 8 , 28: 13 21 : 10, 21 :20, 22 :6, inform 29: 5
explain 14:24 footage 5: 14, 9: 14 27: 11 , 27:23, 30: 159 INGEMUNSON
extension 8:22 force 18: 12 31 :2, 31 :6, 32: 8 28: 11 , 28: 14, 28: 15,
extensive 15 : 19, foregoing 32:9 hearings 3:3, 4: 11 29: 10, 29: 16, 29:21 ,
18:4 forward 6: 15 , 16:6, HEGELER 2:7, 4:2, 29:24, 30:9
28:21 4:3, 7: 3, 7:4, 27: 14, initiation 12: 11
four 3: 3, 24: 15 28: 3, 30: 19 Inland 23: 12
< F > four-story 12:23 height 13:24 input 30: 12
facilities 12:3, 12:4, Furfori 22 :21 held 18:22 Instead 17: 18
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 37
insurance 18: 16 law 4:22, 22: 10 maintenance 12: 15 MS 2:2, 2:9 , 3:22 ,
interested 32 : 16 layout 14:20 majority 9: 16 3: 24 , 4:2, 4:4, 4:6,
interesting 18:21 least 19:2 management 12 : 14 4: 8, 6:20, 6:22, 6 :24,
introduction 22: 18 length 10:9, 18:71 manufacturing 7: 31 7: 5, 7:7, 16:24
issues 16 : 11 , 16: 18 18 : 11 23: 15 multi 10: 19
letter 28:23 map 25: 16
licensed 4: 22, 22: 10 market 14: 14
< J > lieu 25: 3 Marketplace 8:23 , < N >
J. 4: 17, 4:21 , 22:8 lifestyle 9:23, 10: 31 13:22, 14: 16, 15:6 , name 4:21 , 8: 13
Jeff 2:6 , 7: 11 , 27:9 10: 15 15: 14, 15:23 nay 27: 19, 30:24
Jimmy 26: 13 lifetime 29 :7 MARLYS 2 :9 near 26: 16
jobs 23: 9 light 26: 19 matter 1 :7, 5: 1 need 3: 8, 14: 14,
John 2:7 , 7 : 11 lights 16:6 , 16: 12 mean 14: 10 20: 14
likewise 25: 8 MEETING 1 : 1 , 1 :6 , needs 12: 19
limits 5:5 7: 10, 12:4 negotiated 26: 11
< K > LINDBLOM 2:4, meeting. 31 : 8 neither 32: 12
Kalant 27:22, 27 :24, 3:22, 3:23 , 7:7, 7:8, member 13: 1 , 13:6 nesters 12:2
28: 15 7:22, 25: 13, 25: 16, Members 12: 10, new 11 : 18, 13:6
keep 22 :7 25:22, 27: 12 , 29: 18, 12: 17 newer 5: 10
Kendall 8:23 , 13:22, 29:23 mentioned 25: 18 news 16:8
14: 16, 15:6 , 15: 14, line 8:23, 19: 9 met 16:3, 16:4 next 14: 16, 15:7
15: 15, 15:22, 15:23 linear 9: 17 Meyers 5:4 nice 17: 19
kicking 26:22 lined 18: 17 mid-rise 11 : 15 , nine 29: 17, 29: 17
kind 11 :8, 15: 16, little 9: 3 , 11 : 17, 19: 17 No. 20: 18, 33:7
25:9 12: 10 , 18: 12, 18:21 , middle 14: 11 , 17: 10 none 21 : 9
KRAMER 4: 17, 4:20, 19: 1 , 19:4 Mike 23: 3 , 23: 16 nor 32: 13, 32: 14,
4:21 , 6: 10 , 22:7, live 16:22 , 17:3 MILLER 2 : 8 32: 15
22: 8, 25: 15, 25: 19, living 10: 16 , 11 : 3 million 9: 15 North 8:20 , 10: 13,
25:23, 27:8 LLC 22: 13 minimizing 18 :6 10:23, 23: 15, 24:8,
KRAUPNER 2: 5, 4:4 , located 24: 1 minimum 5: 14, 29: 3 29: 19
4:5, 6: 17 , 7: 1 , 7:2 , location 17:20 minor 29:2 north/south 9:6
21 : 12, 21 :22 long 18: 18 , 29:21 minus 9: 1 , 9: 13, notes 32: 11
look 9: 10 , 14: 14 , 9: 14, 9: 19, 10: 141 notice 9:24, 10: 11
15: 14, 15:22 , 17: 19, 11 : 13 13:2
< L > 19:8, 24:22, 26: 16 mixed 23:20 Number 3:2, 3:4,
labeled 20:20 looking 18: 14, 19: 8 money 26: 17 10: 5, 15: 17, 15:21 ,
laid 15: 8 looks 30: 5 Moose 22: 14 16: 1
Lake 10:22 , 12:7, lot 5: 13, 14: 13, Morelli 22: 15 nuts 18:20
13:24, 20: 1 17: 17, 20: 12 motion 4: 10, 6: 13 ,
land 14:8, 14: 17, lots 5:4 7: 19, 21 : 9 , 21 :201
14:20, 19: 10, 22:21 low 17: 23 , 20:4 27: 11 , 27:22 , 30: 14 < O >
lane 30: 3 lowest 18 : 1 , 18: 31 move 6: 14, 13: 11 Obviously 10: 5,
large 10: 3, 14:9 21 : 3 25:7 15:2, 18:6, 19: 161
largest 9: 12 moved 4: 12 , 6: 16 , 26:22
LASALLE 32:3 7:21 , 21 : 117 21 :22 , occupancy 13:5
last 7: 10, 14: 9, < M > 27: 123 28: 1 , 30: 16 Ocean 23: 17
14: 15, 20:22 M-1 23:85 23:20, 27:2 Moving 11 : 11 , 16:6, Okay 3:20, 4:9, 4: 14 ,
later 12: 10, 13 : 5 M. 1 : 8, 32: 5 , 33:6 16: 10, 20: 11 6:8, 6: 18, 7: 9, 8:4,
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 38
8: 11 , 11 : 12 , 16: 16, 19: 17 20 : 1 , 27: 9 30: 12
21 : 16, 21 : 19, 22 : 5, per 24: 15 , 25:2 pretend 5: 8 quickly 16:7, 16: 10
30:6 percent 13:4 pretty 16: 12, 23: 14 quite 19: 10, 19: 11
old 5: 3 perfect 14 : 17 prior 13:2
One 5:2 , 14:7, 14:22 , permeable 17: 16 private 11 :6, 11 :6 ,
17:20, 22 :23, 26 :2 , permitted 5:7, 24: 15 11 : 16 , 11 : 16, 11 :21 < R >
26: 9, 30: 3 petition 5: 3 problem 28 :22 R-1 5: 12, 6: 1
ones 3: 14 petitioner 22 : 13 , procedures 18: 17 R-3 24: 18 , 27:2
open 3: 16, 4: 10, 28: 15 Proceedings 1 :6 , raise 3: 9
7: 19, 21 :20, 27:23 Petitioners 3: 14, 31 : 5, 32 :7 , 32 :9 ran 3: 15
operations 12 : 15 4: 15, 5 : 11 22: 91 22: 17 process 24: 11 ranch 10:24
opportunity 18:22 piece 8: 14, 9: 11 , professional 18: 19 rather 25:6
opposed 24:23 20: 11 , 20 : 12 promise 10:23, Ratos 26: 14
Order 10:20, 22 : 14 place 18: 16, 32: 11 10:24 read 11 : 17
ordinance 13 : 8, places 18 :21 proper 13:2, 18: 11 , realistically 14: 8
17: 14 Plan 1 : 1 , 4: 197 6: 3, 18 : 16 really 14: 10, 15:7,
orientated 11 :2 , 11 :3 8 : 8, 9: 10, 13: 16, Properties 21 :21 , 18: 5
original 23: 18 , 32: 19 14:4, 14:6, 14:21 , 22: 13 Realty 30: 1
originally 23:2 17:7, 22 :24, 24: 13, property 5: 11 , 5:22 , received 28:20,
outcome 32 : 16 25: 12 , 28: 13 , 28 : 19 8: 15, 8: 17, 8:20 , 28:23
outline 13: 11 planned 12: 1 , 25:6 8:20, 9: 3, 9:4, 9:6, recent 15: 13
outlots 10:6 planner 22 :21 9: 11 , 10: 10 , 13:21 , recommendation
overview 22:23 , 25: 9 Planning 5: 16, 6: 14, 14: 3, 15 :6, 15: 13, 5: 18, 5:24, 24: 161
owned 9:2, 23:3 24 :21 16 : 3, 16: 11 , 18: 11 26: 3 , 26: 10, 27: 1
owner 22: 16 plans 19: 12 18:3, 20: 11 , 20: 12 , recommendations
owners 16: 3, 16: 12 plat 27:9 22 : 15 , 22: 19 , 22 :24, 24:20, 27:2
owns 22: 15 please 3:9, 3:20, 23:41 23: 19, 23:23, record 4:20, 7: 161
3:21 , 7 :24, 16:22 25: 17, 26:6 21 : 18
plotted 26: 1 proposed 13: 18, regards 18: 5
< P > Plus 9: 1 , 9: 13, 9: 14, 14: 12, 15:8, 24:9 related 32: 13, 32: 14
P.M . 1 : 9 9: 18, 10: 14, 11 : 13 , proposing 9:9 remain 12: 17, 14:5 ,
paperwork 16: 14 18:24 provide 26:2, 26:6 14 :5
parcel 14: 9 poin 24:8 Public 3: 3, 3: 16 , remaining 12: 14
park 23: 10 point 18: 1 , 20: 10, 4 : 11 , 6: 12 , 6: 13, repeat 3: 10
parking 12 :24, 17: 13 20:20 , 21 :31 21 :3 7: 18, 7:20, 11 :6, replacements 12: 16
parks 11 :6, 11 : 16 pond 17: 10 16: 17, 21 : 9, 21 :20, Report 1 :6, 32:9
Parkway 14: 12 pool 12 :5 22:6, 27: 11 , 27:23, reported 32:7
part 20 : 17, 20: 19 , portion 18: 3 , 23 : 19 , 30: 15, 31 :2 , 31 :6 Reporter 23:24, 32 :6
22 : 15, 24: 11 , 25 : 19 31 :7 PUD 8: 171 9: 10 represent 4:24,
particular 5: 11 , 10 :21 positive 5: 17, 5:23 purpose 12:6 22: 12
23:23 possibility 12:6 purposes 5:21 representing 22:9
parties 32 : 14, 32 : 15 possible 16:7, 16: 10 put 17:20, 19: 11 reproduced 32:21
pass 12: 13, 13: 12 possibly 19:23 requested 3: 13
pavement 29 :4 potential 5 :20 requesting 28: 16
pay 12 : 10, 26: 8 potentially 11 :21 < Q > required 17: 14,
PC 4: 11 , 7: 18, 21 :21 , practice 4:22 , 22 : 10 questions 6:3, 6 :6, 26: 18, 29:3
27:21 , 27:23 Prairie 14: 12 6: 14, 16: 17, 16: 18, requirements 17: 17
people 3:6, 19: 167 preliminary 14:21 , 16:231 21 :6, 27:4, reserve 12: 15
Depo Court Reporting Service (630) 983-0030
July 11 , 2007 39
residence 5: 15 Rush-copley 15: 14 , size 12: 12 , 12 :20 swimming 12 : 5 ,
residential 13: 17, 15:23 ski 12:7, 18: 12 12 :7
14:4, 14:4, 15: 1 , skiing 18: 19 switch 3: 13
15: 10, 19:6, 23 : 20, smack 14: 11 sworn 3: 1 , 3: 11 ,
24:7, 24: 12 , 28: 16 < S > smaller-type 9 :22 4: 18, 8:7 , 28: 12
residents 11 : 10 says 16:24 somewhat 30: 1
Response 3: 18, 6:7 , Schoppe 22:22 somewhere 19:2
8:3, 16: 19, 21 :7, seating 19:24 sorry 6:24 < T >
22 :4, 27: 5 , 27:207 Second 3: 13, 10: 11 , sounds 18: 12, 18 :20 Tamara 23:4
28: 8 , 30: 13, 31 : 1 14:7, 21 :23, 22 :24, South 4:23, 11 :7, Tammy 23: 16
responsibility 32:21 25:4, 27: 13, 28 :2 , 22: 113 22 :20, 24:25 targeted 10: 15, 12: 1
rest 14:2 30: 18 24:3, 25: 17, 25 : 18 team 16:9
restricted 11 :24 second. 4: 13 , 6: 17, southeast 18:2, 21 :4 ten 17: 18
restrictive 6: 1 7:22, 21 : 12 , 28: 31 space 29: 12 tennis 12:5
retained 23 :20 30: 19 spot 20:4 term 26: 16
return 13:3 seeing 5: 19 square 5: 14, 9: 14 , terms 24:6
returned 13: 5 seeking 14:20 9: 15, 9: 17, 9: 19 testified 4: 18, 8:71
rezoning 27: 1 , 28: 16 seemed 30:5 SS 32:2 17:7, 28: 12
Rich 24: 5 senior 10: 12 , 10: 14, staff 24:21 , 25:4, testimony 33: 1
Right-of-way 26 :7, 10:22 , 11 :23 26:33 26: 10, 27:2 tests 18:4
29: 5, 29 : 11 sense 13:22, 14: 13, stand 3: 9 thereof 32 : 16, 32: 19
right-of-ways 29: 12 15:20, 18 : 8, 19: 3 start 8: 18 , 9:7 Third 11 : 11 , 14: 19,
river 5:6, 5:8, 5:22 set 33:2 started 8: 11 26 : 3
Road 1 : 9 , 8 :21 , 8:24, seve 15:21 starts 13:24 thousand 9: 18
9: 19, 13 : 18, 17:31 Sexton 7: 18, 8 : 14 STATE 4:22, 22: 10, three 9: 11 , 12 :221
22:201 24:2, 24:8, Shore 10:23 32: 1 25:2, 29:2
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Depo Court Reporting Service (630) 983-0030
July 11 , 2007 40
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Depo Court Reporting Service (630) 983-0030
Plan Council
July 26,2007
Attendees:
Bart Olson, Interim City Administrator Eric Dhuse, Director of Public Works
Travis Miller, Community Dev. Director Anna Kurtzman, Zoning Coordinator
Jeff Freeman, EEI Tom Green,EEI
Charles Wunder, Urban Planner Dave Mogle,Director of Parks and Rec
Tim Fairfield, BKFD Sgt. Ron Diederich,YPD (9:30 am)
Guests:
Emo Furfori, Schoppe Design Mike Schoppe, Schoppe Design
Dan Kramer, Kramer Law Office Tony Purino, Jake Land Group, LLC
James DiNaso, Jake Land Group,LLC Mike Mueller, CemCon Ltd.
Travis Miller began the meeting at 9:05 am. The June 28 minutes were approved with
one correction.
Lincoln Prairie—Preliminary Plan/Final Plat
Eric Gramud stated the proposed sidewalks segment will go 300 ft. along Rd. A
and transition into a temporary hall road. A note will be on the plan, that the sidewalks
should accompany the extension to Road A, within one year, the entire way to the asphalt
plant. Dave Mogle stated he would like to have trail in lieu of sidewalk on the east side
of Eldamain Rd.
Fran Klaus at the county, has requested a northbound right hand turn lane be
installed along Eldamain Road. The 75 ft. right of way easement proposed does allow
for a 5 lane section along Eldamain. There may be another easement required to
transition this section out. The path should be installed along with the improvements.
The path will be bound by Faxon Road to the south and all the way north to the ComEd
property.
Mr. Granrud stated the developer has updated their site plans with mechanical
septic systems or wells. The 14 acres will need to be graded,which negates the
possibility of a standard seepage field. They will coordinate the well/ septic system with
the Kendall Co. Health Department.
Regarding the wet pond, they will comply with the atypical cross section. Safety
shelves will be above and below the water levels. Travis Miller stated the developer
should comply with the guidelines of the subdivision control ordinance, and soften the
edges of the ponds. They will install a security fence around it. The hope is that this will
be an attractive industrial site.
Eric Granrud stated that this being a wet pond,would they would need a dry
hydrant with a water supply on site. If no water supply is needed on site, the developer
may make this a dry pond. Specification sheets for hazardous materials on site were
submitted to Bill Dettmer and will be forwarded to Tim Fairfield,who will review the
plan.
Eric Granrud stated there is 15"drain tile on the west side, of a rail spur coming
from the BNSF tracks into the ComEd substation(built in 1970). It is 4' above ground.
1
It becomes a 24" concrete tile within the site and crosses to Rob Roy property via Loftus
property. EEI said to 1) go to Beecher with a pipe, where there is a 24" RCP outfall; or
obtain an easement from Loftus along Rob Roy. He would to defer EEI' s future outfall
to Rob Roy, when the next phase of the development in the subdivision, which will
trigger Road A, sewer extensions from YBSD Rob Roy interceptors, and water mains
from Comeils and or Faxon Roads. He would like to coordinate the outfall along the
north right of way along the tracks, piping away from the Loftus pipe.
Conditions and capacity of the tiles are not certain, per Jeff Freeman, and he
suggested modeling to proof water would not back up to the north. If the pipe is not in
good shape, he suggests going all the way to Rob Roy. Travis Miller pointed out that the
city wishes to get away from direct outfalls to Rob Roy Creek, and stated the city' s
responsibility for managing the creels from an IDNR standpoint.
If the city approved the developer' s temporary water / sewer solution, Travis
Miller stated the developer would be required to have these easements in place. He
recommended a separate development agreement, clearly stating the city's
responsibilities for specific portions of the system and for how long.
Jeff Freeman would like a future and permanent storm water exhibit and plan for
this development. There is a grass swale runs around the outside of the material storage
area, and Eric Granrud proposed an oil separator within the outfall. The landscape plans
will be revised to accommodate native grasses at the channel.
Storm water system and improvements, best management practices, easements to
Rob Roy Creels, and cleansing the water are items for discussion at the next plan council.
Regarding engineering, Jeff Freeman will need the petitioner to identify detention
throughout the site, and tentative sizing and alignment of the storm sewers. In addition,
he needs documentation on future water quality on site, the discharge to Rob Roy and the
pond site.
If the temporary solution is approved, the developer should prove there is no
drainage coming from the north, capacity of the pipe is ok, and televising should be
complete to check conditions. He stated there may be need for one or two maintenance
structures for accessibility.
Regarding the Lincoln Healy Asphalt plant, the Hall Road, the 3 : 1 connection
slope was okayed by staff.
Tim Fairfield expressed a concern with the 300' short section of Hall Road and
access to the property. The petitioner will meet with Healy to discuss. The possibility of
a temporary road was proposed by Mr. Fairfield.
This will be at the August 23 Plan Council.
Shoppes South of the Fox — Annexation and Zoning
The rough draft of the annexation agreement will be delivered to Travis Miller
July 27.
Mike Mueller had no questions with the engineering plans, all are consistent with
the petitioner' plans. All areas south of Rt. 126 will be served by gravity, with a 10" pipe
connecting to Country Hills. All areas north of Rt. 126 will connect to the gravity sewer,
eventually connected to the SE interceptor. Jeff Freeman' s concern was addressed by
2
Dan Kramer, that the Edwards medical office will be completed I ". Mr. Freeman stated
that design standards are applicable, even for the temporary lift stations.
The city has received the KLOA traffic study, and staff has reviewed the conclusions.
Modifications will be a left turn lane, and improvements to Routes 71 and 126. A double
left turn lane is proposed on Rt. 126 and stacking overlapping needs to be agreed upon
with IDOT. Staff and the developer will plan a meeting with IDOT.
Staff and YBSD will evaluate the proportion the developer will need to pay for
improvements, for annexation agreement purposes. The city may consider using a
portion of tax revenue to fund the interceptor. Staff will also need a plan for service area
between Van Emmon and this property.
A public sidewalk needs to be along Rt. 71 . Public streets will have sidewalks.
The meandering sidewalk will be on the north side of Rt. 126, behind the residences and
to the far east behind Yorkville Hill Nursery, going beside the Brewer residence. This
trail should be integrated in the plan. Laura Haake will check with Mike Schoppe
regarding a trail connection on the north or south side of Rt. 126, potentially connecting
Prestwick and Raintree Village.
Anna Kurtzman said the developer may see a petition at the public hearing from
the residents of Raintree Village, who are concerned about the large banquet facility
being proposed. Parking standards are reasonable.
Detailed architectural standards and signage information exhibits are needed for
the annexation agreement. In a PUD, the same standards are used as is called out in the
zoning classification. There will be flexibility in planning on the businesses on the north
side of Rt. 126, which will be addressed at the preliminary plan stage.
Tim Fairfield stated his concern with the maneuverability and turning radius, as
well as hydrant sufficiency should be addressed. Dan Kramer stated with relative
certainty that streets will be private.
The petitioner should have architectural styles and signage depicted, as exhibited
for the annexation agreement, which would show the theme of the Shoppes. Also mixed
land uses should be documented.
This will be at the August 8 Plan Commission.
3
LOCATION MAP
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July 31 , 2007
Yorkville Plan Commission
As a resident with property adjacent to the 52.44 acres located at 8614 Route
71 ,Yorkville Illinois several concerns come to mind.
In the five years we have lived here we have enjoyed the natural setting the
property has offered with trees and wild life that abounds with in. Water run
off has never been a problem with the present topography, noise and night
illumination acceptable.
There are many trees with numbered tags, we can only hope these are the
ones that will be spared and remain in there present location with a twenty
five feet radius no dig zone applied. A row of large evergreen trees on the
west side of the property should most definitely be preserved. These trees
are in good condition and are located adjacent to our property; we consider
this to be an excellent buffer and should not be removed!
The other apparent property adjacent is Lanner's RainTree Village to the
South, on which a retention pond is located. If the Boxelder trees on that
property line are going to be removed, care should taken not to harm the
tagged evergreen trees located near by.
Thoughtful attention should be taken to the all ready over burdened
infrastructure. Will traffic signals be available by the developed area
entrance? Will that be a State priority? Will the developer be responsible for
road improvements? Once roads, retention ponds, green space, bike paths,
and structures are accounted for on the property, will any density for housing
match the adjacent '/a acre lot sizes? Will the overall appearance of the
property be maintained prior to construction?
In closing we would like to say thank you for giving us an opportunity to
express our concerns.
Sincerely
Glenn E. Fiala & Lana J. Fiala
D CIp� � United City of Yorkville Memo
a j 800 Game Farm Road
ESL \ I � 1836 Yorkville, Illinois 60560
Telephone: 630-553-8545
0� Fax: 630-553-3436
<CE X�.y�
Date: August 2, 2007
To: Plan Commission
From: Travis Miller, Community Development Director
Cc: Annette Williams, Administrative Assistant (for distribution)
Subject: The Shoppes South of the Fox (a.k.a. Windmill Farms) Annexation
and Concept PUD
General Comments
Staff recommends the Design Guidelines suggested by the Comprehensive Plan be
incorporated as requirements of this PUD and addressed within the Annexation/PUD
Agreement.
Comprehensive Plan Recommendations for Property
The uses proposed substantially comply with the recommendations of the Comprehensive
Plan.
The Comprehensive Plan Land Use Plan for the area recommends the following
uses:
- Commercial use south of Route 126 and the western `/z of the
PUD north of Route 126 (west of existing Wing Road);
- Transitional Neighborhood;
- Suburban Neighborhood on the eastern portion of the PUD area
fronting Route 71 ;
- Park/Open Space on the southwest portion of the PUD area
The Comprehensive Plan identifies both Route 71 and Route 126 as `Gateway
Overlay Corridors'
The Comprehensive Plan recommends Penman Road to cross the eastern portion
of this property.
PUD Concept Plan Comments
Density: There is one residential zone proposed within the PUD:
+/- 17 acres acre townhome development with approximate density of 5
units/acre (R-3 Zoning)
Staff comment: The proposed residential is inconsistent with the
Comprehensive land use suggestion for Commercial use, however offers a
transition from the existing residential uses south of the property into the
commercial areas proposed by this PUD. Staff recommends requiring the
PUD agreement to include specific architectural design guidelines for the
residential units in excess of the current Appearance Code standards.
Transportation: The access points proposed on the Concept Plan along Route 126 and
Route 71 have been reviewed by MOT at the request of staff. All points proposed are
consistent with MOT spacing standards and received favorable comments from IDOT
with the exception of the full access proposed on Route 126 south of the 71/ 126
intersection. Staff raised concern regarding a potential overlap of turning lanes necessary
at each intersection. As a result of this concern the petitioner has prepared a traffic study
suggesting dual turn lanes as an alternative allowing for the necessary stacking room in a
shorter distance. Staff is scheduled to discuss this alternative with IDOT officials
Tuesday August 7, 2007 and will share comments with the Plan Commission on the 81h
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MEMORANDUM TO: Tony e p: 847-518-99901 f 847-518-9987
Jake Lane Group, LLC
FROM: William R Woodward
Senior Consultant
Luay R. Aboona, PE
Principal
DATE: June 8, 2007
SUBJECT: Traffic Impact Study Executive Summary
11, 71 and IL 126 Mixed-Use Development
Yorkville, Illinois
This memorandum presents an executive summary of the results and findings of a traffic impact
study conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed
mixed-use development to be located in the southwest and southeast quadrants of the intersection
of IL 71 and IL 126 in Yorkville, Illinois.
Background
The intersection of IL 71 and IL 126 currently intersects at an angle, is under all-way stop sign
control, and provides a shared left/through lane and an exclusive right-turn lane on all four
approaches. The Illinois Department of Transportation has developed plans and has begun
construction to realign IL 126 to perpendicularly intersect IL 71, signalize the intersection, and
provide a left, through, and right-turn lane on both approaches of IL 71, and a left-turn lane and a
shared through/right-tum lane on both approaches of IL 126. The intersection design study
(IDS) completed for this intersection projects turning movement traffic volumes to Year 2013.
Thcse projections .do not include the proposed mixed-use development to be located in the
southwest and southeast quadrants of this intersection. Therefore, these traffic volumes are
considered the Base Condition for this traffic study. Figure I shows the Year 2013-Base
Condition traffic volumes, which does not include the IL 71AL 126 development.
The purpose of this study is twofold:
1 . To determine if the traffic control and geometric improvements proposed by IDOT for
the intersection of IL 71 and IL 126 are adequate to accommodate the proposed mixed-
use development.
2. To determine if the proposed location of the full access driveway on IL 126 south of IL
71 (noted as Access 1 in the attached figures) can accommodate left-turning traffic into
and out of the proposed mixed-use development due to the resulting northbound vehicle
queues on IL 126 at its intersection with IL 71 .
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Proposed Development Characteristics
The mixed-use development is separated as the "West Parcel', that portion of the development
located in the southwest quadrant of the IL 71/1L 126 intersection, and the "east parcel', or that
portion located in the southeast quadrant of the IL 71/IL 126 intersection. The West Parcel
proposes a banquet facility, retail space, bank, fueling station, pharmacy, office space, and
residential townhome units. The East Parcel is conceptual; therefore, for the purposes of this
study, it was assumed that the East Parcel would be developed entirely as retail space.
Site Access
The West Parcel proposes three access driveways, and the East Parcel proposes six access
driveways. Access 1 driveway and Access 2 driveway on IL 126 will provide access to bath the
West and East Parcels. With respect to the West Parcel, Access 2 driveway will exclusively
serve the proposed banquet facility and will not internally cornett with the remaining West
Parcel development. For the purposes of this study, it was assumed that all of these access
driveways would be full access, allowing all turning movement entering and exiting the
development,
Vehicle Trip Generation
Trip generations for the anticipated land uses and densities were determined using data published
by the Institute of Transportation Engineers (ITE) and are tabulated in Table 1. The trip
generation for the banquet facility and drive-through bank were derived from vehicle trip rates
compiled by surveys conducted by KLOA of similar type land uses in the Chicago region. The
fueling station trips were reduced by sixty-five percent to account for pass-by traffic. As shown,
the West Parcel will generate approximately 320 inbound and 190 outbound vehicle trips during
the weekday morning peak hour, and approximately 390 inbound and 475 outbound vehicle trips
during the weekday afternoon peak hour. The East Parcel estimates 210 inbound and 135
outbound vehicle trips during the weekday morning peak hour, and 715 inbound and 775
outbound vehicle trips during the afternoon peak hour.
Site Traffic Assignment
A directional distribution was established of how the site-generated traffic would
approach/depart the development. Using this distribution, the site traffic was assigned to the
adjacent roadway system and the proposed access driveways serving the development. Figure 2
shows the site traffic assignment.
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Table 1
PEAK HOUR SITE-GENERATED TRAFFIC VOLUMES
A.M. Peak Hour P.M. Peak Hour
Land Use ITE Code In Out In Out
West Parcel
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Banquet Facility - 29,900s.£ KLOA 95 10 10 10
Retail Center - 41,800 s.f. 820 55 40 I70 185
Bank — 4 drive-through lanes KLOA 45 40 60 65
Gas Station — 16 positions 944 30 30 40 40
Pharmacy with Drive-Through — 881 20 15 50 60
12,500 s.f.
Office — 31,500 s.f. 710 65 10 20 95
Residential Townhomes — 101 units 230 10 45 40 20
Total West Parcel: 320 190 390 475
East Parcel
Retail Center — 371,100 s.f. 820 210 135 715 775
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Total Traffic—Year 2013
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The site-generated traffic assignment volumes (refer to Figure 2) were added to the Year 2013-
Base Condition traffic volumes (refer to Figure 1) to arrive at the Total Projected Traffic
Volumes for Year 2013. These total projected traffic volumes are shown in Figure 3.
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Recommendations
Analyses were conducted for the weekday morning and afternoon peak hours under Year 2013
total projected traffic volume conditions (refer to Figure 3), for the intersection of IL 71 and IL
126 in addition to the proposed access driveways. The following is a summary of the findings.
IL 71 and IL 126
The capacity analyses show that the MOT proposed geometries at this intersection will not be
able to adequately accommodate the additional traffic generated by the proposed development.
The weekday afternoon peak hour will experience extensive vehicle queues and time delays on
IL 71 and moderate queuing on IL 126.
As such, the following geometric improvements will be needed to mitigate the impact from the
proposed mixed-use development:
North Approach (IL 126): left-turn lane, shared through/right-turn lane
South Approach (IL 126): dual left-turn lanes, through lane, right-turn lane
East Approach (11, 71): left-turn lane, through lane, shared through/right-turn lane
West Approach (IL 71): left-turn lane, through lane, shared through/right-turn lane
IL 71
As mentioned, MOT proposes a left-turn lane, through lane, and a right-tum lane on the west
and east approaches on IL 71. We recommend converting the exclusive right-turn lane into an
additional shared through/right-turn lane. Traveling eastbound on IL 71, this additional through
lane can be used as a deceleration/right-turn lane to the five proposed access driveways on IL 71 .
IL 126
The recommended dual northbound left-tuna lanes will require westbound IL 71 to be widened to
approximately 36 feet of pavement to accept the dual left-turn movements. The dual left-turn
lanes reduce the vehicle queue to approximately 245 feet during the weekday afternoon peak
hour.
Access I and IL 126
The analysis for the IL 71 and IL 126 intersection with the recommended improvements show
that the northbound through movement vehicle queue will extend past the proposed location of
Access 1 on IL 126. This queue will make left-turning movements entering and exiting the
development difficult. In addition, there is a concern that there is insufficient distance on IL 126
to accommodate both a northbound dual left-turn storage/taper system, as well as a southbound
left-turn storage/taper to serve Access 1 . Therefore, the following alternatives should be
considered:
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• Maintain Access I at its current proposed location with its current design assuming IDOT
would accept the proposed geometric changes and do not object to the access break being
in the influence of the northbound through movement queues and that back-to-back left-
tam lanes can be accommodated on IL 126.
• Maintain Access 1 at the proposed location and restrict turning movements to the East
Parcel to right-turn in, right-turn out left-turn out only
• Keep Access I at the proposed location and restrict turning movements to the East Parcel
to right-turn in/right-tum out only.
Areas of Concern
The following items should be considered when reviewing the recommended traffic control and
roadway improvements:
• Existing right-of-way (ROW) was not examined to determine if there is sufficient ROW
to accommodate the recommended improvements. Therefore, additional ROW may need
to be acquired on both IL 126 and IL 71 .
• As mentioned, the installation of dual northbound left-turn lanes on IL 126 at its
intersection with IL 71 , and the installation of a southbound left-turn lane on IL 126 at
Access I will make back-to-back left-turn lanes a tight fit.
• Vehicles exiting Access 1 onto IL 126 will have a short distance to maneuver over to the
left-turn lanes if they want to travel westbound on IL 71. This may impede traffic flow
both on the access driveway and on IL 126 at its intersection with IL 71.
• The ultimate cross-section on IL 126 will need to be further evaluated to determine the
extent of widening needed from IL 71 to south of the development.
• As noted, this study assumed that the East Parcel would be completely developed as
retail, which yields a high vehicle trip generation during the weekday peak hours. A
mixture of land uses for this parcel will generate less vehicle trips, similar to the West
Parcel, and may result in needing less roadway improvements to mitigate its impact at the
intersection of IL 71 and IL 126.
Perinn. ?1 and n. 126 Development BxeoAvesan myo6-I)V2uu? w lm.doc
8
Car o United City of Yorkville Memo
800 Game Farm Road
ESL I 1 1836 Yorkville, Illinois 60560
Telephone : 630-553 -8545
o Fax: 630-553 -3436
<E \Vy`
Date: August 2, 2007
To: Plan Commission
From: Travis Miller, Community Development Director
CC : Annette Williams, Administrative Assistant (for distribution)
Subject: Comprehensive Plan Advisory Committee
As discussed at the July 11 , 2007 Plan Commission meeting, staff has refined the Citizen
Advisory Committee framework to include a representative from `Education/Teacher'
and ' Senior/Aging' constituencies and the YEDC. Attached for your review is the latest
committee structure diagram.
Also attached is a list of the constituency groups along with the staff recommended
approach for identifying the individual to represent each constituency group or a name.
Please review and prepare to discuss at the August 81h meeting.
Once the Advisory Committee framework is established, staff will begin soliciting
individuals to participate in the process. A kick-off meeting with this committee will be
scheduled for mid-late September.
Thanks,
Travis
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