Plan Commission Packet 2006 03-08-06 =`A ti� ciT� United City of Yorkville
800 Game Farm Road
EST. ; Asa& Yorkville, Illinois 60560
4 Telephone: 630-553-4350
Fax: 630-553-7575
PLAN COMMISSION
AGENDA
Wednesday, March 8, 2006
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: December 14, 2005
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Public Hearings:
1. PC 2006-16 MPI#6 South Yorkville, LLC,petitioners, have filed an application with the United
City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville
and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit
Development containing R-2 One-Family Residence District, R-2 Duplex Two-Family Residence
District, R-3 General Residence District, R-4 General Residence District and B-2 General Business
District. The real property consists of approximately 916.44 acres east of Emmanuel Road,north
and south of Ament Road, west of Route 47, and north and south of Walker Road, Kendall
Township, Kendall County, Illinois.
2. PC 2006-08 Ocean Atlantic Chicago, LLC,petitioners, has filed an application with the United
City of Yorkville, Kendall County, Illinois requesting an amendment to an Annexation Agreement
in regard to modifying minimum lot area, minimum lot width, minimum side yard, minimum
exterior corner side yard, maximum turn-around diameter length, and minimum front, side and rear
yard setbacks. The real property consists of approximately 130.2 acres at the southeast corner of
Beecher Road and Corneils Road, in the United City of Yorkville, Kendall County, Illinois.
3. PC 2006-09 Ocean Atlantic Chicago, LLC,petitioners, has filed an application with the United
City of Yorkville, Kendall County, Illinois requesting an amendment to an Annexation and
Planned Unit Development Agreement in regard to modifying the approved Preliminary Planned
Unit Development Plan. The real property consists of approximately 300.66 acres on the west side
of Route 47 bounded by Galena Road on the north and Corneils Road on the south, in the United
City of Yorkville, Kendall County, Illinois.
Page 2
Plan Commission
March 8, 2006
Presentation: None
Old Business: None
New Business:
1. PC 2006-16 MPI#6 South Yorkville, LLC,petitioners, have filed an application with the United
City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville
and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit
Development containing R-2 One-Family Residence District, R-2 Duplex Two-Family Residence
District, R-3 General Residence District, R-4 General Residence District and B-2 General Business
District. The real property consists of approximately 916.44 acres east of Emmanuel Road, north
and south of Ament Road,west of Route 47, and north and south of Walker Road, Kendall
Township, Kendall County, Illinois.
2. PC 2006-08 Ocean Atlantic Chicago, LLC,petitioners, has filed an application with the United
City of Yorkville, Kendall County, Illinois requesting an amendment to an Annexation Agreement
in regard to modifying minimum lot area, minimum lot width, minimum side yard, minimum
exterior corner side yard, maximum turn-around diameter length, and minimum front, side and rear
yard setbacks. The real property consists of approximately 130.2 acres at the southeast corner of
Beecher Road and Comeils Road, in the United City of Yorkville, Kendall County, Illinois.
3. PC 2006-09 Ocean Atlantic Chicago, LLC,petitioners,has filed an application with the United
City of Yorkville, Kendall County, Illinois requesting an amendment to an Annexation and
Planned Unit Development Agreement in regard to modifying the approved Preliminary Planned
Unit Development Plan. The real property consists of approximately 300.66 acres on the west side
of Route 47 bounded by Galena Road on the north and Comeils Road on the south, in the United
City of Yorkville, Kendall County, Illinois.
4. PC 2005-65 Fountain Village - Final Plat
Additional Business:
Adjournment:
Page 1 of 3
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, DECEMBER 14,2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Sandra Adams, Clarence Holdiman, Michael
Crouch, Anne Lucietto, Bill Davis, Brian Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; Interim
City Administrator John Croi; Alderman Dean Wolfer; John Whitehouse, Engineering
Enterprises, Inc.; Tony Scott, Record Newspapers; Ray Brucki; attorney Dan Kramer;
YEDC Executive Director Lynn Dubajic; Pam Kleinwachter, We Grow Kids; Dave
Faganel, R.A. Faganel Builders; Marjorie Wentz, R.A. Faganel Builders; and Bill
Zalewski, Jacob & Hefner.
MINUTES
Minutes from the Sept. 14, 2005 Plan Commission meeting were unanimously approved
by voice vote. Commissioner Clarence Holdiman made the motion to approve the
minutes. Commissioner Sandra Adams seconded the motion.
Minutes from the Oct. 26, 2005 Plan Commission meeting were unanimously approved
by voice vote. Commissioner Anne Lucietto made the motion to approve the minutes.
Adams seconded the motion.
Commissioner Michael Crouch made a motion to open the public hearings. Holdiman
seconded the motion. The motion was unanimously approved by voice vote.
PUBLIC HEARINGS
1. PC 2005-52 Herb and Pam Kleinwachter and Old Second National Bank Trust
8051,petitioners application to annex and rezone.
See attached.
Lucietto made a motion to close the public hearing. Commissioner Jack Jones seconded
the motion. The motion was unanimously approved in a voice vote.
NEW BUSINESS
1. PC 2005-52 Herb and Pam Kleinwachter and Old Second National Bank Trust
8051,petitioners application to annex and rezone.
Lindblom asked if some easements could be in between the stormwater management area
and the buildings for property to the north and to the south. Attorney Dan Kramer,
Page 2 of 3
representing the petitioners, said it possibly could be done to provide some connectivity.
He said the lots are above city minimum so there's space for easements. Lindblom said
he made the suggestion because he's concerned about the number of cuts onto Route 47.
City Planner Mike Schoppe provided some insights about future developments of the
property surrounding this property. He said the west area is planned for residential,but to
the north he doesn't know of anything, yet. There has been interest immediately east of
the property, he said. If connectivity is a concern, Schoppe said it's safe to say there will
be developments eventually surrounding the property.
Commissioner Brian Schillinger said he fears this development is reminiscent of the
Caledonia-Inland development. The city gave Inland B zoning and a timeline and the
development came back with residential after the timeline expired.
Kramer said the developers want to try to zone the property all business,but he doesn't
think the interest is there. He said he's looking for a flex zoning, which would give
business a shot first. It would allow for low intense zoning such as a daycare center or
offices. Then eventually it would go to R-2 single family zoning if the entire business are
didn't develop.
Commissioner Bill Davis asked if contact had been made with the Illinois Department of
Transportation. Kramer said there's a preliminary draft. He said he wouldn't expect to
need turn lanes or anything of that sort. Consulting engineer John Whitehouse said
IDOT's comments will be based on use and intensity, but the overall intent is to limit cuts
onto Route 47.
Commissioners also addressed the issue of setting precedent. Davis said the commission
is setting a line which would the city would probably need to follow in the future.
Lucietto commented she'd like the minutes to show that Schoppe Design and Associates
prepared all the drawings.
Lucietto made a motion to recommend annexation approval as requested for PC2005-52.
Crouch seconded the motion. The motion was unanimously approved by roll call vote.
Commissioner Charles Kraupner, Holdiman, Lucietto, Davis, Adams, Schillinger, Jones,
Crouch and Lindblom voted yes.
Lucietto then made a motion to recommend zoning as requested for PC2005-52 subject to
compliance with the comprehensive plan and design guidelines. Jones seconded the
motion. The motion was approved 8-1 in a roll call vote. Holdiman, Lucietto, Davis,
Adams, Schillinger, Jones and Lindblom voted yes. Crouch voted no.
2. PC 2005-56 Dhuse Farm Concept Plan
Dave Faganel, with R.A. Faganel Builders, said the property consists of 93 acres south of
Ament Road and west of Route 47. Plans are to build 167 single-family homes with an
average lots size of 14,000 square feet and a minimum lot size of 12,000 square feet.
Page 3 of 3
He anticipates it would take two to five years for the property to develop and he attended
the Plan Commission to get commissioners' opinions on the concept plan.
Lindblom asked if the developers have talked to the Yorkville School District because the
planned detention basin on the property is just north of a planned school site. Bill
Zalewski, from Jacob & Hefner, who is an engineer on the project, said the detention
basin was located in that particular spot because that is a low area.
Schoppe said city staff has talked with the school district and said the school district is
interested in land rather than cash for this development. Meanwhile, Faganel said he met
with the park district, which seems to like the proposed location for a park.
Lucietto said that none of the proposed road connections actually connect to anything and
said there needs to be more than one exit.She also said the plan has a sticker stamp
appearance and it lacks character. Lindblom too said he'd prefer a more creative
development in the southern portion.
ADDITIONAL BUSINESS
Mayor Art Prochaska informed the commission that the city has hired Travis Miller as
the city's new Community Development Director. He's due to start in January.
The meeting adjourned at 8:10 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 December 14 ,
2005 , at the hour of 7 : 00 p . m. , at 800 Game Farm
Road, in the City of Yorkville, Illinois .
D-779805
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
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 MS . ANNE LUCIETTO;
6 MR . BILL DAVIS ;
7 MR . CHARLES KRAUPNER;
8 MR . MICHAEL CROUCH;
9 MR . BRIAN SCHILLINGER;
10 MR . JACK JONES ;
11 MR . MIKE SCHOPPE ;
12 MS . DINA GIPE .
13 A P P E A R A N C E S :
14 WYETH, HEITZ & BROMBEREK
300 East Fifth Avenue , Suite 380
15 Naperville , Illinois 60563
( 630 ) 355-1458
16 BY : MR . JOHN JUSTIN WYETH,
appeared on behalf of the United
17 City of Yorkville , Illinois .
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Depo Court Reporting Service ( 630 ) 983-0030
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1 ( Proceedings were had
2 which were not
3 reported . )
4 CHAIRMAN LINDBLOM : And at this time
5 could I have a motion to go to public hearing?
6 MR. CROUCH : So moved .
7 MR. HOLDIMAN : So moved .
8 MS . LUCIETTO : Second .
9 CHAIRMAN LINDBLOM : Moved and
10 seconded . Those in favor signify by saying aye .
11 (A Chorus of Ayes )
12 CHAIRMAN LINDBLOM : Opposed?
13 (No Response )
14 CHAIRMAN LINDBLOM : We are now in
15 public hearing, and the issue is PC 2005-52 , Herb
16 and Pam Kleinwachter and Old Second National
17 Bank, Trust 8051 , Petitioners , have filed an
18 application with the United City of Yorkville ,
19 Kendall County, Illinois , requesting annexation
20 to the United City of Yorkville and rezoning from
21 Kendall County A-1 Agricultural to United City of
22 Yorkville B-3 Service Business District and R-2
23 One-Family Residence District .
24 The real property consists of
Depo Court Reporting Service ( 630 ) 983-0030
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1 approximately 9 . 81 acres located on Route 47
2 south of Legion Road and north of Ament Road,
3 Kendall Township, Kendall County, Illinois .
4 With that said, before we go
5 into the oath, for Plan Commission members , the
6 second item on our agenda tonight was this aerial
7 photo .
8 This photo happens to show the
9 property in the public hearing very, very
10 clearly, if you hadn ' t noticed that already .
11 Okay . With that being said
12 then, could I have anybody that wishes to address
13 the Commission please raise -- stand and raise
14 your right hand and repeat after me?
15 (Witnesses sworn)
16 CHAIRMAN LINDBLOM : Thank you . Dan,
17 are you --
18 MR . KRAMER : I am.
19 WHEREUPON :
20 DANIEL J . KRAMER,
21 having been first duly sworn, testified before
22 the Yorkville Plan Commission as follows :
23 MR. KRAMER : For the record, Dan
24 Kramer . I am an attorney licensed to practice
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1 law . My address is 1107A South Bridge Street ,
2 Yorkville , Illinois , and I represent the
3 petitioners . Pam Kleinwachter is here behind me
4 on my right this evening .
5 This property is located, as
6 Mr . Lindblom has referred to, in the aerial
7 exhibit that you have on the west side of
8 Route 47 south of Bonnie Lane and consists of
9 approximately 9 . 81 acres .
10 There is a long driveway
11 leading up to the house that sits on the rear of
12 the property, and on the site drawing we have
13 just a bare survey or annexation plat .
14 I don ' t know a good way to get
15 the whole room so back and both sides can see it ,
16 but the house sits at the far west end of the
17 property .
18 Under the city comprehensive
19 plan, the front of the property shows as
20 commercial B-3 , and, again, it ' s not real precise
21 because of the color drawing on a comprehensive
22 plan, so there is no magic of you go in 200 feet
23 or 300 or 400 where it turns to showing
24 residential on the comprehensive plan .
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1 When Herb and Pam came in,
2 initially we talked about the idea of doing
3 county zoning, and I said look, with
4 Weisman-Hughes and all the annexation activity
5 that ' s going on on the east side of 47 , we have
6 to go through the mile-and-a-half review of the
7 City of Yorkville in any event .
8 It seems to me that if there is
9 an availability of municipal utility services , we
10 really ought to be looking at a Yorkville
11 development .
12 So we sat down with Mr . Wyeth,
13 with John, who is sitting over there as your
14 outside consulting engineer, to see about the
15 available of hook-up for sanitary, sewer and
16 water, and it appears that it is possible by
17 boring under Route 47 and connecting to the
18 services that are going north and south on the
19 Weisman-Hughes property .
20 In terms of the land use , Herb
21 and Pam have a real clear vision of their
22 immediate needs and what they want to do, and
23 that is Pam has been actively involved in day
24 care for quite sometime, so she would like to
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1 build a day care facility on what you would see
2 as the southerly lot here , with the low point of
3 the property .
4 I mean, we wish we could
5 frankly when we develop it -- and we haven ' t
6 platted it yet, so this is a concept design -- we
7 really wish we would flip and get the stormwater
8 management where the commercial buildings are and
9 put the commercial buildings , because the
10 frontage is always most valuable for them and
11 certainly good for the city because it generates
12 the most taxes for the school district and the
13 city .
14 Unfortunately God has put the
15 low points in the front end and so it may have to
16 stay where it is , but that ' s something we will
17 work on as our engineers working with us , Smith
18 Engineering, and with Pam and Herb, but they know
19 for sure they want to develop one commercial lot
20 right away for the day care use , and, again, it
21 will likely be this south lot , whether it ' s moved
22 forward or not .
23 As we were going through the
24 comp plan, like some properties that are on the
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1 fringe , we just aren ' t clever enough I think to
2 say where that line should be .
3 My thought with the
4 Kleinwachters when we discussed it and the way we
5 filed our petition and the way I would suggest
6 approaching the annexation agreement with the
7 city, is flex zoning .
8 In other words , we are asking
9 that we zone the whole parcel B-3 and then we
10 measure off where we are showing the back of
11 these two lots and assign underlying or a back-up
12 R-2 single-family with no variances , meeting all
13 city requirements to it, that if they find out
14 (A) , there isn ' t any business needs in the
15 foreseeable future , that without further public
16 hearing they could drop down and use the R-2 and
17 have that in place .
18 But, again, the road would meet
19 all city standard design, utilities would be all
20 city standard design as far as water, storm
21 sewer, sanitary sewer .
22 MR . SCHILLINGER : What type of time
23 frame?
24 MR. KRAMER : In the past what we ' ve
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1 done, Brian, like with Inland and some of them,
2 I ' d say a six or seven-year window, because ,
3 again, in development terms , a year or two years
4 is nothing, so I think six to seven would be
5 fair .
6 Again, we don ' t know your
7 thoughts . You may say tonight , gee, you know,
8 let ' s arbitrarily cut it right where you ' ve got
9 it and make that the R-2 right now .
10 If you tell us that , we ' re not
11 going to scream and yell , we just think, again,
12 you ' ve got a lot of residential on the east side ,
13 if you do have the opportunity for the business ,
14 let ' s preserve it .
15 At the same time , if there is
16 not a need for it down the road, then it ' s all
17 set up, we ' ve got the lots platted, and we are
18 fine .
19 So that would be our
20 recommendation, we do it as flex zoning, again,
21 zoning the whole parcel on annexation as B-3 ,
22 pick a time frame for that R-2 to kick in, and
23 then I ' d work on the annexation agreement with
24 your city attorney .
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1 CHAIRMAN LINDBLOM : Okay . At this
2 time I would just ask if there is any questions
3 or concerns from the audience .
4 (No response )
5 CHAIRMAN LINDBLOM : You are getting
6 off easy tonight, aren ' t you?
7 MR . KRAMER : Hey, I put her to work
8 real hard last night , so give her a break .
9 CHAIRMAN LINDBLOM : Any questions or
10 concerns?
11 (No response)
12 CHAIRMAN LINDBLOM : Okay . Hearing
13 none then, I would ask for a motion to adjourn
14 the public hearing and then we ' ll discuss this as
15 a commission .
16 MS . LUCIETTO : So moved .
17 MR . MUNNS : Second .
18 CHAIRMAN LINDBLOM : Moved and
19 seconded to adjourn the public hearing . Further
20 discussion?
21 (No Response )
22 CHAIRMAN LINDBLOM : Hearing none ,
23 those in favor signify by saying aye .
24 (A Chorus of Ayes )
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1 CHAIRMAN LINDBLOM: Opposed?
2 (No Response )
3 CHAIRMAN LINDBLOM : Motion passes .
4 Okay .
5 (Which were all the
6 proceedings had in
7 the public hearing
8 portion of the
9 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 public 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 public meeting .
14 IN WITNESS WHEREOF I have hereunto set
15 my an this /�d y of
16 -----' 2006 .
17 --- —
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202 /J
CHRISTINE M . VITOS C.S.R.
21 CSR License No . 084 -002883
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Yorkville Plan Commission Multi-Page TM & - city
December 14,2005
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9:16,19 11:5 17:15,19 48:16,18 49:14 52:1,3,13
60:19 61:19 62:2,4 22:20 24:13,15 26:4,5,11
60563[11 2:15 52:20 53:3,5,9,14,18
18:23 20:1,6 21:15 24:17 awa i 26:22 27:16,19 28:18 32:2
away[il]
608[2] 38:11 56:16 27:10,15,18 30:24 33:15 58:11 buildings[sl 16:1 36:2 35:16 37:18,19 38:8 40:16
627[1] 46:11 50:24 55:14 awful[1] 37:11 37:12 44:10,24 40:24 42:21 46:8,20 47:24
649[21 41:4 49:12 Agricultural[2] 3:8 Aye[42] 4:2,4,698,10,12 built[1] 14:18 48:19,23 49:9 51:3,7 53:1
661 [11 32:5 7:11 4:14 6:11,13,15,17,19,21 Burd[241 2:5 4:7,8 6:14 53:18 54:10 55:15,21
alderman[s] 2:3,4,5,6,7 6:23 7:24 8:2,4,6,8,10,12 6:15 8:7,8 21:11,14,19 57:10 59:11 60:7,10,14
683[�] 35:19 23:18,20,22,24 24:2,4,6
Depo Court Reporting Service Index Page 1
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page TM city's- future
December 14, 2005 0
61:20 62:5 considered[1] 40:8 Daniel[s] 7:7 8:20,23 draft[2] 57:19 61:4 experience[11 34:20
city's[1] 38:19 Consists[3] 3:12 7:14 26:3,6 drawing[2] 26:13,14 explain[11 19:21
Claahsen[11 24:12 24:19 date[11 6:2 drawn[11 12:11 express[11 35:8
classification[11 40:2 contacted[2] 10:4 16:5 Dawn[2] 49:8,11 drive[17] 11:12 17:24 eye[6] 27:20,21 51:24
Clear[1] 61:21 Contacts pi 54:18 Dawn's[1] 46:12 26:20,24 32:5 35:19 41:4 54:8,15,18
clerk[2] 2:11 33:1 contains[1] 64:12 daytime[1] 35:7 46:11 49:12 51:5 52:9,10 eyes[11 41:17
clinic[z] 27:21 52:1 Contiguous[�1
26:21 deal[21 18:11,13 52:1353:20,2157:20,21 close[3] 23:12 47:162:11 continue[7] 4:20,22 5:2 dealing[2] 16:22 19:23 driveway
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5:5,24 47:7 56:3 DEAN[11 2:6 F i 2:2
coat[i] 48:4 driveways[i] 13:19 [ ]
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12 52:3
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coming U] 35:5 47:17 copies[1] 32:18 define[1] 42:2 52:17
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51:18 deliveries[i] 37:5 during i Fair[2] 26:12 51:5
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comment[6] 9:18 12:24 demolished[i] 33:22 Fairgrounds[3] 9:11,12
28:11 31:20 46:5 56:6 48:5,9 density ui 39:10 42:3 dwelling[11 42:4 9:13
comer[s] 26:19 36:16
Comments(11] 16:16 c48:10 51:4 59:10 42:11,11 43:13 53:12 59:3 -E- family[1] 45:11
17:8 21:5,5 22:23,23 23:9 department[1] 48:8 far[6] 10:24 12:11 16:11
56:11 57:16 58:6 62:8 comers[2] 3:14 50:10 E[4] 2:1,1,13,13 18:17 27:19 59:3
Commercial[is] 34:2 Corporation[2] 3:5 description[z] 20:7
35:1 36:18,23 41:9 42:24 5:15 42:5 easel[1] 26:13 farm[a] 1:9 3:5 60:3,17
43:10,14,16,19 44:19,21 correct[3] 19:6 60:8 design[2] 29:21 42:14 easement[7] 13:16,18 Farmstead[3] 44:17
45:14 50:7 55:13 59:15 64:11 designed[il 51:7 13:21 14:9,21 17:18 19:8 49:23 57:21
61:5,13 corrected[2] 31:8 57:22 detached[1] 42:8 east[s] 2:14 14:15 26:23 favor[i] 45:3
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commercialization[1] correction[1] 57:19 detract[1] 54:22 27:6 44:16 fee g[ ] 34:3
45:20 EDC[11 22:4 feelings i
council(30] 1:1 5:11 6:1 develop[i] 16:3 g [ ] 61:12
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26:16 34:9 58:8 16:12 17:8 22:1 23:4 26:5 edge[1] 53:22 44:1,6
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ty 26:11 28:18 32:2,19 35:16 effort[1] 47:5 few[2] 32:7 34:17
54:20 38:8 40:24 46:8 47:24 development[36 3 egress[i] 18:7 Fifth[1] 2:14
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45:19 57:16 58:6 59:11 62:1
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7:16 24:14,21 27:3 7:10 39:8 32:16 36:9 43:12 final[2] 17:17 18:14
compatible 40:68 [3] 39:9 developments' [i] 43:1 emails[2] 46:21,22
40:6,8 54:4,24 61:19 64:2 P first[1s] 5:24 11:9 24:10
Completely[3] 29:10,20 couple(i) 43:15 difference[i] 43:22 empty[1] 36:17 26:9 29:8 33:8,11 41:14
31:15 course p] 26:24 different[6] 29:19,21 encourage[2] 49:2,3 44:14 52:9,11,14 61:4,4
complex[3] 27:8 36:1 Court[i] 36:19 2922 31:16,16,17 ensure[2] 39:8 40:4 64:4
43:18 courthouse[3] 53:19,22 directly[s] 32:10 38:13 entertain[s] 3:3 7:6 fit[1] 61:13
complies[�] 27:19 54:6 41:6 44:23 53:7 23:11 24:10 62:11 Fitzgerald[6] 40:23
P 41:2,4 49:8,11,12
Comprehensive(ii] covered[i] 33:17 discussing[i] 7:7 entire[2] 14:12 49:14
P five(i] 34:11
37:23 38:20 41:21 43:4,5 create[3] 42:11 51:8 discussion[3] 3:4 24:11 entrance[1] 44:17
43:8 45:22 46:19 51:3 50:21 five-one[1] 58:9
54:12 environment[3] 39:4
56:23 58:15 creates[1] 51:10 discussions[i] 22:1 39:15 56:20 folks pi 36:8
comprised[1] 42:7 display[6] 9:15 11:6,15 environments[i] 42:12 follow[1] 60:8
creek[ 15:17 19:24 27:11 30:2 following concern[s] 13:13 41:8 crime[1] 46:18 estate(i] 42:16 g[ ] 60:22
57:7 59:6,17 Criminal[i] 54:4 distinctive[1] 42:13 Estates[i] 3:6 follows[12] 5:12 8:22
concerned[1] 44:13 district[s] 3:10 7:12 9:9 10:1 26:5 28:19 32:3
criteria[1] 40:4 evening[lo] 4:18 5:18
24:16 28:8 35:17 38:9 41:1 46:9 48:1
concerns[a] 11:10 35:9 CROIS[2] 2:10 6:3 10:12 19:18 28:20 38:4 49:10
38:4,16,17 60:21 61:24 divided[1] 49:21 41:2 45:24 48:2,9
62:2 crowded[i] 59:12 dividing[1] 15:16 Evergreen[1] 3:5 foregoing[2] 64:9,10
concessions[s] 12:9 CSR[1] 64:21 doctor pi 27:21 everybody[s] 3:16 Forest[2] 9:7,9
17:11 18:15 19:2,4 current[i1 53:9 doesn't[io] 15:14 18:3 17:12,14 29:23 60:19 forward[ii] 7:3 8:17
Conduct[3] 13:17,20 cut[1] 60:5 22:22 33:12 35:4 37:20 evil[1] 55:23 9:18,20 19:22 25:24 28:11
28:3 46:18 47:10,18 60:14 28:14 35:13 40:21 46:4
conflicted[1] 39:2 -D- dogs[1] 55:24 exactly[2] 16:14 35:20 exam[i] 54:18 four[3] 44:15 55:18,20
conflicts[i] 38:22 done[2] 23:2 50:24 Fox m 3:14
D-779705[1] 1:20 example[i] 49:13
conform[1] 60:14 door[i] 48:8 fringe[1] 61:7
Dallas[�] 12:4,15 13:9 examples[i] 43:15 front[s] 11:12 15:24 16:1
Conjunction(i] 43:3 down[1s] 34:1 35:3,22
consider[l] 23:6 13:22 17:15,24 22:5 39:18 41:6 44:17 49:23 exams[1] 54:8 39:21 53:12
consideration[6] 22:2
Dan[i] 29:6 52:5,23 55:3,11 57:8,9 exhibits[l] 20:6 future[1] 47:8 23:5 40:3 47:6,19 60:1 dance[1] 53:8 60:5,5 existing[3] 39:9,16
dangerous[i] 50:14 Dr[3] 27:20 51:24 53:8 42:10
Depo Court Reporting Service Index Page 2
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page Galena-mom
December 14, 2005
help[1] 43:6 involve[z) 14:9,22 21:7,1022:6,17 MARTY[11 2:7
-G- hereunto[1] 64:14 iota[1] 52:8 large[1) 54:14 match[1] 46:19
Galena[z) 36:16 37:7 hey[21 41:17 44:20 ironic[11 61:3 LASALLE[11 64:2 matter[3) 1:715:17
Game[1] 1:9 Hi[21 28:20 49:11 issue[11 33:15 last[2) 12:4 13:4 33:13
garden[1) 10:15 higher[31 40:6 43:13 issues[21 15:11 16:21 late[11 47:15 may[7] 3:24 6:9 7:22
53:11 itself[1] 52:20 lawyers[]) 16:6 21:11 23:16 25:3 62:16
Garrett[]o] 9:23 10:2,2 []) 59:13 mayor[]os) 2:2 3:2,23
11:7 15:12,21 16:14,19 higher-end layout 29:22 30:16 4:15,19 5:1,7,17,22 6:4,8
16:24 17:2 Hill[1] 37:1 -J- least[z] 43:10 53:6
6:24 7:5,21 8:13 9:1,6,12
generate[1] 53:20 Hinsbrook[1] 7:8 J[z) 26:3,6 leave[41 48:3,5 49:3 9:14,20 10:11,16 11:4,23
gentleman[21 17:10,16 home[31 47:13,17 50:3 JACQUELYN[1] 2:11 52:17 12:3,12,17,22 13:3 14:6
14:11 15:1,4,8 16:8,15,20
gentleman's[]) 13:12 homes[6) 33:20 37:6 ail 11 54:4 left[i) 26:13
46:18 47:1 52:7 55:7 [ 17:1,3,7,9 18:4,10,22 19:6
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g g 6:11 7:20 8:3,4 23:23,24 21:4,8511,13,16,22 22:13
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44:19 57:7,8 hope[31 34:12 45:24 47:5 62:20 25:10,11 62:13,21,22 25:2,18,22,24 26:10 28:9
good[12] 4:18 17:10 horrible[1] 34:3 jams[1] 51:19 less[1] 27:12 28:23 29:3 30:1,5,11,21
25:23 28:20 31:19 38:4 horrifies[1) 35:2 January[3] 6:1,4 7:2 letter[31 30:19 33:10 31:2,9,19,22 32:12,16,24
41:2 42:12 44:4 45:6 48:2 41:11 35:11,21 38:5 40:19 46:3
48:9
hour[1] 1:9 JASON[1] 2:4 letters(1] 33:10 47:20 48:3,12 49:5 50:16
hours[4] 35:6,7 47:15 Joel[3) 28:17,21 33:9 50:19 56:5,14 57:12,15
Great[11 49:18 51:12 Joel S[1] 44:1 License[1) 64:21 58:5,12,14,22 59:19 60:9
gross[1] 42:3 house[s) 10:9 33:17 45:5 light[z] 46:17 55:10 60:23 61:17 62:10,15 63:7
grow[1] ,45:8 52:15,21 60:4,17 John[5) 2:10,15 10:22,23 lighting[1] 37:4 McHu (]4) 24:20
guard[1] 41:18 houses(1) 44:22 OS limited(1) 35:7 26:19 292 34:144:13,16
delines[z] 43:5,6 JOSEPH(1) 2:9 45:10 49:17 51:4 55:8
housing[z1 58:16 59:9 JuodiS[3] 46:7,10,11 limits[z] 26:22 27:17
guy[1] 41:6 hundred[1) 19:11 line[51 16:9 44:7 50:4 57:8,9,20,21
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JUSTIN(1) 2:15 mean[2s] 11:2,24 17:10
guys[41 18:22 22:5,8 46:1 52:18,20 17:18 18:6 22:18 30:2
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38:11,13,15 41:4 46:11 median[1] 49:21
handle[1] 51:7 2:16 3:15 7:17 24:21 64:1
7:10,16,16 24:14,21 49:12 56:16 57:23 meet(1) 28:1
happening 64:7
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hardships[]] 61:8 important[]) 40:3 59:9,15 61:15
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health [1] 54:20 14:19,24 22:19 knew[2] 36:2 49:18 53:19 57:) 45:9 52:4 mention(1] 41:12
Y met[1) 13:8
include[z1 )6:3 20:11 ]mocked[2) 52:23 55:3
hear[1) 56:7 included[6) 18:14,20 looked[6) 38:19 45:15 metal[1] 52:12
heard[3] 26:15 51:11 knowing[1) 17:13 45:16,16,18 59:1
19:8 21:17 22:10 58:24 mic[1] 4:20
hearing[37] 3:4,10 5:19 16:7 19:12 29:18 31:14
53:10 Kramer(9) 25:21,23 26:3 looking(lo) 9:2 13:2
incorporated[1] 22:20 26:6,6,12 41:11 42:23 Michael[1] 36:20 5:24 7:1,6,12 8:14 10:19 indicate(11 13:7 50:22 44:23 45:11 59:14,19 middle[1) 61:5
12:18,23 15:5,9 16:17 indication[1] 41:14 looks(1] 45:6 Mike[z] 28:2 54:11
17:5 19:18 20:4,5 23:4,12 influence[1] 49:14 -I-- lots[z] 44:15,21 MILSCHEWSKI[43)
24:11,17 25:19 28:4 30:3 influencing[1] 50:11 ladies(1] 41:3 loved[11 40:16 2:11 4:1,395,7,9,11,13
30:13,16,22,22 31:5 34:9 6:10,12,14,16,18,20,22
50:23,24 62:12 63:10 64:9 Ingemunson[1] 12:4 laid[1] 13:23 low[1) 59:22 7:23 8:1,3,5,7,9,11 23:17
64:13 ingress[1) 18:7 land[6] 11:18 16:3 39:9 lower(]] 42:11 23:19,21,23 24:1,3,5 25:4
Heartland[24] 26:20 instance[1] 59:7 40:1,4,7 25:6,8,10,12,14,16 62:17
27:7 32:5 33:16 34:14,21 integration[1] 42:17 lands[1] 15:15 _M_ 62:19,21,23 63:1,3,5
34:24 35:19 38:11 40:14 mind(1) 47:10
intended[]) 42:6 landscape[6] 18:5,11
40:15 41:4 44:18 46:11 M(3] 1:8 64:4,20
48:10 49:12 52:13 55:22 intense(4) 27:12 55:4 18:12 28:152:18 53:2 mine[1] 19:7
landscaping ansca in 1 mail[]) 30:10
55:22 56:3,16 57:11,20 p g[ ] 18:13
maintain(z] 47:6,15 minute(1) 33:1
61:3 intensity[11 40:6 Laniosz(3s) 7:8 8:20,23 minutes(31 16:18 22:24
heavier[1] 53:2 intent[z) 42:1,5 8:24 9:4,8,13 10:13 11:2 major[z] 41:23 42:18 58:10
height[]1 39:10 intention[1) 47:14 11:8,17 12:6,14,20 13:1 map[1) 46:13 mistake[1] 22:9
13:15 14:1,8,16 15:3,6 Marmo(]z] 28:17,20,21 mixed[z] 27:4 61:11
HEITZ[1) 2:14 interfere[1] 15:14 17:18,21 18:2,6921 19:4,7 29:1,4 30:4,6,14 31:1,4
Hello[21 38:10 46:10 intersection[1] 26:19 19:19 20:2,9,12,17,23 31:12,21 mom ] 34:23
Depo Court Reporting Service Index Page 3
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page TM money-property
December 14, 2005
money[z] 48:13,14 never[2112:10 51:16 once[2] 44:19 57:8 PAUL[1] 2:3 police[1] 48:7
Monica[1] 24:12 new[4] 39:7,8 41:16 one[19] 12:4 14:12 17:9 Pavillion[1] 3:14 pollution[1] 46:17
month[2] 50:2 55:15 42:11 20:6,14 26:18 34:11 36:8 pay[1] 14:20 popular[i] 55:17
morning[1] 51:15 News[1] 36:13 38:18 39:7 41:23 47:3 Payne[1] 24:12 population[1] 54:5
49:13 50:5 52:8 54:22
next[s] 7:5 38:5 43:19
motion[l l] 3:3 4:15 6:24 56:12 61:2 62:3 people[13] 32:13 34:14 portion[1] 63:11
7:6 8:13 23:12 24:7,10 44:9,9 One-Family[i] 3:9 34:18 47:16 51:12,20 54:7 possibility[1] 59:18
25:18 62:11 63:7 nextdoor[1] 46:12 54:12,15 55:23 56:2 61:9 possible[1] 40:6
motivation[1] 48:15 nice[6] 33:21,24 34:24 27:20 [a] 24:12 27:20 62:3
27:20 52:12 potentially[1] 35:6
move[3] 5:23 35:22 45:9 52:5 56:2 per[2] 14:24 42:4
Onishi s[z] 51:24 53:8 precedence[2] 44:13,20
55:23 night[2] 51:13,16 perhaps[1] 19:16
moved[17] 3:21,23 6:6,8 nodes[1] 45:21 Onishis[1] 27:9 periodically[i] 30:7 Precedent[z] 48:24 49:1
7:19,21 23:13,15 24:23 noise[z] 37:4 46:17 open[4] 3:18 42:17 45:18 periphery[1] 42:18 predominant[1] 52:23
25:2 34:21 36:3 40:13,15 non-residential[2] 50:2 personally[i] 38:24 prepared[11 21:2
40:5 56:21 petition[6] 12:23,24 P
45:7 62:13,15 opened[1] 49:17 resent[6] 10:17,20
normal[1] 54:7
Moving[1] 24:9 opening[11 49:20 32:21 34:14 48:21 49:2 12:18 14:2,2,17
MS[8i] 2:5,8,11 3:21 4:1 petitioner[9] 3:11 7:13
opinion[1] 39:12 presentation[1] 4:22
4:3,5,6,7,8,9,11,13 6:7110 north[s] 27:2,4 54:23
55:5,7 opportunities[z] 48:19 8:16 11:24 24:18 25:20 presented[iii 10:14
6:12,13,14,15,16,18,20,22 54:12 11:1 12:15 16:10 20:17
7:23 8:1,3,5,6,7,8,9,11 northeast[1] 3:13 39:22 48:22 50:20
21:11,14,19 22:11,15 noted[1] 16:18 opportunity[2] 15:10 petitioner's[1] 56:10 20:24 21:3 22:6 27:18
32:6 28:2 29:15
23:14517,19,21,23 24:1,2 notes[1] 64:11 petitioners[4] 3:6 7:9 8:2 29: 5
24:3,4,5 25:4,6,7,8,10,12 opposition[2] 35:10 24:13 26:7 presenting[1] 14:4
reserve
nothing[z] 19:1 51:22 45:2 [3] 9:7,9 42:10
25:14,15,16 32:4,14,18 petitions[1] 55:19 P
33:2 38:10 46:10 49:11 notice[1] 31:7 Orchard[2] 36:16 37:8 preserving[i] 39:15
56:12,15 57:18 58:13,15 noticed[1] 30:12 pick[i] 37:5
ordinance[3] 28:1 53:1 picking president[1] 5:14
59:5,21 60:11 62:14,17 November[3] 22:4 45:7 55:9 P g[1] 51:20
62:18,19,21,23 63:1,2,3,5 57:19 picture[1] 52:5 pretty[1]
2)2
original[a] 27:13 29:9 previous[z] 23:2 31:7
multi-family[3] 56:19 nOw[27] 8:14 14:2 20:5 33:4,6 pictures[6] 15:20 32:9
58:16 59:9 24:10 25:19 29:6,11,18 33:20 39:18 44:3 52:5 previously[1] 13:6
municipality[1] 59:13 32:23 35:22,24 36:4 37:10 originally[s] 15:13 29:7 piece[3] 11:18 14:18 primarily[1] 42:7
P tY 29:15 59:8,16
Munns[23] 2:7 4:9,10 37:13,24 40:13 41:15 20:14 privacy[1] 15:17
43:15 50:1 52:12,21 53:3 ours[1] 49:15
6:16,17 8:9,10 12:3,8 13:8 place[s] 35:4 36:23 problem[1] 36:3
56:2 59:12,13,15 62:5 outlots[1] 29:13
13:22 15:19 17:9,20,23 52:2154:2 61:8 proceed[1] 48:21
22:4 24:5,6 25:12,13 48:7 number[1o] 7:8 27:23 outside[2] 54:1,3 laces[1] 45:16
62:23,24 38:14,22 39:1519,20,24 over-burden[1] 59:2 P proceedings[a] 1:6 63:9
Plainfield[1] 45:16 64:9,13
48:20 53:17
own[s] 14:20 19:8 38:19 plan[37] 10:5,12 11:3 PROCHASKA[loo]
_N_ 48:16,17 13:2,24 14:2,3,4,8 16:10 2:2 3:2,23 4:15,19 5:1,7
N[2] 2:1,13 -O- owner[4] 26:8 30:12 17:17 18:2 19:9 26:16 5:17,22 6:4,8,24 7:5,21
O[1] 28:7 48:15 60:1 28:2 31:14,16 33:12,23 8:13 9:1,6,12,14,20 10:11
name[13] 5:8,13 32: 37:23 38:20,23 39:1 41:22 10:16 11:4,23 12:12,17
26:1 28:14 31:23 32:4 oath[1] 64:5 43:4,5,8 45:22 46:19 51:3 12:22 13:3 14:6,11 15:1,4
35:18 38:10 41:3 46:10 objections[1] 33:13 _P 52:7,18 53:2 56:23 58:11 15:8 16:8,15,20 17:1,3,7
56:13,15 objectives[1] 39:3 P[3] 2:1,13,13 58:15,23 18:4,10,22 2 19:6,16,20
Naperville[1] 2:15
objectors[1] 53:15 P•m[ ] 1:9 6:5 planner[1] 54:11 20:3,10,13,20 21:4,8,13
need[11] 3:18 5:3 10:17 observe[1] 13:10 Page[2] 43:7 57:19 21:16,22 22:13,21 23:11
planners[1] 54:10
13:20 14:2 19:3 20:15,21 23:15 24:7,24 25:2,18,22
22:22 26:10 30:19 observer[1] 5:21 Pam[4] 38:7,11 41:21 planning[4] 34:9 39:17 25:24 26:10 28:9,23 29:3
obviously 56:15 39:23 58:8
needed[3] 21:1,20 22:7 s 1 48:14 paper[1] 31:8 30:1,5,11,21 31:2,9,19,22
40:10 46:17519
needs[3] 16:9 21:23 plans[4] 27:21 29:7 32:12516,24 35:11,21 38:5
37:19 October[3] 36:12,13,13 Par[1] 14:12 30:20 31:6 40:19 46:3 47:20 48:3
negatively[1] 39:13 Off[7] 41:18 43:24 44:156 parcel[4] 14:12,15 21:18 plat[7] 19:3,5 20:7,7,10 49:5 50:16,19 56:5,14
22:10 21:17,18 57:12,15 58:5,12,14,22
neighbor[3] 5:21 21:5 46:13 51:20 55:13 59:19 60:9,23 61:17 62:10
46:13 offended[1] 41:19 Parcels[2] 14:13 20:11 play[1] 51:22 62:15 63:7
office[2s] 27:7,16 28:7 Pardon[1] 17:20 playing[4] 44:9 50:13
neighborhood[l2] project[z] 5:16 56:4
32:21 34:4 42:1,3,6,9,16 34:2 36:1,1,4,7 37:12 parking[4] 27:23 29:19 54:1,3
40:11 41:12,15 43:18 29:20 53:5 pleasant[21 45:11 61:10 Properties[z] 39:11,13
43:17 49:22 51:22 53:7 P
54:14 44:10,24 47:10,15 52:1,3 part[ll] 15:5 18:11 19:3 Pledge[1] 3:1 property[ss] 3:12 7:14
53:16 55:10,16 58:2,3 20:5,21 21:15 22:24 23:2 9:2,6 10:3,7 13:16 14:9
neighborhoods[2] 42:8 plot[1] 12:1 14:10,18,21,22,23 17:22
42:13 61:13 33:16 52:18 54:8
offices[1] 42:23 plus[1] 57:18 18:8,9 19:5 20:8 24:19
neighboring[2] 14:23 particular[6] 5:19 19:2 26:8,17,23523 27:3,12
g g Ohare[17] 2:8 3:21 4:5,6 27:17 38:18 48:18 59:3 Point 31: 7:15 12:2 16:9
37:1 28:6,7,22 29:12 35:3,24
6:7,12,13 8:5,6 23:14 24:1 articular) 1 16:18 31:17 35:20 38:12
neighbors[3] 38:14 particularly[ ] 42:17 41:10,23 57:3,16 61:16 36:15,18 38:14,18,21
24:2 25:14,15 57:18 63:1 39:20 44:1,2,6,14 46:23
46:16 53:3 pass[2] 32:19,23 61:18,22
63:2 47:3,7 48:15 50:11 52:12
Nelson U1 4:18,23 5:6 old[z] 54:24 60:17 passed[1] 20:24 points[s] 34:18 38:22 52:16,24 53:22 60:1,2,6
5:10,13,14 7:4 past[1] 10:14 39:1 41:21 61:23 60:13 62:6
older[z] 54:23 55:7
Depo Court Reporting Service Index Page 4
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page TM proposal-three
December 14, 2005
proposal[3] 36:18 41:16 remember[z] 55:18 61:3 Route[a] 7:16 9:4 10:3 similar[i] 36:10 stretch[1] 44:15
42:22 reorientation[1] 26:15 51:6 Simply[1] 37:7 strongly[2] 35:9 49:2
proposed[s] 20:1 32:11 REPORT[1] 1:6 row[1] 45:1 single[z] 34:23 43:12 stuff[1l 15:20
33:23 38:21 59:16 reported[1] 64:8 ruined[1l 56:1 single-family[s] 24:15 subcollector[2] 51:6
protested[1] 59:11 Reporter[1] 64:6 ruled[1] 36:20 27:5,6 40:9 42:8,24 61:20 55:9
public[40] 3:3 5:19,24 representing[4] 4:16 Ian[1] 2721 61:21 subdivision[s] 44:18
7:1,6 8:14 10:18,18 12:18 8:16 12:5 25:20 rural[1] 45:19 sit[2] 27:7 55:7 48:10 51:5 52:11 55:23
12:19,20,22,23,24 15:5,9
16:17 17:4 19:18,21 20:4 request[6] 3:6 7:7,9 Site[9] 11:2 13:2 14:2,3,4 subdivisions[1] 37:2
20:5 21:6 22:16 23:3,12 24:11,13 30:2 _S_ 14:8 18:2 19:9 61:14 subject[1] 20:8
24:11 25:19 28:4 30:3,13 requested[il 46:22 sits[3] 49:19 53:7 62:4 submit[2] 53:12 54:19
30:22,22 31:5 34:8 50:24 S[2] 2:1,13
requests[i] 27:16 situation[2] 29:20 36:10 suburban[6] 41:24 42:2
62:11 63:10 64:9,13 safe[3] 34:24 35:4 47:18 six x[il 12:15 42:6,9 54:9 58:24
sat[i] 58:8
r [1] 60:14 safety[il 46:18
pulled[2] 39:1 41:17 requires[i] 15:10 size[1] 27:24 such[1] 40:7
purchased[i] 47:13 slightly reside[1] 32:5 g y[1] 26:18 suffer[1] 37:4
purchaser[l] 26:8 residence[2] 3:9 42:13 save[i] 2:10 sneak[1] 41:18 suggest[1] 23:5
pure y ] 5 residential[27] 10:10 saw[1] 1 9:7 someone[a] 4:16 25:20 Suite[1l 2:14
purely[i] 55:16 11:19 15:13 24:15 27:516 says[a] 39:7 42:16 56:23 64:5 35:12 40:20 su pp lied[i] 11:24
purpose pi 7:7 32:10 33:24 37:9,21,22 sometime[1l 60:2 supposed[3] 13:23
37:24 40:1,7,11 42:7 scale[i] 39:10
put[s] 13:10,11 18:1 soon[1] 50:8 15:22 50:23
32:13 50:8,10,14 53:5 43:11,14,16 45:4 47:11 Schoppe[2] 28:2 54:11 sorry[4] 5:21 33:3 34:11 surprised[1] 55:8
putting[1] 42:23 . 47:14 49:3 52:17 53:24 Schroeder[ai 35:15,18 43:12
57:6 58:1 35:19,23 surrounding[1] 54:15
residents[s] 36:24 37:4 sort[2] 43:13 45:3 swear[1l 26:9
-Q- 57:10
residents[7 second[s] 3:22 6:7 7:20 south[s] 26:22 27:5 swim 1
23:14 24:24 25:1 33:8 g[ ] 44:5
44:16 52:16 55:7
questions[6] 3:19 5:5 respect[1] 27:2 62:14 sworn[1] 64:5
19:22 28:5 51:2 58:6 respond[1] 50:20 seconded[61 3:24 6:9 southeast[1] 3:14 sympathetic[il 60:20
quick[2] 48:6,16 response[s] 17:6 23:10 722 23:16 25:3 62:16 southwest[1i 26:19
quite[1] 36:17 50:18 57:14 62:9 section[s] 11:10 16:3 space[1l 49:14 _T_
quote[1] 37:3 restaurant[a] 49:17,24 39:4,15 40:2 spaces[3] 27:23 42:17
50:1 51:9 see[26] 9:5 10:6,6 11:15 45:18 T[1] 2:1
revenue[2] 37:19 48:17 11:15 12:2 14:22 15:22 speak[3] 17:4 32:7 34:17 tabled[1i 19:13
-R 16:4 17:11 22:16 30:7,20 specific[1] 45:21 taker[1] 33:1
review[ll 31:15 48:21 p
R[2] 2:1,13 49:1 32:13 33:20 34:1 38:20 spoke[il 41:14 taking[2
] 16:15 47:4
R-2[1] 3:9 40:17 41:17 45:10 52:5 talks ul 19:1 39:15 40:2
reviewed[1] 28:2 52:11,14,14 55:10 57:6 spot[1] 12:1
R-3[�] 24:14 55:2 58:18 41:24 42:1,5 43:8
58:22 61:19,20,20 rezone[3] 3:7 7:10 24:14 seeing[2] 18:24 56:20 ss[1] 64:1 Tanglewood[2] 3:4
raise[1] 45:13 rezoning[s] 33:15 34:11 Seeks[1] 42:9 stand pi 39:6 5:14
read[3] 36:12 39:6 58:9 38:21 45:3 48:15 send[1] 54:17 standing[2] 53:12 56:18
18 Tanks[1] 57:11
y Rich[zl 35:15,
read sense[1] 54:9 Stanislaus[6] 38:7,10
[11 48:5 Richard[3] 24:12 47:23 38:11 56:12,15,16 tax[ii 37:19
real[3] 3:12 7:14 24:19 sent[z] 41:11 46:21 start[2] 45:11 50:6
48:9 taxes[1] 14:21
really[1a] 18:3 19 40 ride pi 50:12 Service[2] 7:12 24:16 starts[1] 57:7 tear[1] 60:5
33:12 36:6 38:3,19 40:17 set[i] 64:14 teens
41:15 43:20 44:4,10,11 right[as] 9:8,13 12:7 14:] state[9] 5:7 9:21 15:10 teenage[1] 54:17
45:15 43 2 47:4 ,10,1 15:3,21 16:14,19 18:21 setback[1] 27:20 25:24 28:14 29:4 31:22 telling[2] 10:5 20:22
59:22 19:20 20:2,23 22:6,12,16 setbacks[1] 27:24 64:1,6 ten[3] 6:3 40:13 44:6
24:9 27:7 28:21 32:15 sets[2] 44:5,20
reason[a] 14:22 31:12 station[1] 48:7 terms[2] 39:10 54:21
33:2,18 35:24,24 37:10
45:8 53:4 37:11,13 40:11 42:24,24 setting[1i 44:13 stay[2] 57:24 60:3 testified[13] 5:11 8:21
reasons[1] 36:21 43:19,24 44:11,15 46:1 several[1] 45:15 stays[1] 52:20 9:24 23:126:4 28:18 32:2
receive[1] 33:9 48:8 49:20,20 50:10 52:12 share[1] 34:19 still[6] 27:3 31:20 33:11 35:16 38:8 40:24 46:8
52:13 53:22 59:21 60:11 47:24 49:9
received[i] 30:15 sheet[1] 41:5 33:13 45:20 47:15
recently[2] 40:1349:16 60:13 62:5 shopping[1] 26:24 Stone[1] 49:16 testimony[s] 9:18 23:3
record[i1] 9:21 16:17 road[12] 1:10 3:14,14 shorthand pl 64:6,8,11 stop[2] 37:16,17 28:12 51:11 53:10
26:24 36:16,16 44:14,16 text[1] 19:1
21:6 26:1,7 27:11 4:12 45:10 57:8,9,21 Show[1] 10:19 Stoplight[3] 50:8 51:4 thank[2o] 7:4 17:1,2
28:24 ii 3 31:23 34:12 roadways[1] 42:18 Showing[2] 18:14 41:15 51:18
y 21:10 24:8 29:3 31:21,22
refer[1] 33:14 shown[1] 21:20 storage[1] 52:12 32:6 35:10,11 38:3,5
Robbin[al 32:1,4,12
refers[i] 57:20 44:3 shows[1] 55:16 straight[1] 58:17 40:19 46:3 47:20 49:4
regards[1] 40:3 Robbin's[1] 44:1 side[al 39:21 44:16 53:6 Strangers pi 35:5 50:15,22 56:4
registered[1] 33:9 Robert[2] 5:10,13 55:7 stream[1] 48:17 Thanks[1] 40:18
regulations[1] 27:19 roll[6] 3:24 6:9 7:22 sight p] 61:9 street[s] 36:2 37:12 Theresa[z] 46:7,11
reiterate[1] 46:15 23:16 25:3 62:16 signatures[a] 32:22 38:15 43:17,20 52:2,4 thought[2] 22:8 39:2
relocation[1] 53:5 room[1] 13:9 33:5 55:20,21 53:20 three[sl 37:14 44:21
remain[1] 15:13 roughly[1] 29:19 significant[1] 36:24 streets[1] 37:8 51:17,18 55:18
Depo Court Reporting Service Index Page 5
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page TM through- zoning
December 14, 2005 •
through[51 13:14 15:19 54:24 55:9 wishes[11 60:22
38:24 48:8 50:7 understand[131 10:16 within[21 37:6 40:1
tied[11 27:24 12:17 15:6 19:12,19 20:19 without[11 54:19
times[21 12:16 50:3 21:3,7 22:20 37:1151:2 WITNESS[1] 64:14
Title[2] 51:14 53:8 61:819 Wolfer[16] 2:6 3:22 4:1
today[21 15:22 16:5 unfilled[11 54:24 4:2 6:22,23 8:1,2 23:21
Todd[3] 40:23 41:3 46:12 Unfortunately[11 23:22 24:23 25:16,17 58:7
49:19 63:3,4
together[1] 15:15 UNIDENTIFIED[11 wooded[1] 33:21
tonight[131 9:15 14:3 5:20 wool[1] 41:17
20:18,24 21:2,23 22:14 unincorporated[11
22:22 28:4 32:7 33:6 40:15 words[11 48:12
53:11,13 United[91 1:2 2:16 3:7,8 worried[11 46:17
too 12] 17:16 32:23 7:9,11 24:13,15 26:4 worry[11 54:3
top[11 32:15 units[31 42:4 53:13,14 worse[11 59:16
totally[1] 38:22 unless[11 31:9 writing[6] 11:16 12:11
touches[11 26:21 untoward[1] 51:23 16:217:12,1318:18
towards[11 57:4 written[11 17:17
Up[131 26:13 30:6 32:13
tower[11 61:10 33:17 37:6,12,14 39:6 WYETH[41 2:14,15
town[31 55:24,24 58:3 41:24 44:3 51:20 56:18 31:11 58:19
townhomes[41 40:7 61:2
43:13 59:1 61:20 update[1] 21:21 _Y_
Township[31 3:15 7:16 uses[51 39:9 40:5,7 55:10 yard[71 35:2 36:7,9 45:9
24:21 55:13 45:14 47:12 61:11
traffic[61 37:5,11 49:22 using[11 14:23 yards[3] 43:1 47:2 52:6
50:9 51:7,19 usually[11 51:13 Yea[1] 12:6
Trail[11 37:1 year[21 34:21 36:14
trampolines[1] 44:5 -V- years[s1 34:21 40:13,14
transcript[11 64:11 vacant[21 14:18 22:18 55:18 57:24
transition(3) 42:19 VALERIE[11 2:5 yet[11 45:20
53:11 56:24 value[61 35:4 48:13,20 Yorkville[3s1 1:2,10
transitions[31 43:8,9 48:21,22 54:21 2:16 3:7,9 5:11 7:10,11
43:10 8:219:5,5,24 10:8 24:14
trash[1] 37:5 version[11 31:8 24:16 26:4,22 28:18 32:2
traveled[1] 37:8 versus[11 43:23 34:6,20 35:16 37:19 38:8
tree[3] 33:2152:17,19 view[3] 31:3 46:23 47:2 40:12,24 43:6 45:17 46:8
virtually[11 26:14 47:24 48:19,23 49:9 57:11
trees p1 39:16,19,23 45:5 ital[11 42
62:3
52:22 60:5,16 v :20 Yorkville's[11 10:4
trips[31 51:9,10 53:20 VITOSH[31 1:8 64:4,20
truck[11 37:5 vote[61 34:12 47:7,7 58:9 _Z_
tracks[1] 13:14 59:23 60:22
true[1] 64:10 voted[31 34:10,10 59:11 zone[21 27:12 43:22
trust[11 7:8 voting[1] 22:14 zoned[3] 49:3 55:1,1
54:12 zoning[9] 10:15 27:16
try[2 l 45:13 _w_ 28:7 35:10 51:1 54:9 55:1
trying[21 43:3 56:18 55:14 58:21
turns[1] 50:4 wait[11 51:16
twenty[11 36:9 walk[1] 54:15
two[1s] 13:19 28:6 29:12 walking[11 54:18
34:23 36:1 37:12 39:3 Wanda[21 2:8 58:7
40:14 43:21 44:22 48:11 wants[11 36:4
48:12,20 51:17,18 week[1] 51:14
type[21 53:18 56:19 welcome[31 31:20 56:6
Typically[11 10:17 56:11
west[3] 28:21 52:19 55:6
-U- WHEREOF[1] 64:14
U[11 50:4 whole[31 31:16 45:1 59:2
U-turn[11 49:23 wide[11 43:23
ugly[11 48:24 wife[1] 45:7
ultimately[21 28:5 57:5 William[21 9:23 10:2
undecided[1] 61:15 willing[31 51:1 59:23
under[4] 26:18 53:1 60:22
Depo Court Reporting Service Index Page 6
Naperville, Illinois (630) 983-0030
UNITED CITY OF YORKVILLE, PETITION APPLICATION LOG as of March 1, 2006
NAME PETITIONER TYPE OF APPLICATION DATE STATUS
OF AP
Silver Fox Midwest Dev. Annex,Zoning & 12/7/04 4/4/06 COW
Preliminary Plan 3/22/06 Plan Council
Aspen Ridge Estates Aspen Ridge Estates LLC Annex& Zoning 1/12/05 Pending Per Developer
Preliminary Plan
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 Pending Per Developer
Schramm Property Donald Schramm Annex& Zoning 4/12/05 Pending
218 acres SE corner of Rt. 30 & Rt. 47
Kendallwood Estates(Willman Property) John Tomasik Preliminary Plan 4/15/05 Approved at 2/14/06 City Council
Harris Woods Woodlands & Meadowbrook Homes Concept Plan 5/6/05 Pending per Developer's Request
Eldamain Center for Business Inland Concept PUD Plan 6/7/05 Pending submittal of Preliminary PUD Plan
20.375 acres West of YBSD facility Yorkville-Bristol Sanit District Annex& Zoning 6/16/05 Pending drafting of Annexation Agreement
Evergreen Farm Estates Tan lewood Dev. Corp. Annex,Zoning& Prelim. Plan 7/7/05 3/7/06 COW
Corneils Crossing Corneils Crossing LLC Annex,Zoning& Prelim. Plan 7/14/05 Approved at 2/28/06 City Council
McHugh Professional Building- 1100 McHugh Payne Onishi Annex& Zoning 8/19/05 3/14/06 City Council
Yorkwood Estates(Anderson Farm) Wyndham Deerpoint Annex& Zoning 8/19/05
Preliminary Plan 1/10/06 4/13/06 Plan Council
Chally Farm Wyndham Deerpoint Annex& Zoning 8/19/05
Preliminary Plan 1/10/06 4/13/06 Plan Council
Kleinwatcher Herb & Pam Kleinwatcher Annex& Zoning 10/17/05 3/28/06 City Council public hearing
Grande Reserve Unit 12 Pas uinelli-Mill Crossing LLC Preliminary/Final Plat 1111105 Approved at 2/14/06 City Council
Grande Reserve Unit 13 Pas uinelli-The Commons LLC Preliminary/Final Plat 11/1/05 Approved at 2/14/06 City Council
Dhuse Farm (93 acres south of ament and west of Rt.47) RA Fa anel Builders Concept Plan 11/28/05 3/7/06 COW
Kiddie Campus - 705 Conover Lane Belinda Lies, Hendra Conrad and Special Use for a daycare 11/28/05 3/7/06 COW
Faith Unlimited, Inc.
Hudson Lakes Kendall Creek Development Annex& Zoning 12/2/05 3/28/06 City Council public hearing
Preliminary Plan 3/9/06 Plan Council
White Pines Farm Tanglewood Real Estate Dev. Corp. Annex& Zoning 12/7/05 4/26/06 Plan Commission public hearing
Preliminary PUD Plan 4/13/06 Plan Council
Bailey Meadows IRED Baseline LLC Revised Preliminary Plan 12/13/05 3/9/06 Plan Council
2113 Rt. 47 (5 acres at Corneils& Rt. 47) 47 Corneils LLC Annex& Zoning 12/19/05 3/7/06 COW
Fountain Village of Yorkville Crestlake Holdings Final Plat 12/29/05 3/8/06 Plan Commission
Grande Reserve Unit 14 Pas uinelli - The Commons, LLC Prelimin /Final Plat 1/9/06 4/12/06 Plan Commission
Yorkshire Estates (Lee Farm) Montalbano Homes Final Plat 1/13/06 3/9/06 Plan Council
Woodstone CCTF 500, LLC Annex& Zoning 1/11/06 3/7/06 COW
Grande Reserve Unit 15 Pasquinelli -Mill Crossing, LLC Preliminary/Final Plat 1/12/06 1 4/12/06 Plan Council
Pagel of 2
UNITED CITY OF YORKVILLE, PETITION APPLICATION LOG as of March I, 2006
Bristol Ride Bristol Ridge, LLC Concept Plan 1/12/06 3/7/06 COW
Grande Reserve Unit 16 MPI 2 Yorkville South, LLC Preliminary/Final Plat 1/20/06 3/9/06 Plan Council
Westbury South Village Ocean Atlantic Chicago, LLC Amend to Annex Agree & 1/23/06 3/8/06 Plan Commission public hearing
Preliminary PUD Plan
Westbury East Village Ocean Atlantic Chicago, LLC Amend to Annex & PUD Agree 1/23/06 3/8/06 Plan Commission public hearing
&Preliminary PUD Plan
Autumn Creek Unit 2 Pulte Homes Final Plat 2/1/06 3/23/06 Plan Council
Cozy Corner HRM Properties Final Plat 1/26/06 3/23/06 Plan Council
Grande Reserve Unit 17 MPI 2 Yorkville South 1, LLC Preliminary/Final Plat 2/1/06 4/13/06 Plan Council
MPI Yorkville South MPI#6 South Yorkville, LLC Annex, Zoning& PUD 2/7/06 3/8/06 Plan Commission public hearing
Grande Reserve Unit 18 Pas uinelli -The Commons, LLC Preliminary/Final Plat 2/8/06 4/27/06 Plan Council
Grande Reserve Unit 19 Pas uinelli -The Commons, LLC Preliminary/Final Plat 2/8/06 4/27/06 Plan Council
Grande Reserve Unit 20 Pas uinelli - Pioneer Place, LLC Prelimin /Final Plat 2/8/06 4/27/06 Plan Council
Westhaven Del Webb PUD Amendment 2/23/06 4/12/06 Plan Commission public hearing
Villas of the Preserve Ray Corp, Inc. I Final Plat 2/17/06 3/23/06 Plan Council
Page 2 of 2
i
r f
Plan Council }�3 10cf
February 9,2006 ` t
Attendees:
John Crois, City Administrator Travis Miller, Comm. Development Director
Eric Dhuse, Public Works Director Joe Wywrot, City Engineer
Mike Schoppe, Schoppe Design John Whitehouse, Engineering Enterprises
Anna Kurtzman, Zoning Official Tim Fairfield, BKFD
Sgt. Ron Diederich, Yorkville Police
Guests:
David Schultze, Smith Engineering Pete Huinker, Smith Engineering
Bruce Sperling,Midwest Development Attorney Greg Ingemunson
Scott Mai, Smith Engineering Delores and John Lies
Attorney John Philipchuck Vince Rosanova, DBCW Ltd.
Lisa Brady, Rush-Copley Nancy Wilson, Rush-Copley
Charles Wilson, Rush-Copley Clayton Marker, Richard Marker Assoc.
Gary Neyer, Richard Marker Assoc. Phil Steupfert, Smith Engineering
Dean Talmadge, Crestlake Holdings
The meeting was called to order at 9:30 by Joe Wywrot. The January 26 minutes were
approved.
Silver Fox—Preliminary Plan
Mike Schoppe stated the conservation easement is for tree preservation and
should not affect the lot sizes, as long as the lots measure 12,000 to the east property line.
A tree survey needs to be completed for evaluating the placement of the easement lines.
The developer will prepare a list of justifications for the increased density. A five foot
concrete sidewalk will be added to the south side of Fox Road in the fifty foot landscape
easement. Mike Schoppe will check the landscape plans for Evergreen Farms to confirm
the placement of the sidewalk. The YBSD easement resolution will be determined on the
final plat but should be shown on the preliminary engineering plans. The sidewalk may
be moved 5 foot to the south. The contours around basins should be adjusted to eliminate
grading within the drip line.
John Whitehouse said the Fox Rd. transportation study does not give final cross
sections as to the type of construction road to be built. The right of way should be
extended to the Matlock property and curb returns should be completed. Acquisition of
the 15 acre right of way piece north of Green Briar has not yet been determined. The
width of this piece would provide an extension of the road, with lots on the north and
south across the strip to Green Briar. If this is developed collectively, sanitary sewer may
need to be modified on the plans (#22).
Tim Fairfield was informed that there would be an entrance from Fox Road, but
that construction traffic would be prohibited on this. There is a provision on the
engineering plans for the northeastern lot in the cul-de-sac,that there will be a temporary
1
emergency access through this, so there will be two entrances off Fox and one from
Green Briar during construction.
Travis Miller stated that the landscape ordinance states that the existing trees,4"
(not 6") and above, should be shown on the tree survey (comment#7 in engineering
comments.
This is scheduled for the March 22 plan commission.
Fountain Village of Yorkville—Final Plat
The developer needs to submit present two separate documents, labeling one
preliminary plat and the other as final plats to the plan commission and the City Council
for approval,per the annexation agreement for Sunflower Estates. These documents will
proceed concurrently through the process.
The landscape plan is being prepared for the entire property,with a buffer
between this property and the Sunflower property. When the site plan for lot 3 is
presented it will show all that has been planted.
Projects proposed for 2006 are a Walgreen's on lot 5, Castle Bank on for lot 1 and
a retail center for lot 3. The developer should use plants from the list in the landscape
ordinance. The developer will contact Castle Bank and Walgreen's for their start dates,
and will do black dirt re-spread and re-seed on lots 1,2,4 and 5, if their start dates are not
within 2 months.
The developer will remove the double dash lines on the plat because the road has
been vacated. Also notes 3 add"more or less(an acre or square feet) "and change "are
hereby conveyed"to "to be conveyed". All language regarding storm water management
easements should concur. "Subdivision" should be removed from the heading. The
surface water statement should be not be on the final plat,but it needs to be a topographic
overlay per the statue.
Anna Kurtzman stated the side and rear setback should be shown or a typical
needs to be submitted. The signage for the development should be removed from the
landscape plans, and submittal made for a building permit for the sign.
Joe Wywrot said that IDOT must ok the drainage path in the central pond. The
sidewalk at 71 and 47 should be extended to the northwest corner of the intersection. The
developer can submit the revised letter of credit prior to submittal of the recording of the
final plat.
This is scheduled for the March 8 Plan Commission.
Rush-Copley—Concept PUD plan
John Philipchuck stated the sellers would be retaining about 60,000 sq. ft. of the
property with a non-medical professional office or bank for this parcel. The residential
component has been taken out of the petitioner request, so it will be a re-zoning request
of 40 plus acres at the north end adjacent to Rt. 34. The petition is suggesting a B-1 with
a PUD imposed. Phase I will contain a circular road pattern, with John Street coming out
to the east to the county site. Lisa Brady stated all parcels would be owned and retained
by Rush-Copley. The petitioner would like to raise height limits to at least 4 stories.
There are utility lines across the property and these may need to be relocated, and the
State will be consulted for Route 34 issues, but no additional accesses are being proposed
except Beecher Road. Lisa Brady stated a hospital is in the long term plan for the
2
property,with no retail uses, other than cafeteria, gift shops or sales of medical
equipment. A hospital is permitted in B-1. There may be a day care, with an application
for special use needed. A fitness facility may be planned.
Mike Schoppe stated that the petitioner should zone as a PUD with B-1
underlying uses, and list the uses. A bank is permitted in a City O zoning on the 60,000
square foot site, (which is actually 1.38 acres per John Whitehouse). Attorney
Philipchuck said there needs to be an access road to the 60,000 sq. foot site. This lot
could be included in the B-1 PUD, and this will be discussed between Attorney Grant and
the Lies/Conover families. There currently is a driveway behind the Provena building,
but it is a private road, and across the property line from the Lies/Conover 60,000 parcel.
Sanitary sewer could be rerouted to intersect with Rob Roy Creek connectors,
west of Beecher Road. The out lots will be used for visibility along Beecher Road.
The petitioner is waiting for determination of the crossing of Beecher Rd. at Rt.
34 and trying to match like homes with those to the east and south of the campus. Lisa
Nelson stated they are tying to avoid having Ring Road,the internal campus use,too
close to Beecher Rd.,which serves the north-south traffic.
There is water through the middle of the site, but the city is looking for a second
source of supply. There is no water to the north,but a second water main,within the
same zone, needs to be brought to Cannonball Trail. Engineering will explore the
options.
The petitioner hopes to begin construction of the main building mid-2006. They
will submit a preliminary plan to Committee of the Whole. Mr. Philipchuck stated they
will meet with IDOT regarding signalization on Beecher and Rt. 34 and the possibility of
right in, right out at the 1.38 acre parcel. Preliminary plans will show a main entrance
about 600 ft. south of Rt. 34, off of Beecher,with a 30 foot sanitary sewer easement,with
an additional 70 feet. There are no existing buffers along the west edge of Blackberry
Woods, but the YBSD easement may act as a landscape buffer. Ultimately all lots
developed to the south will have a Beecher extension.
The developer will address the boulevard spacing to make certain it complies with
the city standards of 400 ft.
Heartland Crossing—Concept PUD Plan
Tim Fairfield and staff did not think the "Heartland"name (in 2 subdivisions) is
an issue for fire departments or police departments.
The parcel is 514 acres. The developer is discussing with the Dhuse and Johnson
families to attain a utility and annexation corridors adjacent to the ComEd right of way to
the north for attaining annexation to the city, via contiguous properties. This will be
served by a pump station with a force main to the gravity system. The developer is
talking to Deuchler and YBSD to negotiate the sewer routes. The density is 1.9 du. per
acre. Commercial is being proposed at Ament and Rt. 47 (40 acres)and additional
parcels to the south(12, 16 and 1.52 acres). The developer is considering one story
offices buildings and possible a community center adjacent to the open space corridor.
They would like to see a grocery store as an anchor along the corridor. They have been in
contact with IDOT regarding signalization and access points.
There are 5.5 miles of trails within the development. The school district approves
of the location of the school, and the park site may be expanded with the area in
3
Montalbano for a community park. The developer will consider a connector road
between the two commercial properties,but has a concern on the impact this may have on
the residential neighborhood.
The block linkages are exceeded along Wheeler and the along the road in the
southeast cul-de-sac. Any deviations in the annexation agreement would have to be
supported with minimal impact based on the traffic generation. Also discussed was the
emergency access adjacent to the street coming from Park A.
John Whitehouse stated that the developer should look at a crosswalk in Park B
along side of the community center. There are a number of lots that do not abut a trail
and the developer will put sidewalks in these areas. Anticipating that commercial
property may abut to this property on the south,the developer will look at an access
along Penman to the west. They are accommodating storm water across from Cross
Lutheran because the church hopes to expand.
EEI is proposing a well water facililty and stand pipe, about 2 acres, may be at the
northeast corner of Ament and Penman.
There is a cell tower at the end of Penman Road. The building department objects
to the code variance for a period of 5 years.
Sgt. Diederich believes that parking on both sides of the curved street affords a
natural calming effect. These are not through streets. In park C, staff suggested a wider
pavement for pavement, and no 90 degree parking. Staff will review when the ADT
analysis is completed.
Mike Schoppe, in accordance to the comprehensive plan, stated the commercial
frontage along Rt. 47 is reduced. An additional stub may be necessary at the far
southeastern area to the eastern Stewart Farm. In addition, a stub may be needed to the
Hattner property to the south.
The open space corridor should be continued and widened down to the Stewart
Farm. The developer suggested it may come out adjacent to the trail to the Stewart Farm.
Mike Schoppe believes the city should plan for a trail crossing at Penman and logically,
the placement would be where the street connection is. The park board is asking for a
trail, in lieu of sidewalk, adjacent to the Wheeler Rd. extension, on the north side, one
along the east side of Penman to tie into Hudson Lakes, and potentially along the open
corridor in Montalbano.
An existing farm home exists east of Penman, and Mike Schoppe pointed out the
city would like to keep the home. Wheeler Road may be moved if this is the case.
Open space is being proposed and access to Walker Rd. is being proposed by the
city, if a pump station is located at the south central area. Marker should address the
possibility of a road stub to the south. After the traffic study,the possibility of a bridge
from Penman to Walker may be a possibility.
Per the park board, Scott Sleezer said Park D should be more open from the road,
and Park B needs to be larger. The developer suggested swapping 4 acres of school land
in the Lee Farms development to allow for a 10 acre site. In Park B a roadway was
suggested along the west side and an access to the community center. When Haffner
develops, neighborhood park C would be utilized and there is a trail connection proposed.
Notes submitted by Annette Williams
4
Plan Council
February 23, 2oo6
Attendees:
Joe Wywrot, City Engineer Eric Dhuse, Public Works Director
Mike Schoppe, Schoppe Design Travis Miller, Comm. Development Director
John Whitehouse, EEI John Crois,Interim City Administrator
William Dunn, EEI Scott Sleezer, Parks Director
Tim Fairfield,YBFD
Guests:
John Philipchuck, DBC&W Dwight Trostle, CGL
Randy Blocker, Pasquinelli Jim Wallen, Pasquinelli
Scott Guerard,Wyndham Deerpoint Richard Guerard,Wyndham Deerpoint
Kevin Serafin, Cemcon Ryan Walter, Cemcon
Ron McGinnis, Ocean Atlantic Greg Stevens, Lannert Group
Dave Peregrin, Ocean Atlantic Dan Kramer,Attorney
Debbin Peregrin, Ocean Atlantic
The meeting was called to order at 9:3o am. Corrections to the February 9th meeting
were discussed.
Grande Reserve Unit 14— Final Plat(now titled Unit i;)
Plans submitted as Grande Reserve Unit 12, Phase II were improperly numbered
as submitted. The plat and all plans should be corrected and resubmitted to show that
these are Unit 15. EEI has held meetings with Mr.Wallen to attempt to correct these
numbering problems.
Mike Schoppe noted that the inlets, 5-42 and 5-45, should be shifted east to allow
flexibility of the park site.
Bill Dunn stated if SSA resources are used,then proper SSA language should be
included in the plat. Overflow routes and ponding addressed in the storm water
comments, and modeling revisions should be made. Bailey Rd. overflow routes,blocks 6
and 7, onto Mill Rd. should be addressed so overflow elevation allows the water to run
over Mill Rd. Flushing hydrants are noted if it was best to loop back to a water main.
Mr. Fairfield would like to have engineering plans so he is better able to comment on the
placement of hydrants.
Mr.Trostle commented on#17. The developer offered trench backfill within the
entire site. Joe Wywrot and Eric Dhuse recognized that the models will be built
immediately per neighborhood,but are concerned about settlement in these areas. Staff
suggested that 850-90%compaction requirements be on the plans, and engineering will
be responsible for inspection before sidewalks are put in.
The question on comment#21,according to the subdivision ordinance for a
minor collector,is whether these units are row houses or apartments and if these details
are consistent with detail on Unit 5 in the annexation agreement,which was approved
for this unit by the concept plan. There is no definition of a row house in the zoning
ordinance,however Travis Miller stated on the table in the ordinance there is a
distinction between single family and attached unit(apartments), and the determination
of the 150 foot radius in a multi-family unit by Bill Dettmer,zoning official,is thus
clarified. The developer will submit,within two days, a drawing layout to staff showing
the impact of a 150 foot curvature on Bissell Drive.A determination by staff will then be
made. 1
Bill Dunn stated the developer needs to provide an overall utility sheet with call
outs,with a spread sheet attached for rims and invert information labeled. Comment
#12 was clarified that those exceeding 4'in depth the structures can stay at 24 inches.
Mill Road relocation is scheduled for 2007-8. Building of Bailey Road is
triggered by recapture money,based on number of permits issued. The developer can
front fund road improvements, subject to recapture or credit toward fees as permits are
issued. The developer can also issued credits on the building permits as they are issued.
Staff prefers the road stub remains and the city would be responsible for moving utility
lines overhead and gas lines when the road is connected. The property on the north side
of the existing Mill(intersection of Kennedy)will remain as an access point to the
property,until the city has a definite land plan. This property also has frontage on the
relocated Mill Rd.
This will be presented at the April 12th plan commission.
Grande Reserve Unit 15 (now titled Unit 14)
Originally Unit 15 was submitted as Grande Reserve Unit 12, Phase II.
Resubmittals will be labeled as Unit 14.
Mike Schoppe stated that street and building layouts should be consistent with
Exhibit C of the annexation agreement.
Bill Dunn stated fire hydrant coverage and storm water comments should be
noted. The plat references a future unit that should be removed from the plat(labeled
Unit 14). These are public roads except those in Neighborhood#1.
There is an island in the cul-de-sac and the developer will have the homeowners
association maintain this.
Tim Fairfield stated the fire district boundary is the existing Mill Rd., and asked
that the developer define boundaries with the Oswego fire district. Plans will be
submitted to the Oswego district.
Comment#23 should be deleted.
The parking area west of the cul-de-sac should be dedicated on the plat to the
HOA. A full 3o'back to back width is being provided.
The developer asked for a ponding 1"definition. The design of the city storm
sewer system is a 1o' storm and the depth of the ponding will be defined by the function
of the storm sewer system. Taking the loo year flow into consideration,the issue is a
large amount of water flowing to the areas where inlets cannot handle the flow. The
ratios and flows coming to inlets, and the loo year flow will be evaluated by the
developer. The high water level should function with the inlets.
Two hydrants per 300 feet, as the fire hose lays,is the maximum spacing as long
as two hydrants serve any spot of any point of any building.
This will be scheduled at the April 12 plan commission.
Yorkwood Estates—Preliminary Plan
This will move forward as a PUD,as is the Chally property.
This connection joins the county's subdivision. Travis Miller received drawings
from the county for the property and Mr. Miller recommends maintaining connections to
Maple Grove to the north and to Brighton Oaks to the south.
Smith Engineering has these drawings. A road profile connecting to Maple Grove will be
prepared by the developer.
A trail in Brighton Oaks should be coordinated with the County.
2
Trail species will be evaluated in a tree survey,so preliminary plans can be
amended to create flexibilities. The smooth leaf elm was approved by Travis Miller. The
land use legend colors on public and private parks need to be reversed.
The engineering comment#13 note requires trees surveyed 4"and above. There
is no ordinance prohibiting under story cleaning of the trees now. The cleaning should
be coordinated with Travis Miller. Once this has been annexed and stated in the PUD
agreement,then the city has control over the removal of trees.
Staff needs a preliminary indication in writing from IDOT regarding the access
points and right of way information to Route 71.
There is a 16"water main that goes across the property and final determination
can change depending on what is proposed for Brighton Oaks.
Mr. Guerard requests a 10'minimum for setbacks. John Whitehouse proposes a
20'total side yard setback,with flexibilities for trees.
Joe Wywrot questioned if a temporary cul-de-sac or road stub should be on the
west side. Staff proposed a"future road connection"sign. Lot 171 is over sized and staff
proposed an off set bulb to the north only,with the pavement radius to code.
There are 30'front yard setbacks,with all utilities in the front now. Staff
proposed mains go to the rear,with side yard laterals from storm water areas,thus one
parkway would be for sewer and one for water. Bioswale or infiltration friendly
practices in the back yards were also suggested.
It was noted that the old Stagecoach Roads previously ran along the westerly
property south of Route 71.
There will be a sidewalk crossing and sidewalk along Rt. 71.
The hydrant number as is relates to units built will be addressed in the PUD
agreement. It was recommended the Fire District addresss a letter to the city with his
concerns.
The plans will be resubmitted to plan council on April 13.
Chally Farm— Preliminary Plan
This will move forward as a PUD,with the B-3 included.
The plan isbeing presented with a larger density than the standard. The
developer park is 3.74, which was enlarged to accommodate the school district.
The property adjacent to the park will be designed as a dry detention area. The
minimum lot depth is 200 feet. In the separate park,the developer will take only
1/2 credit, to accommodate the park district's need for cash, and the developer
wishes to retain trees.
Monies will be spent up front to bring sewer and water to the area, and they are
increasing detention, to assist water issues in Pavilion Heights. These will be noted for
the plan commission.
Per the PUD ordinance, one document is needed that is called the preliminary
PUD plan, which can also be used as the preliminary plat. If the developer is seeking
preliminary plat approval per the subdivision regulations, then these can be
superimposed and called a preliminary plat and plan.
There will not be a school on this site
There should be a 50-70 foot corridor for a trail to the park, then to Route 71.
Scott Sleezer prefers the trail through the westerly lots 49-64 and off the roadway, and
knowing that the ultimate goal is connection to the Hoover property. The 30'trail could
be in the 30' conservation easement,taking into account the tree lines. The lots are
3
deep, providing a buffer,and giving room to a trail. Suggested was landscaping between
the trail and the back of their property, with a cross section provided to staff. Open
space will be owned by the HOA and this should be noted on the plan.
Regarding the Gateway along Rt. 71, the developer will take out lots 157 and 158,
landscaping these, putting in split rail fence. Mr. Schoppe stated that the landscape
buffer remain at loo'minimum.
EEI stated the 16"water main comes through the site and there will be need for a
booster station, near lots 230 or 231.
This will be at resubmitted to plan council on April 13.
Westbury South Village—PUD Amendment
A response letter,dated Feb. 22, 20o6,was presented by Cemcon to staff.
The developer asked for further guidance on Corneils Rd. and the bridge. They
are preparing a tree survey. They will bring the trail through the creek corridor along the
west side and connect to the proposed trail along Corneils. A bike trail is being proposed
within the collective road right of way. It will be on the west side of the creek and cross
at the tracks.
The developer will meet compensatory storage per city standards. The loo-year
high water level for the storage will be at the 10 year high water level of the creek.
Anything above this level will be available for compensatory storage.
The developer is requesting a 12o' diameter for the cul-de-sac and the developer
will need to address the justification for any variance.
There is a new classification,which Corneils Rd. fits into, called a"collector". The
new submitted info to EEI shows this radius on the easterly bend to a 500' radius. John
Whitehouse believes a rural cross section may be most appropriate. Two options are
flattening the curve by obtaining right of way on private property, or realigning the
intersection. There is a 250'tangent between reverse curves,via code.
John Whitehouse is asking the developer to consider a second access to Corneils
Rd.There will be environmental concerns with a floodway permit and culvert
maintenance. The developer wants the residents to be able to reach the central
clubhouse. The floodway crossing road could be spanned by a bridge,or there will be
floodway impacts by box culvert installations,and wetlands will be affected. Mr. Kramer
said they could design with a bridge. Needed would be a second access to Corneils Road
west of Rob Roy Creek. Mike Schoppe said if the Johnson property remains zoned
manufacturing,there should not be a road stub.
Tim Fairfield stated his concern on the center cul-de-sac for a second fire access.
One of the lots in the cul-de-sac would remain as a temporary access. John Whitehouse
is requesting a 3o'back to back to curb should be maintained. Mr. Fairfield will draft a
letter to the city stating his concern with the number of units built before there are
enough hydrants.
Concern was raised regarding the number of cul-de-sacs proposed east of Rob Roy Creek
as well as the crossing of the creek. Recommendation was made to reconfigure the
layout to reduce the amount of cul-de-sac streets and potential eliminate the creek street
crossing.
Due the amount of recommended changes to the preliminary plan,the Plan Council has
concerns forwarding this request to the Plan Commission. Travis Miller and John
Whitehouse agree that if the plan could be reconfigured based on the Plan Council
comments and the engineering issues could be address and resubmitted for review no
later than the end of day Monday February 27, 2006, staff would review and if
appropriate, recommend scheduling for the Plan Commission on March 8.
Westbury East Village —PUD Amendment
A response letter,dated Feb. 22, 2oo6,was presented to staff by Cemcon.
The developer has increased the commercial acreage from 22-23 acres and
reduced the residential component number by 30 units. They modified detention
facilities on the north side and the YBSD interceptor#7 runs along to the north to serve
Pulte and other northern developments.
The regional trail should run along the side of the creek, and Travis Miller would
like it oriented along Route 47. It stops at the Westbury/County property line.
There is a concern regarding the four sided frontage on the commercial area. Mr.
Miller needs more detail on the landscaping requirements,including plant counts and
buffer yard types.
The Mystic Drive frontage road serves lots 1-6 and the developer is proposing a
400'intersection spacing, moving the intersection down,looping it down and keeping
the same number of lots. Backloads to the interior lots with access easements could
eliminate the frontage road.
A tree survey is being prepared. The developer will pull the end sections back
and put in a bioswale. The cud-de-sac south of the creek was shortened because
reconfiguration of the storm water management area.
John Whitehouse stated that Del Webb's access point will be opposite the most
northwesterly access on this plan. County engineering's position,per Mr.Whitehouse,
is that whoever is permitted first will have the edge for fewer engineering changes on
their final plan.
The $2000 per unit transportation contributions is provided on this unit.The
cross section on the plan should be removed, as it notes there may be overlay and
improvements on Corneils Rd. Mr.Whitehouse stated this is not the plan for Corneils
Rd. If improvements are to Corneils Rd. are made in conjunction with the
improvements to this development,the fees would be credited to the extend it was
extended on the improvements. Or if the city collects these funds on building permits
and put it towards a larger product,the same would occur.
The "33"back to back is a typing error on Cemcons comment#1o. The hybrid
collector is a 34,but revised numbers will be determined in the final traffic study. It ws
shown on the preliminary plan as 34,which was okayed by John Whitehouse. The 28
back to back curb,on privates streets are ok,but city guidelines are 30'for public streets.
With the change in the commercial and the potential for Galena Road's widening,final
determination may be 34,which will confirmed after the traffic study.
Additional reviews may need to be completed on the Rob Roy Creek fish study,
compensatory storage and storm water management plans.
A water main must be extended along the commercial property along Rt. 47
because the commercial property is a part of the PUD application. The city standard is
that water main should be extended to the extreme ends of the developments. Staff will
consult regarding this matter. The developer does not have a concept for the commercial
area. A note should be made on the preliminary plan that extension of water mains to
the far extend of the commercial property will be required at final plat.
This will be scheduled for the March 8 Plan Commission.
Minutes submitted by Annette Williams
Co.o United City of Yorkville Memo
'" 800 Game Farm Road
Esr 1 ,ass Yorkville, Illinois 60560 f I
w , Telephone: 630-553-4350
Fax: 630-553-7575
ALE
Date: February 8, 2006
To: Plan Commission
From: Liz D'Anna, Administrative Assistant
Cc: Mayor and City Council
RE: PC 2006-16 MPI Yorkville South - Request for Annexation,
Zoning & PUD
Attached you will find the Application and Petition from MPI #6 Yorkville,
LLC and various exhibits. The public hearing has been scheduled for the
March 8, 2006 Plan Commission meeting.
If you need any further information, please contact me.
Thank you,
52 Wheeler Road •Sugar Grove,IL 60554
TEL:630/466-9350
it, FAX. 630/466-9380
www.eelweb.com
Engineering
Enterprises,
Ina.
March 1, 2006
Mr. Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Preliminary P.U.D. Plan Review, Westbury-South Village
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
P.U.D. Plan submittal:
• Application and Petition for Preliminary Plan approval dated January 23, 2006.
• Annexation Agreement for the subject property recorded August 1, 2000 as
Document No. 0010270.
• Ordinance No. 2005-69 recorded as Document No. 200500035157, amending the
above described Annexation Agreement.
• Preliminary P.U.D. Plans for South Village at Westbury prepared by The Lannert
Group consisting of 4 sheets with latest revision date of February 25, 2006.
• Preliminary Engineering Plan for Westbury - South Village prepared by CEMCON,
Ltd. consisting of 1 sheet with initial issue date of January 27, 2006.
• Preliminary Landscape Plans for South Village at Westbury prepared by The Lannert
Group consisting of 10 sheets with latest revision date of February 25, 2006.
• Aerial Exhibit for Westbury - South Village prepared by CEMCON, Ltd. consisting of
1 sheet with initial issue date of January 23, 2006.
• ALTA/ACSM Land Title Survey prepared by Phillip D. Young, PLS, dated March 18,
2005.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Wetland Delineation Report prepared by EnCAP, Inc. dated July 11, 2005.
Preliminary Soils Exploration Report prepared by Testing Service Corporation, dated
July 19, 2005.
• Agricultural Existing Drain Tile Investigation Plan prepared by Huddleston-McBride
Co. dated October 1, 2005.
Our review of these plans is to generally determine the plan's compliance with City of
Yorkville ordinances and whether the improvements will conform to existing City
systems and equipment. This review and our comments do not relieve the designer from
his duties to conform to all required codes, regulations, and acceptable standards of
engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-
depth quality assurance review. We cannot and do not assume responsibility for design
errors or omissions in the plans.
We offer the following comments:
General
1. No part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map 170341
0020 dated July 19, 1982. However, existing floodplain and floodway mapping is
in progress with IDNR and the EEI study data should be used at this time for
designing the proposed improvements.
2. The Wetland Delineation Report should be reviewed by the City's wetland
consultant prior to Preliminary P.U.D. Plan approval.
3. A Preliminary Stormwater Management Report should be submitted for review.
4. A Traffic Study, completed in accordance with the City's Standard Specifications
for Improvements should be submitted to the City for review.
5. A copy of the Natural Resource Information Report by the Kendall County Soil
and Water Conservation District should be filed with the City.
6. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding
endangered/threatened species or natural areas. Letter from IDNR dated
February 22, 2006 (Project Number 0603591) concludes that adverse
impacts to protected resources are unlikely, thus consultation is
terminated.
GAPublifforkville120041Y00412 Westbury-South Village(Beecher&Comeils)ldocs\lwywrot02.doc
b. (IHPA) regarding preservation of cultural resources. Letter from/HPA dated
December 28, 2005 [Log #006121605 (former Log #021060905) states
NO significant resources exist in the project area].
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI)
General permit to discharge storm water.
Items "a" and "b" have been provided as noted. Items c, d, a &f will be required prior to
the start of construction activities.
Preliminary Plat
7. The legal description should be provided on the Preliminary Plat. A Boundary
Survey has been submitted but should be signed and sealed by the Professional
Land Surveyor.
8. Proposed street names should be provided on the Preliminary Plat for review by
the City, KenCom and the U. S. Postal Service
9. All lots should be consecutively numbered as they were on the previously
submitted documents.
10.It should be noted on the plat that"wherever City storm sewers, sanitary sewers
or water mains run along side or rear lot lines, easements totaling a minimum 20
feet in width shall be provided".
Preliminary Enaineerina Plan
Roads and Right of Way
11. An internal roads Average Daily Traffic (ADT) analysis should be provided for
verification of the proposed roadway classifications, right of way widths and
roadway widths.
12. We recommend that the required $2000/unit transportation impact fee be
utilized towards the reconstruction of Beecher Road and Comeils Road. Since
these required improvements may exceed the contribution requirements for this
development, recapture agreements will most likely be necessary to recover the
additional funding which benefits adjacent properties.
G:%Public%Yorkville12004%Y00412 Westbury-South Village(Beecher&Comeils)\docsUwywrot02.doc
13. We will have to discuss the future improvements to Beecher Road and Corneils
Road in order to establish the right of way and cross section requirements and
subsequently add them to the Preliminary Engineering Plan.
14.The notes on the plan referring to Corneils Road "improvements by others"
should be removed. Also, the note in the cross section for Comeils Road should
be modified to read "Improvement Costs Recapturable from Others". The
improvements to Corneils Road and Beecher Road deemed necessary by the
City in conjunction with this development should be paid for by the applicant.
15. On the Preliminary P.U.D. Plan and Plat, 25 foot right of way radii should be
provided at the entrance intersections with Corneils Road. These have been
provided on the Preliminary Engineering Plan.
16. All internal thru street intersection offsets, radii and right of way meet City
requirements.
17. All cul de sacs meet the maximum length requirement.
18.The cul de sac for Lots 37-45 on the Preliminary Engineering Plan should reflect
the outside back of curb diameter requirement of 100 feet.
Sanitary Sewer
19. The sanitary sewer collection system appears adequate as proposed (except
as noted) once the Rob Roy Creek Interceptor Sewer has been installed and is
operational.
20. The sanitary sewer line in front of Lots 54 and 55 east of the creek is too far into
the lots and should be modified.
Street Liahtina
21.Street lights are not indicated on the plan. In lieu of showing them on the plan, a
note should be added stating that "street lights will be provided in accordance
with City Standards".
Water Main
22. Fire hydrant spacing and the proposed valve layout appear satisfactory as
presented at this preliminary plan stage. We will comment in more detail at the
Final Engineering stage.
23. A second water main feed for the area westerly of Rob Roy Creek is required.
We recommend that a main be extended between Lots 9 and 10 (easterly of the
creek) then westerly on the south side of Comeils Road with connection to the
dead end in front of Lot 99.
G:XPublic\Yorkvi11e\2004\Y00412 Westbury-South village(Beecher&Comeils)\docsW ywrot02.doc
24. The final water main layout and sizing will be determined at Final Engineering
after we have input the proposed layout into the City's model and performed a
pressure and fire flow analysis.
Storm Sewer
25.The proposed storm sewer layout is in general conformance with City
requirements. Inlet spacing and storm sewer sizing will be reviewed when the
Storm Sewer Design Report is submitted with Final Engineering.
Preliminary Stormwater Management Study and Report
26. A Preliminary Stormwater Management Report should be submitted for review.
27. Alternate means by which the proposed detention basin discharges are planned
into Rob Roy Creek will need to be provided. The proposed bio-swales are too
short and will not provide the intended function of stormwater cleansing.
Conclusion
Our review of this Preliminary P.U.D. plan will continue as the above comments are
addressed by the developer and the design engineer and the additional required
information is submitted. If you have any questions or require additional information,
please contact our office.
Sincerely,
E GINEERING ENTERPRISES, INC.
John T.Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
Travis Miller, Community Development Director
WED/JWF, EEI
Kevin Serafin, P.E., CEMCON
Dave Peregrin, P.E., Falcon Consulting
GAPublic\Yorkville\20041Y00412 Westbury-South Village(Beecher&Comeils)\docs\lwywrot02.doc
D �r United City of Yorkville Memo
800 Game Farm Road
Esr Ism Yorkville, Illinois 60560
Telephone: 630-553-8545
!' p Fax: 630-553-3436
Date: February 28,2006
To: Liz D'Anna
From: Travis Miller
CC: Joe Wywrot
John Whitehouse
John Crois
Subject: Westbury—South Village REVISED Plan Council Comments
There was no Preliminary PUD Plan submitted with this application.
Upon review of the Preliminary PUD Plan and the Preliminary Landscape Plans prepared
by Lannert Group both revised February 25, 2006,the Preliminary Engineering Plan
prepared by Cemcon, Ltd revised February 25, 2006, I have prepared the following
comments:
General
1. Rob Roy Creek Enhancement
a. Based on a September 2005 fish community evaluation conducted along
the Rob Roy Creek from Galena Road to the Fox River,the segment of the
Rob Roy on this property were found to have the most degraded habitat
conditions of the segment studied. It would be recommended to the
application to incorporate stream enhancements along the entire length of
the creek that promote naturalization and improved fish species habitat
such as creating native wooded buffers, increase the width of portions of
the corridor and filter runoff from the four(4)proposed stormwater
outlets. Provide a typical cross section(s) detailing theses enhancements.
2. Tree Removal
a. Per the United City of Yorkville Landscape Ordinance,no live tree with a
trunk diameter of four inches(4")or greater,as measured from the
ground,may be removed without permit and a replacement plan.Provide a
tree survey depicting all trees with a 4"or greater diameter within areas
designated for removal along with a plan for replacement following the
schedule provided in the Landscape Ordinance Section 2,7,x,3.
Preliminary Engineering Plan
1. The four(4)proposed bioswales are not of sufficient length to adequately address
the concerns identified in General Note 1 (Rob Roy enhancements) above.
Recommend configuring these swales parallel to the creek prior to outletting to
the creek and provide typical cross sections for each including plant material and
treatment proposed to sides and bottom of the bioswales.
Preliminary PUD Plan
1. Modification of the current annexation agreement is necessary in order for the
proposed PUD to receive approval.
a. The 130.2 acre property was annexed August 2005 with M-1 Light
Manufacturing Zoning Classification with a flex or floating zoning
classification for R-4 (PUD) and an agreement to rezone to R4 General
Residence District(PUD)Zoning at the time of applying for Preliminary
Plat or PUD approval provided the following site plan related components:
i. The single family detached portion shall consist of 59 acres(46%)
and contain 181 units
ii. The townhome portion shall buffer the existing manufacturing
areas of the Yorkville Business Park and shall contain 294
townhome units and consist of 31 acres(24%)
iii. Contain 25%open space and include a 4 acre park site and
clubhouse site
b. The proposed Preliminary PUD includes:
i. 181 detached single family units in 55.26 acres(42.4%)
1. same amount of units and a decrease of 3.6%in area
designated for use
ii. 267 attached units in 29.24 acres(22.5%)
1. a decrease of 27 units and 1.5%in area designated for use
iii. 37.63 acres open space(28.9%) including a 2.3 acre park site
1. an increase of 3.9%total open space
2. a decrease of 1.7 acres of the park site
2. POD 1-S on Sheet L1 should be relabeled to `Single Family' not `Age-
Targeted' to correspond to the proper typical Minimum Lot Size diagram
Preliminary Landscape Plan
1. Change the street trees that are Autumn Blaze Maple to Crescendo Sugar Maple.
2. The stormwater basin in the southwestern corner of the subdivision abuts the
sideyards of the adjacent multi-family units,therefore is required to have planting
surrounding this basin consisting of 1 tree for every 30'. This frontage measures
approx. 530' for a requirement of 18 trees,therefore the plan is deficient by three
trees in this area.
2`��D car o United City of Yorkville Memo
800 Game Farm Road
Esr sus Yorkville, Illinois 60560
i Telephone: 630-553-4350
Fax: 630-553-7575
LE �w
Date: March 2, 2006
To: Plan Commission
From: Liz D'Anna, Administrative Assistant
RE: Packet for March 8, 2006 Meeting
CC: Mayor and City Council
Staff
Please add the attached information to your packet:
1. Draft Plan Council Minutes for February 23, 2006
2. Westbury South - Anna Kurtzman's review comments
2. Westbury South - Revised list of requested variances
Thank you,
c
United City of Yorkville
J -A% County Seat of Kendall County
800 Game Farm Road
EST. yeas Yorkville, Illinois, 60560
4 Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SCE
February 28, 2006
TO: Liz D'Anna
FROM: Anna B. Kurtzmanez�
SUBJECT: Westbury South Village PUD Amendment
Preliminary PUD Plan/Plat dated 2/25/06
Staff has reviewed the document listed above and has the following comments:
1. Pod IS
a. When the final plat is prepared please provide the lot width as measured at the
building setback line.
b. The typical provides the following side yard setbacks: 7.5' for a three-car garage,
and a minimum 17' separation between buildings. What is the minimum setback
for a building with less than a three-car garage?
c. The City should be aware that there has only been one subdivision in recent years
where setbacks were based upon the location of the adjacent building(Greenbriar
Unit 4 with 11 lots). Administering this type of standard slows down the review
process. It can also be problematic when a home is being built between two
existing buildings that were built close to the lot line(reducing the amount of area
where the house can be built).
d. There is an inconsistency between the typical and some of the actual lots. The
typical indicates that the corner side yard setback is 20 feet however the
dimensions on the actual lots appear to be 25 feet. Please correct.
e. Lot 33 —the 73' long segment is reflected as a corner side(yard is 25' deep). It
appears that the segment along the cul-de-sac is longer than 73' feet and therefore,
by definition the 73' long segment is the front(for zoning purposes).
f. Setback lines need to be shown on lots 50-65.
L. D'Anna
Westbury South Village
February 28, 2006
Page 2 of 2
g. Lot 70—There is a 35' lot property line(northeastern edge). How will that
segment be classified? Will it be a side lot line or a rear lot line? For
clarification, staff recommends that all setback lines be drawn and dimensioned
on this lot.
2. Pod 2S
a. When the final plat is prepared please provide the lot width as measured at the
building setback line.
b. Lot 36—There are three lot lines. How is the 150' and 115' lot lines being
classified(rear or side)? Staff recommends that all setbacks be platted on this lot.
c. Lot 104 is less than the minimum 6,900 sq ft(it is 6,898 sq ft).
3. Pods 3 & 4S—not enough detail provided to conduct an analysis. Typical details
should be provided on the plat.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Westbury SouthOat2-28-06.doc
LAW OFFICES
OF
a6mwf. !ati'r'1I0
1107A SOUlTTHH'BRIDGE STREET
DANIEL J.KRAMER YORKVILLE,ILLINOIS 60560 K@LLYA.KRAYER
(630)5594500
FAX:(630)MMM
February 28, 2006
Liz D'ATma
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
RE: Westbury—South Village
Dear Liz:
Please be advised that we had a few more changes a copy of the revised Variations from
the PUD Agreement requested for the Westbury—South Village are enclosed herein.
Should you have any questions or require anything further please feel free to contact me.
Very ours,
Daniel J. Kramer,
Attorney at Law
DJKJcth
Enclosure
February 28, 2006
Variations requested from the PUD Aareement for Westbury—South Village
Pod 2-S(age targeted pod)- R-2 zoning
1.)minimum lot area per zoning ordinance—12,000 S.F.
proposed minimum lot area-6,900 S.F.
2.)minimum lot width per zoning ordinance-80 ft
proposed minimum lot width -60 ft
3.)minimum rear yard per zoning ordinance—40'
proposed minimum rear yard—25 ft.
4.)minimum front yard per ordinance—30'
proposed front yard—20 ft.
5.)minimum side yard per zoning ordinance- 10 ft
proposed minimum side yard-7.6 ft.
Side yards proposed as 10 ft on lots containing public water and sewer
6.)minimum exterior comer side yard per zoning ordinance-30 ft
proposed exterior comer side yard-25 ft for lots containing 3 car garages
Pod 1-S(single family)- R-2 zoning
1_)minimum lot area per zoning ordinance- 12,000 S.F.
proposed minimum lot area- 10,000 S.F.
2.)minimum side yard per zoning ordinance- 10 ft
proposed minimum side yard-8.5 ft(7.5 ft on lots containing 3-car garages)_Side yards
proposed as 10 ft on lots containing public water and sewer
3.)minimum exterior comer side yard per zoning ordinance-30 ft
proposed exterior comer side yard-25 ft for lots containing 3 car garages
Pod 3-5(townhomes)-R-4 zoning
1.)minimum front yard setback per zoning ordinance-30 ft
proposed minlmum front yard setback-20 ft.
2.)minimum side yard setback per zoning ordinance- 12 ft
proposed minimum side yard setback- 10 ft
3.)minimum rear yard setback per zoning ordinance-40 ft
proposed minimum rear yard setback-20 ft
Pod 4-S(courtyard homes).R-4 zoning
1.)minimum rear yard setback per zoning ordinance-40 ft.
proposed minimum rear yard setback-30 ft.motorcourt
2_)minimum front yard setback per zoning ordinance-30 ft.
proposed minimum front yard setback from private driveway-25 ft.front court
r
1
52 Wheeler Road •Sugar Grove, IL 60554
TEL: 630/466-9350
ft, FAX: 630/466-9380
www.eelwob.com
Engineering
Enterprises,
Inc.
February 17, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Westbury—East Village, United City of Yorkville
Amended Preliminary P.U.D. Plan Review
Dear Mr. Wywrot:
We have reviewed the Amended Preliminary P.U.D. Plan for the referenced subdivision,
consisting of the following material received to date:
• Application and Petition for preliminary Plan approval dated January 23, 2006.
• Application and Petition to Amend Annexation and Planned Unit Development (PUD)
Agreement dated January 23, 2006.
• Ordinance No. 2004-36, an amendment to a previous Annexation Agreement,
Annexation Agreement and Planned Unit Development Agreement recorded
February 18, 2005 as Document No. 200500004985.
• Preliminary Engineering Plan and Plat for Westbury — East Village, prepared by
CEMCON, Ltd. Consisting of 1 sheet with latest revision date of January 23, 2006.
• Preliminary P.U.D. Plan and Plat for East Village at Westbury prepared by the
Lannert Group consisting of 5 sheets with latest revision date of January 20, 2006.
• Preliminary Landscape Plans for East Village at Westbury prepared by the Lannert
Group consisting of 14 sheets with latest revision date of January 20, 2006.
• Preliminary Soils Exploration prepared by Testing Service Corporation dated
February 25, 2002.
• Agricultural Drain Tile Survey prepared by Western Engineering, P.C. for ADTI, Inc.
with latest revision date of April 22, 2002.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Natural Resource Information Report #0323 prepared by the Kendall County Soil
and Water Conservation District dated July, 2003.
• Endangered Species Consultation Program Natural Heritage Database Review
#0201805 dated May 13, 2003 from The Illinois Department of Natural Resources.
• Traffic Impact Study prepared by CEMCON with latest revision date of March 23,
2003.
• Phase I Archaeological Study prepared by NIU Department of Anthropology dated
August 19, 2003.
• Routine Wetland Delineation prepared by EnCAP dated May 21, 2002 with
Addendum dated August 13, 2003.
General
1. No part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map 170341
0020 dated July 19, 1982. However, existing floodplain and Foodway mapping is
in progress with IDNR and the EEI study data should be used at this time for
designing the proposed improvements.
2. A thorough review of the Wetland Study should be completed by the City's
wetland consultant prior to Preliminary Plan approval.
3. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding
endangered/threatened species or natural areas. Received, May 13, 2003,
consultation process terminated.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources. A current letter from IHPA indicating their
conclusions related to the NIU Archaeological Study should be
provided.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI)
General permit to discharge storm water.
G:1PubliclYorkville12002tYO0202 Westbury Village(Undesser Property)1Docllwywrot-RevPUDOI.doc
g. (IDOT)'regarding points of access to Illinois Route 47.
h. Kendall County Highway Department regarding points of access to Galena
Road.
We recommend that item "b" be received prior to Preliminary Plan approval and that for
items g and h, a preliminary indication be received from IDOT and KCHD concerning
access locations, required right of way dedications and required highway improvements.
Items c, d, e &f will be required prior to the start of construction activities.
4. The Natural Resource Information Report stresses that erosion and sediment
control should be of major concern during development activities. We concur
with this recommendation and further offer that Rob Roy Creek and other
drainageways be diligently protected and inspected during construction.
5. The recently issued Rob Roy Creek Habitat Study should be considered and its
recommendations addressed in this revised P.U.D. Plan.
6. The following comments are based on our review of the revised P.U.D. area.
Other outstanding comments, if any, from our previous review of the original
P.U.D. Agreement, may also apply.
7. Only 1 Preliminary Plat should be provided. The "Lannert" Preliminary Plat does
not provide any lot dimensions.
Traffic Study, Streets and Right of Way
8. The Traffic Impact Study requires updating and resubmittal due to the new
access to Illinois Route 47 and the internal roads reconfiguration.
9. All access to Galena Road and all access to Illinois Route 47 will be under the
full review and permit authority of the Kendall County Highway Department and
IDOT, respectively. It should be noted that the Del Webb development across
Galena Road from this development is proceeding with access permitting with
Kendall County. The respective developers and their engineers should
coordinate these access locations.
10. We repeat our recommendation developer contributions towards the future
signalization of the Illinois Route 47/Corneils Road intersection and other area
road improvements.
11. A revised internal roads Average Daily Traffic (ADT) analysis should be
provided for verification of the proposed roadway classifications, right of way
widths and roadway widths.
12. 400 foot intersection spacing should be provided along the east-west collector.
G:\Public\Yorkvillek2002kYO0202 Westbury Village(Undesser Property)1Docllwywrot-RevPUD01.doc
13. The outbound boulevard at Route 47 should provide a minimum of 2 lanes in a
28 foot back to back pavement section. Because this road will also cross Illinois
Route 47, IDOT may require additional outbound lanes for the proposed
development access.
14. The required minimum 30 foot back to back roadway width should be
maintained in the cul-de-sacs.
15. A list of proposed street names should be submitted to the U. S. Postal Service
and to KENCOM for approval. A copy of the letter approving the names should
be submitted to the City for their records.
Preliminary Plat
16. The legal description and subdivision boundary information should be provided
on the Preliminary Plat. This should also be signed and sealed by a
Professional Land Surveyor or a Boundary Survey should be submitted with
said signature and seal.
17. There are improper back to back of curb dimensions on the Lannert Plan and
Plat.
18. Lot numbers should be provided on the CEMCON Preliminary Engineering Plan
and Plat.
Water Mains
19. Dead end water mains should be eliminated in the westerly multi-family area.
20.The final water main layout and sizing will be determined at Final Engineering
after we have input the proposed layout into the City's model and performed a
pressure and fire flow analysis.
21. Water main should be extended across the full frontage of Galena Road and
extended as well to Route 47.
Sanitary Sewers
22. The final alignment and design of the Rob Roy Creek Interceptor Sewer needs
to be determined prior to Preliminary P.U.D. Plan approval. Any necessary
easements should be granted as a condition of such approval.
23. The internal preliminary sanitary sewer layout appears adequate. Detailed
review will occur at Final Engineering. The Rob Roy Creek Interceptor Sewer is
currently being installed.
GAPubHclYorkville\2002\YO0202 Westbury Village(Undesser Property)\Doc\lwywrot-RevPUD01 Am
,
Storm Sewers
24.The preliminary storm sewer layout appears to be adequate to collect and carry
the 10-year design storm. A comprehensive storm sewer design report detailing
tributary areas for each inlet, storm sewer sizing calculations and overland flood
routes with cross-sections for all runoff events in excess of the design storm,
shall be provided with the final engineering plans.
25. Some additional storm sewers or sump pump drain lines will also be required at
final design in order to provide the required sump pump discharge connection
for each lot.
Stormwater Management
26. A revised Stormwater Management Report should be submitted due to the
numerous changes to the stormwater management basins and proposed
floodplain modifications.
Conclusion
Our review will continue as the above comments are addressed by the developer
and the design engineer and the required additional information is submitted.
Additional comments will be provided as necessary following review of the additional
material. If you have any questions or require additional information, please contact
our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
kl
T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
Travis Miller, Community Development Director
WED/JWF, EEI
Kevin Serafin, P.E., CEMCON
Dave Peregrin, P.E., Falcon Consulting
GAPublic\Yorkville120021Y00202 Westbury Village(Undesser Property)1Docliwywrot-RevPUD01 Am
Pb
I►r United City of Yorkville Memo
; 800 Game Farm Road
EST. � . lax Yorkville, Illinois 60560
Telephone: 630-553-8545
Fax: 630-553-3436
LE.t1r
Date: February 16, 2006
To: Daniel Kramer
From: Travis Miller
CC: Kevin Serafin, Cemcon,LTD
Chris Lannert,The Lannert Group
Liz D'A.nna
Subject: Westbury—East Village
Upon review of the Preliminary Engineering Plan and Plat prepared by Cemcon,Ltd
dated January 23,2006 and the Preliminary PL TD Plan and Plat and Preliminary
Landscape Plans prepared by Lannert Group both dated January 20, 2006 I have prepared
the following comments:
General
1. The PUD plan appears to be in substantial consistency with the current annexation
agreement recorded February 18,2005 with the following exceptions:
a. The commercial area has increased from 22.7 acres to 33.81 acres.
b. Both the single family detached and attached unit counts have decreased
(37 and 32 units respectfully)
2. Rob Roy Creek Enhancement
a. Recommend to incorporate stream enhancements along the entire length
of the creek that promote naturalization and improved fish species habitat
such as creating native wooded buffers, increase the width of portions of
the corridor and filter runoff from the four(4) direct and one(1) indirect
proposed stormwater outlets entering the creek. Provide a typical cross
section(s) detailing theses enhancements.
b. Provide a cross section detail for the segment of the creek to be re-aligned
depicting plant material.
3. Regional Trail
a. The current Park and Recreation Master Plan proposes a bike trail along
the Rob Roy Creek. Recommend providing this trail the entire length of
the creek including the 31.1 acre commercial area.
4. Tree Removal
a. Per the United City of Yorkville Landscape Ordinance,no live tree with a
trunk diameter of four inches(4")or greater, as measured from the
ground,may be removed without permit and a replacement plan.Provide a
tree survey depicting all trees with a 4"or greater diameter within areas
designated for removal along with a plan for replacement following the
schedule provided in the Landscape Ordinance Section 2,7,a,3.
5. Commercial area
a. This area is four-sided, surrounded by arterial and collector roads,and will
likely be oriented to face Rt 47,resulting in views from the residential
areas west of East Village Boulevard likely being of building rears.
Recommend special landscaping standards, bufferyard to prevent this and
recommend final approval of the commercial area subject to site plan
review by the City.
6. Westbury Boulevard `frontage road'
a. Concern for safety of the `frontage road' service proposed lots 2-6,
particularly the distance between its intersection with Mystic and
Mystic/Westbury intersection. Recommend either increasing setbacks for
these lots to allow for a turn-around to be incorporated into the driveway
of each lot or consider serving lots 1-6 and 27-32 with an alley and rear-
loading garages.
7. Preliminary PUD Plan and Preliminary Engineering Plan Discrepancies
a. The following discrepancies were noted—please verify/correct the
appropriate plan:
i. Length of the `frontage road' along Westbury Boulevard
ii. Configuration of Bethany Court
Preliminary PUD Plan and Plat
1. Modify the Preliminary PUD Plan to include the information required by the PUD
ordinance including:
a. Provide a legal description
b. Remove the 33.81 acre commercial use from the units/acre calculation on
the site data table .
c. Include in the site data the percent of lot coverage for multi-family use
2. Provide an aerial photograph illustrating the subject property and adjacent
property within'/<mile of the site
3. Provide the approximate dimensions of the residential lots
4. Show building setback line for the commercial area and the clubhouse parcel and
rear yard setbacks for residential lots.
Preliminary Landscape Plan
1. The stormwater basin in the southeastern corner of the subdivision abuts the
sideyards of the adjacent multi-family units,therefore is required to have a 30'
wide landscape easement measured from the average elevation. The planting
v
requirement buffering this basin is 1 tree for every 30'. This frontage measures
approx. 400' for a requirement of 13 trees,therefore the plan is deficient by 10
trees in this area.
2. All bufferyards are in compliance with the Landscape Ordinance—it was noted
that `Bufferyard D Planting Type IV' is shown on the keymap but does not have a
detail.
3. All typical multi-family unit landscape plans comply with the Lot Landscaping
requirements.
4. The monument signage detailed on these plans were not reviewed. These signs
will be required to obtain a building permit and must comply with current zoning
ordinance requirements—either remove details from these plans or note
accordingly.
�`,��o a United City of Yorkville
J .cc County Seat of Kendall County
A9 800 Game Farm Road
esr. � ,.1836 Yorkville, Illinois, 60560
y Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
<LE
February 3, 2006
Mr. Scott Mai
Smith Engineering Consultants, Inc.
759 John Street
Yorkville,Illinois 60560
Re: Fountain Village of Yorkville—Site Plan Review
Dear Scott:
I have reviewed the revised site plan,received January 23,2006, and have the comments
listed below. Some of these items are to be performed by others or at a later date,but they
are listed so they are not overlooked.
General
• Provide a revised Plat of Subdivision for review.
• Respond to any comments from IDOT. A highway permit will be required.
• Please respond to comments from Walter E. Deuchler Associates, Inc. with
respect to the sanitary design.
• The Illinois EPA permit application has been received and is being processed for
signatures. I cannot release it until I receive an acknowledgement letter from the
developer. This is a letter acknowledging that the city is signing the permit.
application at this time to expedite issuance of the IEPA permit, and that the city's
signature on the permit application does not_constitute plat or plan approval.
• Stormwater detention sizing has been previously approved,based on the central
pond overflow to IDOT's Route 47 right-of-way.
• A site development permit application has been received. A letter of credit
guaranteeing satisfactory completion of earthwork and erosion/sediment control
measures has also been received. Earthwork was allowed to proceed prior to the
decision regarding subdivision of the property. We had assumed that no
subdivision of property would occur, and that approval of the site plan would be
handled at the staff level.
• Provide documentation that the Notice of Intent (NOD has been submitted to the
Illinois EPA. Your letter states that the NOI was attached,but it wasn't.
• The landscape plan has been forwarded to Mike Schoppe for review. Since the
bulk of the site will remain undeveloped for the time.being, the landscape plan
should call for interim landscaping for those undeveloped areas.
• Provide photometrics for exterior lighting. The lighting should be designed to
comply with our"dark-sky"requirements. The average lighting intensity should
be between 2.0 and 2.5 footcandles. The max/min ratio should not exceed 20:1.
The avg/min ratio should not exceed 6:1.
Storm sewer sizing was reviewed assuming using the lot layouts from your
12/5/05 plans. The design is acceptable except for a few minor changes. See
below for comments.
• The pond restrictor sizing calculations are acceptable.
• An engineer's estimate of cost is needed for the site improvements once the plans
are approved. The estimate should include earthwork, erosion and sediment
control, utilities, paving, landscaping, and exterior lighting.
Sheet 6
• Call for permanent barricades at the end of pavement for the Route 71 entrance
and at the north end of the Route 47 frontage road. Also show Type III barricades
immediately south of the southern Route 47 entrance.
• Call for existing sanitary manholes C, D, and E to be adjusted to finished grade
and fitted with external chimney seals.
• Delete Hydrant No.508.
• Delete the Valve No.503 and associated piping. This valve can be constructed
when the northernmost site is built out.
• Delete Valve No.514. Valve No.512 will act as the shut-off for this water service.
Sheet 8
• Provide Tag data for the existing sanitary manhole at the far NW comer of the
site. Call for the rim to be adjusted and the manhole fitted with an external
chimney seal.
• Provide an elevation for the north pond curtain wall.
• Replace existing Storm Structure A with a 4' catch basin.
Sheet 9
• Provide Tag data for Storm Structure Nos. 503 and 504.
• Change Storm Structure No. 202 to a 5' dia. manhole.
• Change Storm Structure No. 204 to a 5' dia. catch basin.
Sheet 10
• Revise Storm Sewer 246 to be 12" diameter to agree with the tag data on Sheet
11.
Sheet 11
• Provide a second inlet near Storm Structure 265 to help pick up the flow from the
relatively large tributary area.
• Storm Structure 234 should be 5' diameter.
• Revise Storm Sewer 260 to 21" diameter to agree with sizing calculations.
• Revise Storm Sewer 265 to 18" diameter based on sizing calculations.
Sheet 12
• Is an existing power pole located within the proposed sidewalk just west of the
Route 71 entrance? Move the sidewalk north to a point one foot inside IDOT's
proposed right-of-way.
• Public sidewalk should be extended south along Route 47 and east along Route 71
towards the NW corner of the intersection.
• Revise the existing watermain alignment along Route 71 to match the location of
valves.
Sheet 1
• Revise the water service detail by eliminating the irrigation stub.
Please make the requested revisions and submit at two sets of plans and supporting
documentation for review at your earliest convenience. If you have any questions
regarding these comments,please call me at 55378527.
Very truly yours,
V
Joseph Wywrot
City Engineer
Cc: John Crois, Interim City Administrator
Travis Miller, Community Development Director
Feb . 2. 2006 2:41PM No . 0785 P. 2/3
pn c
Sc&"e Degn associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630)551-1355
Oswego,IL 60543 Fax(630) 551-3638
February 1,2006
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe- Sehoppe Design Associates,Inc.
Re: Fountain Village
We have reviewed the Final Plat of Subdivision dated 12/10/05,the Civil Engineering Plans
dated 12/5/05, and the Preliminary Landscape flans dated 1/13/06, all prepared by Smith
Engineering Consultants, and provide the following comments.
Final Plat
1. Per the annexation agreement for Sunflower Estates,of which a majority of this property
is covered by,the Owner must present a preliminary and final plat in conformance with
the Subdivision Control ordinance. 1 do not believe a preliminary plat has been approved
for this commercial subdivision. We will need to discuss at the Plan Council meeting
whether a preliminary plat should be processed.
2. The existing zoning on the property is B-3. The lot sizes axe consistent with the B-3
requirements.
3. Currently,the front yard setback is shown. Side and rear yard setback lines need to be
added.
4. A vehicular access easement should be provided on lots 4 and 5 and also on lot 1 that will
allow future vehicular access to the adjacent properties.
5. A blanket vehicular easement should be provided over all of the lots.
Civil Ensdneerine Plans
1. It is our understanding from talking with S.E.C.that, at this time,lot 3 is the only lot for
which site playa approval is being sought. Therefore,our review will be limited to lot 3. ,
and will not include lots 1, 2,4 and 5.
2. The building and parking locations eon£on n to the setbacks of the B-3 district.
3. The proposed 144 parking spaces conform to the minimum parking requirements for
retail uses, and for establishments dispensing food and beverages for consumption on the
premises.
4. Add the contouring to the grading plans that show on the landscape playas in the 30' strip
running along the west property line
FW F of 2.
1 Feb . 2. 2006 2:42PM No•0785 P. 3/3
Preliminary Landscape Plans
1. Our landscape plan review is limited to lot 3.
2. It is our understanding that the developer is requesting final approval,and therefore the
plans should be entitled"Final Landscape Plans".
3. Because this is intended to be a final landscape plaza,the quantity of materials needs to be
shown on the plans.
4. The following planting categories from the City's Landscape Ordinance apply to Lot 3;
Parkway Landscaping,Perimeter Landscaping, Parking Lot Landscaping, Perimeter
Parking Lot Landscaping,Lot Landscaping and Stormwater Basin Landscaping. Given
these categories and this site plan,the following are the total quantity of plant material
:required for Lot 3:
a. 87 Shade Trees
b. 32 Evergreen Trees
c. 20 ornamental Trees
d. 215 shrubs
Include these quantities in the revised Landscape Plans
Please call if you have any questions.
CC: John Crois,Interim City Administrator
Liz D'Anna, Administrative Assistant
Travis Miller,Community Development Director
Joe Wywrot,City Engineer
John Whitehouse—LEI
Anna Kurtzman
Pap 2 oft