Loading...
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 ---------------------------------------------------------------------------------------------------------------------------------- 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 2 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 . 18 19 - - - - - 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 3 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 4 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 Depo Court Reporting Service ( 630 ) 983-0030 5 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 . Depo Court Reporting Service ( 630 ) 983-0030 6 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 Depo Court Reporting Service ( 630 ) 983-0030 7 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 Depo Court Reporting Service ( 630 ) 983-0030 8 ' 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 Depo Court Reporting Service ( 630 ) 983-0030 9 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 . Depo Court Reporting Service ( 630 ) 983-0030 10 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 ) Depo Court Reporting Service ( 630 ) 983-0030 11 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 . ) 10 ---000--- 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 12 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 --- — 18 19 202 /J CHRISTINE M . VITOS C.S.R. 21 CSR License No . 084 -002883 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 Yorkville Plan Commission Multi-Page TM & - city December 14,2005 6:30[il 51:15 2:8,9 22:24 25:5,7,9,11,13,15,17 22:11,15 24:3,4 25:6,7 -&- aldermen[2] 46:22 62:18,20,22,24 63:2,4,6 58:13,15 59:5,21 60:11 &[1] 2:14 -7- 52:10 62:14,17,18 Allegiance[1] 3:1 -B- bushes[2] 13:11 18:1 71 [3] 7:16 9:4 10:3 allow[i] 58:16 B-3[iol 7:11 15:24 24:16 business(io] 7:12 10:9 7:00[3] 1:9 6:4 51:16 13:17,20 16:4 24:16 47:10 along[6] 39:21,21 42:17 27:13 33:11 34:3 41:9,15 58:4 61:13 64:6 .903[1] 24:20 44:14,15 59:18 55:14,16 -8- always[zl 54:10 61:9 B-3/office[il 27:13 businesses[1] 18:19 -0- 800[1] 1:9 amount[1] 52:23 backed[1] 55:13 03-008[il 7:8 8:00[1] 51:15 annex[51 3:6 7:9 24:13 Bank[1] 7:8 -0- 084-002883[1] 64:21 34:10 60:11 Bart[il 10:23 C[i] 2:13 -9- annexation[i6] 3:10 based[z] 22:2 56:10 C.S.R[z] 1:8 64:20 -1- 944[i] 48:10 7:13 9:16 11:5 12:1 20:8 Beacon[1] 36:13 Cannonball[3] 53:19 21:15 23:6 24:17 27:10 beautiful(1] 60:16 53:21 59:7 1.24[1] 11:10 27:15 28:6 30:24 33:14 car(2] 54:16,19 1.5[1] 42:3 -A- 50:23 55:14 become[1] 59:12 annexed[3] 152 20:11 behalf[11 2:16 care[s] 1:21,22 52:1 : 100[21 32:21 55:19 A-1 [2] 3:8 7:10 53:24 54::16 5 13 36 29 3l : : 1060[i] 29:1 able[i] 19:21 60:15 behind[ carried[6] 4:15 7:1 8:13 10645[1] 10:3 above-entitled[1] 1:7 answer[3] 28:4 51:1 41:7 24:7 25:18 63:7 10701 [z] 7:15 9:4 absolutely[1] 52:2 58:20 benefits[2] 38:2,3 apartment[il 53:14 berm[i] 43:20 54:13 cars[a] 50:4 51:17,18 10th[1] 7:2 academy[il 53:8 apartments[41 27:4 40:8 Besco[17] 2:9 4:11,12 case[3] 5:3 30:23 40:10 1100[1] 24:20 access[s] 11:12 14:9 43:12 54:23 6:6,18,19 7:19 8:11,12 120[i] 34:14 15:24 29:16,20 appeared[] 2:16 23:13,17,18 25:4,5 61:1 cases[il 61:24 16th[11 36:19 account[1] 16:16 application[1] 18:14 63:5,6 cell[1] 61:10 accurate[1] 27:11 appreciate[a] 45:23 between[51 10:8 19:5 center[i] 10:15 -2- acre[4] 26:18 42:4 53:13 46:147:4,19 40:9 42:3 43:21 certain[3] 12:9,10 18:19 Pp 2.25[1] 42:4 53:14 approve[41 16:11 28:5 bicycle[1] 54:18 certainly[4] 21:24 51:1 acres[3] 3:13 7:15 24:20 55:21,22 big[4l 13:14 38:16 41:8 51:10 61:24 20.2[il 43:24 actual[2l 9:16 18:18 43:22 certified[21 41:11 64:5 20.52[il 44:1 approved(i] 2o:z2 add 121 32:8 41:20 approves[11 16:12 bigger(i1 46:24 chair[1] 48:4 200[il 55:19 additional[31 33:5 biggest[11 57:6 change[al 10:15 37:9 2004[i] 45:8 area[z2] 29:19 32:10,11 � 47:10 52:8 55:10 56:10 33:21,21 34:1,2,17 35:1 bikes[1l 50:12 2005[1] 1:9 address[41 28:15,24 62:1 37:9919,21,22,23,24 40:13 bit[41 46:13 54:22 61:2,6 changed[sl 29:10 30:20 2006[2] 7:2 64:16 62:2 40:16 42:7 47:14 57:23 31:6 38:1 47:9 Black[i] 49:16 21st[i] 36:13 adjacent[6] 10:3 30:12 59:2,3 Blackberry[il 37:1 changes[s] 13:6 21:14 2nd pi 57:19 39:11,13 40:5 42:19 areas[6] 34:7,15 42:10 board[�] 12:21 21:21 22:12,16,17 23:1 adjoining[il 34:15 42:19 58:3 59:6 30:8 [�] 45:13 adjoins[i1 32:10 argue[i] 43:18 bothers changing[i] 58:10 Administrator[11 2:10 Arnfelt[6] 32:1,4,5,14 bottom[il 16:9 character[4] 37:9 39:4 3.13[1] 7:15 affected[1] 44:23 32:18 33:2 bounds[11 38:13 42:20 52:8 300[2] 2:14 55:20 ARTHUR[11 2:2 bring[z] 41:24 61:2 characterized[1] 42:12 34[4] 34:6 49:17 51:6 aforesaid[�] 64:12 article[1] 36:12 brings pi 35:3 check[z] 30:7,19 59:7 ag[1] 55:1 atmosphere[1] 45:19 Bristol[1] 24:20 Cherry[1l 37:1 380[1] 2:14 again 21:1,3 27::9 28::7 12:114: 17:11 21: attached[1] 33:12 BROMBEREK(il Chicago[2] 51:14 53:8 35:2 39:6 41:10 50:22 attention[2] 29:6 36:11 2:14 children[4] 51:21 54:1 -4- 54:22 55:17 56:13 62:3 attorney[9] 10:5,22 brought[31 7:1,3 29:5 54:3,17 47(1] 34:6 against[9l 34:10,11 12:12,14 18:15,16 19:17 buffer[6] 10:8 11:14 choice[1] 18:7 48.88[1] 3:13 36:20 39:2,5 58:9 59:9,11 26:7 31:10 15:23 43:22 53:2 58:17 chose[2] 34:24 45:8 59:23 attractive[1) 52:6 buffering[3] 16:5 43:21 CHRISTINE[3] 1:8 -5- ago[31 34:22 40:14 55:19 audience[s] 3:19 5:4,18 52:3 64:4,20 agree[z] 49:1 58:7 5:20 8:17 build[41 11:9 36:4,18 Circle[2l 55:22 61:4 5,000[il 53:20 48:16 agreed[iol 11:8,16 13:16 Aurora[il 45:17 citing[il 56:22 500[1] 55:20 13:17 15:23 16:2 17:13 Avenue[1] 2:14 building[241 11:12,13 18:12 21:21 22:5 26:15 27:24 29:10,11,21 City[ssl 1:1,2,10 2:10,11 aware pi] 3:16 14:3 22:7 2:16 3:7,9 5:11,24 7:2,9 -6- agreement p9l 3:117:13 29:23 30:18 59:17 60:12 35:1 36:5,7 39:10 46:20 7:11 8:21 9:14,24 15:2 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 20 1 way[15 s] 13:10,14 -F- 5:5,24 47:7 56:3 DEAN[11 2:6 F i 2:2 coat[i] 48:4 driveways[i] 13:19 [ ] continued[1] 3:17 December L11 1:8 facility Colwell[i] 36:20 control[1] 62:5 decision[2] 46:1 55:18 driving[2] 13:13,14 ty[ ] 5:11, 12 52:3 comfortable[i] 17:16 dropping[1] 51:20 facing[4] 29:11, coming U] 35:5 47:17 copies[1] 32:18 define[1] 42:2 52:17 duly[i] 64:4 48:17 49:22 50:9 51:12 copy[s] 10:23,24 13:2 definitely[2] 41:8 43:2 d fact[2] 39:17 47:9 6 duplexes[�] 53:23 29:7 14,17 32:22 33: P 51:18 deliveries[i] 37:5 during i Fair[2] 26:12 51:5 NEK COR [4] 47:23 48:2 g[ l 47:16 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 feeling 1 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 Commission[4] 10:6 7:2 8:219:15,24 10:20 developed[i] 42:10 EDC's[i] 12:4 feet[6] 36:7,9 37:6 43:24 26:16 34:9 58:8 16:12 17:8 22:1 23:4 26:5 edge[1] 53:22 44:1,6 Community 2] 49:15 developer n 4:17 5:15 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 communi a[1] 48:12 49:9 54:11 55:21 42:1 ,20 6 :6,7 36:23 �'-t3'P 42:19,20 61:6,7,12 eight[z] 34:21 53:14 filed[3] 27:13,13,16 45:19 57:16 58:6 59:11 62:1 comp[�] 58:23 county[iz] 3:8,15 7:10 developments[z] 39:8 either[s] 22:14 28:11 filtering[i] 57:7 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 gentlemen[]1 41:3 James[]7] 2:3 4:3,4 6:10 legal[2) 20:7,7 19:16,20 20:3,10,13,20 giving[]) 32:6 Homestead[l] 48:10 Leslie[14) 2:4 4:13,14 g g 6:11 7:20 8:3,4 23:23,24 21:4,8511,13,16,22 22:13 goes[5] 18:17 42:15 Honor[2] 25:21 61:1 25:1,8,9 58:18,21 62:19 6:20,217:23,24 23:19,20 22:2123:11,15 24:7,24 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 a [ 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 -K- listening[21 38:3 45:24 43:5,23 44:2,3,4,5,8,14 -$- literally[1] 44:6 44:20,2245:5,10,12,15 idea[2] 34:2 35:1 Karen[1] 27:20 50:6,12,14 57:2 half[1] 34:22 identi [11 42:21 litter(]) 37:5 [1] 64:15 � keep[31 45:4,5,5 meant[]) 43:6 hand Illinois[9] 1:2,10 2:15 Kendall(g) 3:8,15,15 live[11] 28:21 35:4,19 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 PP S[]) 40:17 kept[1] 57:6 lived[z) 34:20 40:12 meeting 10 1:1,6 6:1 ha ier[1] 17:13 impact[6) 39:11,13 47:1 g[ ) PP kids[6] 34:24 44:9 45:13 living z 4 happy[41 17:14 28:4 53:6 57:10 59:22 g[ ) 7 14 56:3 11:22 13:5 19:21 22:5 im acted[]) 33:18 50:12,13 51:20 LLC[]) 3:6 23:3 30:19 63:12 59:24 61:10 P kind[1o] 10:12 18:12 meetin S z hardship 1] 36:24 impacts[1) 34:16 31:14 41:13,16,19 45:19 located[1] 26:18 g [ ] 1 9:11 22:3 P location[2] 27:22 40:3 MEMBER[1] 5:20 hardships[]] 61:8 important[]) 40:3 59:9,15 61:15 P members[z] 32:19 54:11 Hams[1] 9:7 improvements[3) kitty-corner[2] 9:9 41:7 look 191 11:6 33:19 39:16 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