Plan Commission Packet 2004 09-08-04 J=`�t.D Co.
United City of Yorkville
County Seat of Kendall County
esr.kw __lila 7836 800 Game Farm Road
.4 � (/) Yorkville,Illinois 60560
0 Phone:630-553-4350
7 2 Fax:630-553-7575
kLE \V
PLAN COMMISSION
AGENDA
Wednesday, September 8, 2004
City Council Chambers
800 Game Farm Road
Revised: 9/3/04
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: July 14, 2004
Public Hearings:
1. PC 2004-16 Saravanos Properties, LLC, petitioners, has 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 B-
3 Service Business District. The real property consists of approximately 2 acres at 7131
Route 47, Kendall Township, Kendall County, Illinois.
2a. PC 2004-06 Centex Homes, petitioner, has 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 R-3 General
Residence Planned Unit Development and R-4 General Residence Planned Unit
Development. The real property consists of approximately 407.43 acres on the North and
South sides of Galena Road and 1/4 mile east of Route 47, Bristol Township, Kendall County,
Illinois.
2b. PC 2004-06 Centex Homes, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1
One-Family Residence Planned Unit Development and R-3 General Residence Planned Unit
Development to United City of Yorkville R-3 General Residence Planned Unit Development
and R-4 General Residence Planned Unit Development. The property consists of
approximately 54 acres Northeast of Route 47 and Galena Road and approximately
133.51 acres Southeast and Southwest of Galena Road and Cannonball Trail, Bristol
Township, Kendall County, Illinois.
Presentation: None
Page 2
Plan Commission
September 8, 2004
Old Business: None
New Business:
1. PC 2004-16 Saravanos Properties, LLC, petitioners, has 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 B-
3 Service Business District. The real property consists of approximately 2 acres at 7131
Route 47, Kendall Township, Kendall County, Illinois.
2a. PC 2004-06 Centex Homes, petitioner, has 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 R-3 General
Residence Planned Unit Development and R-4 General Residence Planned Unit
Development. The real property consists of approximately 407.43 acres on the North and
South sides of Galena Road and 'A mile east of Route 47, Bristol Township, Kendall County,
Illinois.
2b. PC 2004-06 Centex Homes, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1
One-Family Residence Planned Unit Development and R-3 General Residence Planned Unit
Development to United City of Yorkville R-3 General Residence Planned Unit Development
and R-4 General Residence Planned Unit Development. The property consists of
approximately 54 acres Northeast of Route 47 and Galena Road and approximately
133.51 acres Southeast and Southwest of Galena Road and Cannonball Trail, Bristol
Township, Kendall County, Illinois.
3. PC 2004-13 Raintree Village Units 4, 5, and 6 - Final Plat
4. PC 2004-15 Evergreen Farm- Concept Plan
(49 acres Southeast and Northeast corners of Fox Road and Pavillion Road)
Additional Business:
Adjournment:
o
United City of Yorkville
County Seat of Kendall County
EST. 1836 800 Game Farm Road
(I) Yorkville, Illinois 60560
0 O Phone:630-553-4350
,� v� Fax:630-553-7575
`�� E \`'
PLAN COMMISSION
AGENDA
Wednesday, September 8, 2004
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: July 14, 2004 and August 11, 2004
Public Hearings:
1. PC 2004-16 Saravanos Properties, LLC, petitioners, has 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 B-
3 Service Business District. The real property consists of approximately 2 acres at 7131
Route 47, Kendall Township, Kendall County, Illinois.
2a. Centex Homes, petitioner, has 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 R-3 General Residence
Planned Unit Development and R-4 General Residence Planned Unit Development. The real
property consists of approximately 407.43 acres on the North and South sides of Galena
Road and 1/4 mile east of Route 47, Bristol Township, Kendall County, Illinois.
2b. Centex Homes, petitioner, has filed an application with the United City of Yorkville, Kendall
County, Illinois requesting rezoning from United City of Yorkville R-1 One-Family
Residence Planned Unit Development and R-3 General Residence Planned Unit
Development to United City of Yorkville R-3 General Residence Planned Unit Development
and R-4 General Residence Planned Unit Development. The property consists of
approximately 187.51 acres Northeast of Route 47 and Galena Road, Bristol Township,
Kendall County, Illinois.
Presentation: None
Old Business: None
r
Page 2
Plan Commission
September 8, 2004
New Business:
1. PC 2004-16 Saravanos Properties, LLC, petitioners, has 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 B-
3 Service Business District. The real property consists of approximately 2 acres at 7131
Route 47, Kendall Township, Kendall County, Illinois.
2a. PC 2004-06 Centex Homes, petitioner, has 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 R-3 General
Residence Planned Unit Development and R-4 General Residence Planned Unit
Development. The real property consists of approximately 407.43 acres on the North and
South sides of Galena Road and I/4 mile east of Route 47, Bristol Township, Kendall County,
Illinois.
2b. PC 2004-06 Centex Homes, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1
One-Family Residence Planned Unit Development and R-3 General Residence Planned Unit
Development to United City of Yorkville R-3 General Residence Planned Unit Development
and R-4 General Residence Planned Unit Development. The property consists of
approximately 187.51 acres Northeast of Route 47 and Galena Road, Bristol Township,
Kendall County, Illinois.
3. PC 2004-13 Raintree Village Units 4, 5, and 6 -Final Plat
4. PC 2004-15 Evergreen Farm- Concept Plan
(49 acres Southeast and Northeast corners of Fox Road and Pavillion Road)
Additional Business:
Adjournment:
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY,JULY 14,2004
Chairman Tom Lindblom called the meeting to order at 7:04 p.m.
ROLL CALL
Members present: Kerry Green, Clarence Holdiman, Anne Lucietto,Bill Davis, Jack
Jones, Michael Crouch and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; City Attorney Dan Kramer;City Planner Mike Schoppe; and John
Whitehouse, Engineering Enterprises, Inc. Also, see attached sign-in sheet.
MINUTES
Minutes from the June 9, 2004 meeting were approved.
PUBLIC HEARINGS
1. PC 2004-04 Villas at the Preserves—Burnside Homes,petitioners, have filed an
application requesting annexation and rezoning from Kendall County A-1 Agricultural to
R-2 Duplex Two-family Residence Planned Unit Development.
See attached.
2. PC 2004-09 Richard Marker and Associates Inc and Hobson Hollow, Inc.,petitioners
have filed an application requesting rezoning B-3 Service Business District to B-3
Service Business District Special Use for a daycare/preschool.
See attached.
3. PC 2004-10 Cara Behrens, petitioner,has filed an application requesting rezoning
from R-2 One-family Residence District to B-2 General Business District.
See attached.
NEW BUSINESS
1. PC 2004-04 Villas at the Preserves
City Planner Mike Schoppe said the Plan Council met on the project and there also are
review memos from Schoppe Design Associates, Inc. and City Engineer Joe Wywrot
included in the Plan Commission packet.
In Schoppe's memo,he recommends a road connection be made to the commercial
property immediately east of the residential area. The developers would like the
connection to be a 24-foot private drive. They would like to regulate traffic coming
through from the commercial area,he said. Making the road private is okay, Schoppe
said.
Because of the proposed 80-foot lot widths, Schoppe said it is important to take a closer
look at the driveways. The petitioners have included driveways in the landscape plan.
Schoppe said that even though those plans show driveways with a common line,he said
the city needs to make sure the geometries work.
Schoppe also said it's important that the plan be developed as a PUD because of the
natural features on the property such as the existing trees. Schoppe suggests particular
attention be given to existing trees in the open space areas along the Route 71 right-of-
way.
Schoppe also said he will work through the request for 20-foot setbacks. He suggests in
his letter that the 20-foot setback along Harris Court should be 30 feet and that all other
building setbacks are acceptable.
Schoppe added that he'd also like to see how wetlands are incorporated into the overall
development.
Commissioner Kerry Green asked if the 24-foot private drive would be used all the time
and not only for emergencies and the answer was yes.
Commission Chairman Tom Lindblom asked how the developers would be assured the
road would be private. Schoppe said the road won't be platted over to the city. Also, he
said signs would be posted to identify that the road is a private drive.
Chris Lannert,with The Lannert Group, said the developer is okay with the comments
and suggestions from city staff.
Commissioner Jack Jones said he doesn't agree with allowing 20-foot setbacks. He said
that would put the homes too close to the roadway.
Lannert said he would like to document some of the potential benefits of the setbacks.
The 20-foot setbacks would save on pavement costs and provide more grass and open
space,he said. However, he said he would be willing to accept the staff recommendation
of 30 feet.
Overall, he said the project is designed to be and upscale duplex development aimed at
seniors.
Commissioner Michael Crouch asked if the developers have come up with a plan to
protect the existing trees on the property. Schoppe said the plans aren't clear yet. But,
he's assuming the developers will submit new plans showing vegetation.
Jones made a motion to approve the annexation of PC 2004-04 Villas at the Preserve.
Crouch seconded the motion. The motion was unanimously approved in a roll call vote.
Kerry Green, Clarence Holdiman, Anne Lucietto,Bill Davis, Jack Jones, Michael Crouch
and Tom Lindblom voted yes.
Crouch then made a motion to approve the rezoning of PC 2004-04 from agricultural to
R-2 PUD. Lucietto seconded the motion. The motion was unanimously approved in a roll
call vote. Holdiman,Lucietto,Davis, Jones, Crouch, Green and Lindblom voted yes.
Lucietto made a motion to approve the preliminary plan for PC 2004-04 subject to staff
comments. Jones seconded the motion. The motion was unanimously approved in a roll
call vote. Lucietto, Davis, Jones, Crouch, Green,Holdiman and Lindblom voted yes.
2. PC 2004-09 Richard Marker and Associates, Inc. and Hobson Hollow,Inc.
John Whitehouse with Engineering Enterprises Inc. asked if the special use request
covered the whole 10-acres of the property. He then asked if that would allow the
petitioners to add on to the business if they so chose.
City Attorney Dan Kramer said the owners would be able to add on as long as they didn't
exceed any city ordinances.
Commissioner Bill Davis expressed concern over the number of parking spaces. Attorney
John Phillipchuck, representing the petitioners, said the 20 spots should be sufficient. He
said there would be 12 employees initially who would park in a separate parking area.
Commissioner Jack Jones said he doesn't have a problem with the concept or location.
But,he too,thinks more parking is necessary.
Phillipchuck said people dropping off their kids also could park in the employee area if
necessary. However, he didn't think there would be a problem with parking.
Petitioner Clayton Marker said they are in the bidding process of putting a full access
entry onto Route 34. He said there are two accesses now and the entry to Route 34 would
make a third. He said they have a 12,000 square foot daycare in Naperville with a similar
set up and said there haven't been any parking problems.
Green asked when the petitioner anticipated the daycare center to be at full capacity.
Shannon Lee, who would operate the daycare, said she expect it to take at least a year to
reach a 50 to 60 percent capacity and at least two years before it would come anywhere
full capacity.
For the first year, she would operate the daycare center as a daycare center with preschool
integrated. For the second year, she would attempt to fully incorporate the preschool.
Lindblom said his wife runs a preschool and he is concerned about parking. Marker said
he doesn't anticipate a problem. However,he said if it is a problem,he could add more
parking.
Lindblom said the developers have been reputable developers in the community and that
he's willing to accept their word that they will add more parking if necessary.
Davis drew a map depicting a parking pattern for the building. See attached exhibit.
Crouch asked why the petitioners are asking for the whole parcel to be special use,but
only the one building will be used for a daycare. Marker because they haven't parceled
off where the other buildings will be yet,they had to ask for the special use for the entire
property.
Crouch made a motion to approve PC 2004-09 special use permit subject to plans drawn
on the attached map. Lucietto seconded the motion. The motion was unanimously
approved in a roll call vote. Davis, Jones, Crouch, Green, Holdiman, Lucietto and
Lindblom voted yes.
3. PC 2004-10 Cara Behrens
Lindblom said he's a little concern because the city has been burned in the past under this
zoning classification where it was told one thing, but another thing happened.
Attorney Gregg Ingemunson, representing petitioner Cara Behrens, said Behrens is a
lifelong Yorkville resident. The only reason why she is seeking B-2 zoning is so that if
she decided to sell the business in 15 or so years, she would be able to find a buyer for it.
Mayor Art Prochaska said that in a previous, but similar,request,the city drafted a
development agreement where a layout of the property was attached to the plat. If the
petitioners ever wanted to change the layout,they would have to come back to the city.
Ingemunson said he would have no problem agreeing to a similar development
agreement.
Crouch said his only other concern would that it would be difficult to get in and out of the
business because of where the property lies.
Green made a motion to approve rezoning of PC 2004-10 with the recommendation that a
development agreement be drafted between the city and the petitioner. Holdiman
seconded the motion. The motion was unanimously approved in a roll call vote. Jones,
Crouch, Green, Holdiman, Lucietto, Davis and Lindblom voted yes.
4. PC 2004-02 Cornerstone—Preliminary Plan/Final Plat
Jones made a motion to approve the preliminary plan/final plat for PC 2004-02 subject to
staff concerns. The motion was'unanimously approved by a roll call vote. Crouch, Green,
Holdiman, Lucietto, Davis, Jones and Lindblom voted yes.
Ingemunson, representing the petitioner, said all of the lots are 12,000 square feet and
added that the petitioner is willing to agree to all of the staff comments and concerns.
Schoppe said a few minor adjustments to the conservation easements are needed
otherwise everything looks fine. He added that Wywrot also recommend approval.
Additional Business
Mayor Prochaska said that in the last few months builders that have already had talks
with the city of Montgomery have approached Yorkville. He said the city doesn't want to
be put in the position of bargaining back and forth. He said he doesn't feel it's fair to
either city.
He said it's the policy of the city not to bargain with builders. Lindblom said that is an
admirable position to take.
Also under additional business, Jones said that with large developments coming in, it's
becoming harder for some of the local builders in town to get a piece of the pie. He
suggested requiring a certain percentage of each subdivision be open to local builders.
However, Kramer said legally the city cannot do something like that because it would be
a restraint on trade.
The meeting adjourned at 8:22 p.m.
Minutes respectfully submitted by Dina Gipe.
STATE OF ILLINOIS
SS .
COUNTY OF KENDALL )
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE
REPORT OF PROCEEDINGS had at the meeting of
the above -entitled matter , taken before Lynette J .
Neal , C . S . R . , on July 14 , 2004 , at the hour of
7 : 00 p . m . , at 800 Game Farm Road , Yorkville ,
Illinois
D- 716804
_C
DEPO ® COURT
reporting service
800 West Fifth Avenue • Suite 203C - Naperville, IL 60563 - 630-983-0030 • Fax 630-983-6013
www.depocourt.com
2
1 PRESENT :
2 MR . THOMAS LINDBLOM, Chairman ;
3 MR . MICHAEL CROUCH ;
4 MR . JACK JONES ;
5 MR . KERRY GREEN ;
6 MS . ANNE LUCIETTO ;
7 MR . CLARENCE HOLDMAN ;
8 MR . BILL DAVIS ;
9 MR . MIKE SCHOPPE ;
10 MR . JOHN WHITEHOUSE , City Engineer ;
11 MS . DINA GIPE , minute taker ;
12
13 and
14
15 LAW OFFICES OF DANIEL J . KRAMER
1107A South Bridge Street
16 Yorkville , Illinois 60560
BY : MR . DANIEL J . KRAMER ,
17 appeared on behalf of the United
City of Yorkville .
18
19
20
21
22
23
24
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1 MR . LINDBLOM : We can go ahead and get
2 started . Okay . At this time I would like to call
3 the meeting to order . Roll call , please .
4 (Whereupon roll was called . )
5 MR . LINDBLOM : We do have quorum . I
6 take it everybody has had a chance to look at the
7 minutes from the last meeting . Are there any
8 additions or corrections? Hearing none , do I have
9 a motion to approve the minutes , please?
10 MR . GREEN : So moved .
11 MR . LINDBLOM : Moved by Green . Second?
12 MR . JONES : Second .
13 MR . LINDBLOM : Any questions on the
14 motion at all ? Hearing none , all those in favor
15 signify by saying aye .
16 (Whereupon there was a chorus
17 of ayes . )
18 MR . LINDBLOM : Opposed?
19 (Whereupon there was no
20 response . )
21 MR . LINDBLOM : At this time I would
22 entertain a motion to go to public hearing .
23 MR . GREEN : So moved .
24 MR . LINDBLOM : Moved by Green .
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1 MR . JONES : Second .
2 MR . LINDBLOM : Second Jones . Any
3 discussion on the motion? Hearing none , those in
4 favor signify by saying aye .
5 (Whereupon there was a chorus
6 of ayes . )
7 MR . LINDBLOM : Opposed?
8 (Whereupon there was no
9 response . )
10 MR . LINDBLOM : Okay . We are now in
11 public hearing . At this point I would have
12 anybody - - or all three parties that are here to
13 stand and raise your right hand .
14 (The members of the audience
15 were thereupon duly sworn . )
16 MR . LINDBLOM : Thank you . The first
17 public hearing is PC 2004 - 04 , Villas at the
18 Preserve , Burnside Homes . Petitioners have filed
19 an application with the United City of Yorkville ,
20 Kendall County , Illinois requesting annexation to
21 the United City of Yorkville and rezoning from
22 Kendall County A- 1 Agricultural the United City of
23 Yorkville R-2 Duplex Two- Family Residence Planned
24 Unit Development . The real property consists of
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1 23 . 95 acres south of Route 71 and west of Route
2 47 , Kendall Township , Kendall County, Illinois .
3 Who is speaking for the petitioner?
4 MR . LANNERT : I will , Mr . Chairman . My
5 name is Chris Lannert . I am a planning
6 consultant . I ' m here this evening with Jeff Himan
7 to represent Gary Taylor who is the attorney who
8 will be assisting us with the owners association
9 and documentation . This is the preliminary plan
10 for R- 2 as a planned unit development , which is
11 the same piece of property that we were with you
12 on earlier in the year on a concept plan
13 approval . It is approximately 24 acres , as the
14 chairman described , south of 71 , west of 47 .
15 MR . LINDBLOM : Excuse me a second .
16 Let ' s make sure we can make a better arrangement
17 so the people behind can see it . We are getting
18 an easel .
19 THE WITNESS : I started to say the
20 property is south of Route 71 and just west of
21 Route 47 . It is adjacent to the Shell Oil Company
22 as well to the forest preserve . Sunflower Estates
23 is immediately across the street . We are
24 surrounded in terms of the business of B- 3
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1 classification zoning on the north as well as on
2 the west and then A- 1 , which is agricultural
3 within Kendall County , to the south of the forest
4 preserve , again to the west , and then A- 1
5 agricultural Kendall County to the northwest of us
6 also .
7 The site analysis , which we
8 described last time , is still pretty much the
9 same . We have a small piece of wetlands here , a
10 little bit of wetlands associated with our creek
11 as it flows through the property . As you can see
12 in this view it is along the Shell Oil property .
13 This location is looking at our site . It is a
14 nice site , a woodlands on it that we ' ll be working
15 with staff to preserve and protect those woodlands
16 as well as the wetlands .
17 We have been in contact with the
18 Army Corp . , and they will be working with us in
19 terms of the restoration of this area . The
20 concept plan shows the development of 42 duplex
21 lots . It is - - this plan shows the building
22 configuration . This was the concept plan that we
23 showed before . It is the same 42 - lot.
24 subdivision . We think that the benefit of this
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1 particular subdivision is the large amount of open
2 space along the frontage , the connectability of
3 the path, the protection of the drainage ways ,
4 and, most importantly, the significance of the
5 architecture which is the basis for our planned
6 unit development request .
7 As we stated last time , we have
8 gone a little bit further in terms of the
9 architecture . Each of the architectural
10 footprints have a garage , one of which will come
11 out to the side and one of which will come out to
12 the front . That gives us the opportunity to
13 center opposing driveways so that we don ' t have
14 driveways coming out , mirror images , which is
15 typical in most communities . This is an unique
16 approach for this particular project .
17 We have known architectural
18 examples of this project that have been built
19 successfully in Geneva and St . Charles . We have a
20 combination of units which are brick and units
21 which are cedar siding . We haven ' t made an
22 absolute division on that yet . We have a mixture
23 of cedar as well as brick materials for that
24 particular application . They are basically two-
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1 and three -bedroom ranch and two- story product
2 types . We have the unique opportunity in this
3 project to be able to - - we met with staff and
4 with a few minor issues in terms of connecting
5 this we are showing an access roadway here for
6 emergency vehicles . I think that was in your
7 request , Mr . Chairman , last time . We submitted it
8 in terms of our preliminary plans as an emergency
9 access in meeting with the staff , and in an
10 informal telephone conversation I had with
11 Mr . Hughes , we will be connecting this as a
12 roadway between our project as well as a
13 commercial project probably somewhere in the
14 neighborhood of connecting with the access road
15 into McDonald ' s off of 47 .
16 The staff recommended we do that in
17 order to give our residents a chance to get into
18 the commercial areas without having to get back
19 onto Route 47 since we already had the merge
20 access there , and we are sympathetic and will be
21 working with both staff as well as with Tom Hughes
22 to get that finalized in our plans . Other than
23 that , I think that the only thing that we are
24 nonconforming with in terms of the R- 2
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1 classification is rather than having a 100 - foot
2 wide lots we are suggesting 80 - foot wide lots . We
3 are still meeting the side -yard requirements . We
4 are showing 30 - foot front yard setbacks . We told
5 the staff we would work with them to obtain this
6 approval , the final approval , to try and reduce
7 that setback to 20 foot .
8 The basis of that request is that
9 the 30 - foot setback is from this blank garage wall
10 to the street . There is a 13 - foot setback between
11 our front - loaded garage and so in terms of the
12 driveway that goes straight into the street , we
13 have a 43 - foot long driveway . If we can - - and
14 it is both a setback issue as well as the
15 resolution of the public utilities - - Joe had a
16 question as to whether or not with the storm
17 sewer , sanitary sewer , whether we can have enough
18 setback off the right -of -way with our building so
19 we don ' t have a conflict . If we can resolve those
20 things , we would like to suggest that this be a
21 20 - foot setback which would make this a 33 - foot
22 driveway . And as you can see on this plan , in
23 every application we have ample room to be able to
24 do that . We are agreeing with the stormwater
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1 detention issues . We are resolving the wetland
2 issues . And other than that , I hate to admit it ,
3 we are complying with all the staff requirements .
4 Generally that ' s the presentation . Jeff , is there
5 anything else that you would like to add?
6 MR . HIMAN : No .
7 MR . LANNERT : Gary?
8 MR . TAYLOR : No .
9 MR . LANNERT : And we will answer
10 questions .
11 MR . LINDBLOM : Are there questions or
12 concerns from the public for Chris ? Hearing none ,
13 Chris , I thank you .
14 MR . LANNERT : Thank you .
15 MR . LINDBLOM : We will discuss this
16 further at the end of the other two public
17 hearings . Okay . The second item on the agenda
18 then is PC 2004 - 09 , Richard Marker Associates ,
19 Inc . , and Hobson Hollow, Inc . , petitioners have
20 filed an application with the United City of
21 Yorkville , Kendall County, Illinois requesting
22 rezoning from United City of Yorkville B- 3 Service
23 Business Direct to United City of Yorkville B- 3
24 Service Business District Special Use for a
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1 Daycare/Preschool . The real property is located
2 at the southeast corner of McHugh Road and
3 Farmstead Drive , Yorkville , Kendall County,
4 Illinois . Who is going to speak for the
5 petitioner? John?
6 MR . PHILLIPCHUCK : Good evening . John
7 Phillipchuck , the attorney , officed at 123 Water
8 Street , Naperville , Illinois . I am joined this
9 evening by Clayton Marker , who is with the Hobson
10 Hollow Group , the applicant , and also Shannon Lee
11 is with me . She will be the operator of the
12 Lighthouse Academy, which is a child daycare and
13 after- school enrichment program.
14 If you are familiar with the
15 property over at 708 East Veterans Parkway, it is
16 part of the original Heartland commercial area .
17 We have a building that we would like to occupy .
18 It is currently under construction .
19 This was a series of what we saw as
20 lighter office and other types of uses that would
21 be more daytime users that back up to the
22 residences in the subdivision . The underlying
23 zoning for the property is B- 3 , and under the
24 Yorkville zoning ordinance to have a daycare
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1 facility in the B- 3 district , we need to obtain a
2 special -use permit . So the building is being
3 designed such that there is 10 , 304 square feet .
4 The interior will be set up to accommodate the
5 daycare center . The site plan that you saw shows
6 the outside play area that ' s fenced . There is a
7 large berm that separates the commercial property
8 from the residential property . I think initially
9 it was designed or approved as a three - foot berm
10 but , in fact , it has been increased both with - -
11 the height of the berm is about six feet now and
12 they added a lot more evergreen landscaping .
13 There is about 50 evergreen plantings put on that
14 berm to help screen the buildings and uses from
15 the adjoining residential area .
16 The maximum number of children that
17 can ultimately be utilized in the facility is
18 183 . It covers children from the ages of six
19 weeks to six years , but then we have some
20 after- school enrichment programs also available .
21 Our hours of operation will be from 6 : 30 a . m . to
22 6 : 30 p . m . , Monday through Friday . The outside
23 play area would be enclosed with a black vinyl
24 clad chain- link fence and various types of play
DepoCourt Reporting Service ( 630 ) 983 - 0030
13
1 equipment suitable for various ages of children
2 within that . As you might tell by the ages that
3 we have described , actually our school would
4 provide a kindergarten facility . We have
5 20 parking spaces immediately in front of the
6 building . The way that this facility will
7 operate , because we have one large ownership and
8 Shannon will be running the building , we have
9 other areas that we would designate , like over
10 behind the building that Chicago Title is in,
11 where employees would be able to park . We have
12 designed the center so that we have access parking
13 available .
14 Parents have to come in with their
15 children . They would park in the parking lot ,
16 bring the child in , and then they would be taken
17 by a staff member , they would go out and leave the
18 facility . Same thing for picking the children up ,
19 have to get out of their car , come into the
20 building , receive their child , and then leave the
21 premises . On the site plan you can see how our
22 access is currently . As we begin to develop our
23 center , you will notice that we will also have
24 another access , full access , onto Route 34 at the
DepoCourt Reporting Service ( 630 ) 983 - 0030
14
1 north end of the property , and then there will be
2 another right - in , right -out access to the west off
3 of McHugh . So as our center progresses additional
4 access points will be put in . All of the
5 utilities to be able to support the building are
6 already in place . The access drives that I not
7 only just described but are shown on the site
8 plan , some are in place , others will be
9 following .
10 The stormwater detention for the
11 building has all been accounted for as in the
12 Heartland Development . As you know, as the plan
13 commission is looking at the standards it must
14 make some findings with regard to special uses .
15 First of all , I know you have looked to see that
16 the use is not unreasonably detrimental to or
17 dangerous to public health , safety , or general
18 welfare . We think , in fact , it will be a quality
19 daycare center at this location and will be a
20 benefit to the citizens of Yorkville and those
21 that work in the City of Yorkville and has been
22 designed to minimize any detriment . The special
23 use will not be injurious to the use and enjoyment
24 of other properties . It is in a commercial area .
DepoCourt Reporting Service ( 630 ) 983 - 0030
15
1 The commercial area has been designed such so it
2 is buffered from the areas adjacent , single - family
3 residences , and the present quality of the
4 buildings that we are putting in there , we feel
5 there will be an increase in property value as a
6 result and certainly this use will not diminish
7 fair property value .
8 As to impeding the normal
9 development of surrounding properties , because ,
10 again, we are designing a business area and the
11 area is slated for business use , we feel it will
12 be a very compatible use , that adequate
13 utilities - - access and utilities are in place .
14 I indicated that it is part of the Heartland
15 subdivision , that these items have already been
16 put in the ground and are in place and operating ,
17 that ingress and egress is designed to minimize
18 traffic congestion . That was looked at when we
19 did the overall planned development for Heartland ,
20 and they have been designed accordingly and
21 previously approved by the city . And, finally ,
22 that the use will otherwise conform with the
23 regulations of the district except as the planned
24 commission may modify, and we are not asking for
DepoCourt Reporting Service ( 630 ) 983 - 0030
16
1 any other exceptions . We are just asking for the
2 special use to allow this particular building to
3 be used for the daycare facility . So with that ,
4 we are happy to answer any questions that the
5 commission may have .
6 MR . LINDBLOM : Is there any questions
7 from the audience at all for Mr . Phillipchuck?
8 Hearing none , thank you , John .
9 MR . PHILLIPCHUCK : Thank you .
10 MR . LINDBLOM : Item 3 , PC 2004 - 10 Cara
11 Behrens , petitioner , has filed an application with
12 the United City of Yorkville , Kendall County ,
13 Illinois , requesting rezoning from United City of
14 Yorkville R- 2 One Family Residence District to
15 United City of Yorkville 2 - 2 General Business
16 District . The real property is located at 801
17 North Bridge Street Yorkville , Kendall County ,
18 Illinois . Greg?
19 MR . INGEMUNSON : Thank you , Sir . What
20 we would like to do is - -
21 MR . LINDBLOM : State your name for the
22 record .
23 MR . INGEMUNSON : Greg Ingemunson . What
24 we would like to do is rezone from R- 2 801 North
DepoCourt Reporting Service ( 630 ) 983 - 0030
17
1 Bridge Street . It is directly south of the new
2 office building , which is MidAmerican Title , and
3 east of - - I believe it is the Fox Valley Shopper
4 and a couple other business - related - - a tanning
5 salon , I believe . And to the south is Apple Tree
6 Court . That ' s where the residence is currently .
7 It is an R-2 . We would like to go to B- 2 for a
8 travel service agency, and we don ' t have a site
9 plan . We are going to draft a site plan . We are
10 in the works of getting that done . What we
11 contemplate doing is adding ten parking spaces in
12 front of the building with one handicap spot .
13 That should accommodate the parking needs for the
14 area . There is not really too much to say, I
15 don ' t think , other than we would like to have a
16 favorable vote from R- 2 to B - 2 .
17 MR . LINDBLOM : Greg , we just handed out
18 the pseudo site plan .
19 MR . INGEMUNSON : Exactly . We are going
20 to have a more professional plan done probably in
21 the next week or two .
22 MR . LINDBLOM : Okay . Any questions or
23 comments for Greg?
24 MR . INGEMUNSON : Just to add , I ' ve
DepoCourt Reporting Service ( 630 ) 983 - 0030
18
1 talked to a few property owners in the area . No
2 one objected to and they all were in favor of our
3 petition .
4 MR . LINDBLOM : Okay . All right . With
5 that being said, do I have a motion to adjourn the
6 public hearings , please?
7 MR . HOLDMAN : So moved .
8 MS . LUCIETTO : Second .
9 MR . LINDBLOM : Any objection to closing
10 the public hearing? Hearing none , those in favor
11 signify by saying aye
12 (Whereupon there was a chorus of
13 ayes . )
14 MR . LINDBLOM : Opposed?
15 (Whereupon there was no
16 response . )
17 MR . LINDBLOM : Meeting of the public
18 hearing is now closed .
19 (Whereupon proceedings were had
20 which were not herein
21 transcribed . )
22 - - -
23
24
DepoCourt Reporting Service ( 630 ) 983 - 0030
19
1 STATE OF ILLINOIS
SS .
2 COUNTY OF DU PAGE
3
4 I , Lynette J . Neal , C . S . R . No .
5 084 - 004363 , do hereby certify that the above
6 REPORT OF PROCEEDINGS , Pages 3 through 18 , was
7 recorded stenographically by me and reduced to
8 typewriting via computer- aided transcription under
9 my personal direction; and that the foregoing is a
10 true transcript of the REPORT OF PROCEEDINGS at
11 the time and place previously specified .
12 I further certify that I am not counsel
13 for nor in any way related to any of the parties
14 to this suit , nor am I in any way interested in
15 the outcome thereof .
16 IN WITNESS WHEREOF I have hereunto set
17 my hand this 6th day of August , 2004 .
18
19
20
21
22
23
24
DepoCourt Reporting Service ( 630 ) 983 - 0030
City of Yorkville - Hearing Multi-Page TM 084-004363 - entertain
. July 14, 2004
A-1 [3] 4:22 6:2,4 Army[1] 6:18 Charles[i] 7:19
-0- a.m[i] 12:21 arrangement[i] 5:16 Chicago[1] 13:10 -D-
084-004363[1] 19:5 able[4] 8:3 9:23 13:11 assisting[1] 5:8 child[3] 11:12 13:16,20 D-716804[1] 1:20
14:5 associated[1] 6:10 children[5] 12:16,18 dangerous[1] 14:17
above[1] 19:5 Associates[1] 10:18 13:1,15,18
-1- DANIEL[2] 2:15,16
above-entitled[1.] 1:10 association[1] 5:8 Chorus[3] 3:16 4:5 18:12 DAVIS[1] 2:8
10,304[1] 12:3 absolute[1] 7:22 Chris[3] 5:5 10:12,13
100-foot[1] 9:1 attorney[z] 5:7 11:7 daycare[s] 11:12,24 12:5
Academy[i] 11:12 audience[z] 4:14 16:7 citizens[1] 14:20 14:19 16:3
1107A[1] 2:15 access[12] 8:5,9,14,20 August[1] 19:17 city[14] 1:7 2:10,17 4:19 Daycare/Preschool[1]
123[1] 11:7 13:12,22,24,24 14:2,4,6 4:21,22 10:20,22,23 14:21 11:1
available[2] 12:20 13:13
13-foot[1] 9:10 15:13 15:21 16:12,13,15 daytime[1] 11:21
14[1] 1:11 accommodate[2] 12:4 aye[3] 3:15 4:4 18:11 clad[1] 12:24
18[1] 19:6 17:13 ayes[3] 3:17 4:6 18:13 CLARENCE[1] 2:7 13described[4] 5:14 6:8
accordingly iesi 14:7
183[1] 12:18 g y[ l 15:20 classification[2] 6:1 designate[1] 13:9
accounted[I] 14:11 -B- 9:1 designed[7] 12:3,9
-2- acres[2] 5:1,13 B-2[3] 16:15 17:7,16 Clayton[1] 11:9 13:12 14:22 15:1,17,20
20[z] 9:7 13:5 add[z] 10:5 17:24 B-3[5] 5:24 10:22,23 closed[1] 18:18 designing[1] 15:10
20-foot[i] 9:21 added[i] 12:12 11:23 12:1 closing[I] 18:9 detention[2] 10:1 14:10
2004[2] 1:11 19:17 adding[1] 17:11 basis[2] 7:5 9:8 combination[i] 7:20
detriment[1] 14:22
2004 04[1] 4:17 additional[1] 14:3 begin[1] 13:22 coming[1] 7:14 detrimental[1] 14:16
2004 09[1] 10:18 additions[1] 3:8 behalf[1] 2:17 comments[1] 17:23 develop[1] 13:22
2004 10[i] 16:10 adequate[1] 15:12 behind[2] 5:17 13:10 commercial[6] 8:13,18 development[7] 4:24
adjacent[z] 5:21 15:2 Behrens[1] 16:11 11:16 12:7 14:24 15:1 5:10 6:20 7:6 14:12 15:9
23.95[1] 5:1 benefit[2] 6:24 14:20 commission[4] 1:6 15:19
24[1] 5:13 adjoining[�] 12:15 14:13 15:24 16:5
adjourn[1] 18:5 berm[4] 12:7,9,11,14 diminish[1] 15:6
_ admit[1] 10:2 better[1] 5:16 communities[1] 7:15 DINA[1] 2:11
-3 after-school[2] 11:13 between[2] 8:12 9:10 Company[1] 5:21 Direct[1] 10:23
3[2] 16:10 19:6 12:20 BILL[1] 2:8 compatible[1] 15:12 direction[1] 19:9
30-foot[z] 9:4,9 again[z] 6:4 15:10 bit[2] 6:10 7:8 complying[1] 10:3 directly[1] 17:1
33-foot[1] 9:21 agency[1] 17:8 black[1] 12:23 computer-aided[1] discuss[1] 10:15
34[1] 13:24 agenda[1] 10:17 blank[1] 9:9 19:8 discussion[1] 4:3
ages[3] 12:18 13:1,2 brick[2] 7:20,23 concept[3] 5:12 6:20,22 district[s] 10:24 12:1
-4- agreeing[1] 9:24 Bridge[3] 2:15 16:17 concerns[i] 10:12 15:23 16:14,16
42[1] 6:20 agricultural[3] 4:22 6:2 17:1 configuration[1] 6:22 division[1] 7:22
42-lot[1] 6:23 6:5 bring[1] 13:16 conflict[1] 9:19 documentation[1] 5:9
43-foot[1] 9:13 ahead[1] 3:1 buffered[1] 15:2 conform[1] 15:22 done[2] 17:10,20
47[s] 5:2,14,21 8:15,19 allow[1] 16:2 building[13] 6:21 9:18 congestion[1] 15:18 draft[1] 17:9
along[2] 6:12 7:2 11:17 12:2 13:6,8,10,20 connectability[1] 7:2 drainage[1] 7:3
-5- amount[] 7:1 14:5,11 16:217:2,12 connecting[3] 8:4,11 Drive[1] 11:3
buildings[2] 12:14 15:4 8:14
50[1] 12:13 ample[1] 9:23 drives[1] 14:6
analysis[1] 6:7 built[1] 7:18 consists[1] 4:24 driveway[3] 9:12,13,22
ANNE[i] 2:6 Burnside[1] 4:18 construction[1] 11:18 driveways[z] 7:13,14
-6- business[6] 5:24 10:23 consultant[1] 5:6
60560[�] 2:16 annexation[1] 4:20 10:24 15:10,11 16:15 contact[I] 6:17 DU[1] 19:2
answer[z] 10:9 16:4 duly[i] 4:15
6:30[2] 12:21,22 business-related[1] contemplate[1] 17:11
appeared[1] 2:17 17:4 duplex[2] 4:23 6:20
6th[1] 19:17 Apple[I] 17:5 conversation[1] 8:10
applicant[1] 11:10 _C_ comer[i] 11:2 -E-
-7- Corp[1] 6:18
application[5] 4:19 C.S.R[2] 1:11 19:4 easel[1] 5:18
708[1] 11:15 7:24 9:23 10:20 16:11 corrections[1] 3:8
71 [3] 5:1,14,20 approach[1] 7:16 car[i] 13:19 counsel[1] 19:12 east[2] 11:15 17:3
7:00[1] 1:12 approval[3] 5:13 9:6,6 Cara[i] 16:10 County[11] 1:3 4:20,22 egress[1] 15:17
approve[i] 3:9 cedar[z] 7:21,23 5:2 6:3,5 10:21 11:3 16:12 emergency[2] 8:6,8
-8- approved[2] 12:9 15:21 center[6] 7:1312:5 13:12 16:17 19:2 employees[1] 13:11
13:23 14:3,19 couple[1] 17:4 enclosed[1] 12:23
80-foot[1] 9:2 architectural[2] 7:9,17 certainly p] 15:6 Court[1] 17:6 end[2] 10:16 14:1
800[1] 1:12 architecture[z] 7:5,9 certify[z] 19:5,12 covers[i] 12:18 Engineer[1] 2:10
801 [2] 16:16,24 area[ii] 6:19 11:16 12:6 chain-link[1] 12:24 creek[1] 6:10 enjoyment[1] 14:23
12:15,23 14:24 15:1,10
15:11 17:14 18:1 chairman[4] 2:2 5:4,14 CROUCH[1] 2:3 enrichment[2] 11:13
-A- areas[3] 8:18 13:9 15:2 8:7 12:20
chance[2] 3:6 8:17 entertain[1] 3:22
DepoCourt Reporting Service Index Page 1
(630) 983-0030
City of Yorkville - Hearing Multi-Page TM equipment - point
July 14, 2004
equipment[1] 13:1 Green[5] 2:5 3:10,11,23 merge[1] 8:19 onto[2] 8:19 13:24
Estates[1] 5:22 3:24 -J- met[1] 8:3 open[1] 7:1
evening[3] 5:6 11:6,9 Greg[a] 16:18,23 17:17 J[a] 1:10 2:15,16 19:4 MICHAEL[1] 2:3 operate[1] 13:7
17:23
evergreen[2] 12:12,13 JACK[1] 2:4 MidAmerican[1] 17:2 operating[1] 15:16
everybody[1] 3:6 ground[1] 15:16 Jeff[2] 5:6 10:4 might[1] 13:2 operation[i] 12:21
Exactly17:19 Group[1] 11:10
[1] MIKE[1] 2:9 operator[1] 11:11
Joe u] 9:15 P
examples[1] 7:18John[4] 2:10 11:5,6 16:8 minimize[2] 14:22 opportunity[2] 7:12 8:2
except[1] 15:23 _g_ joined[1] 11:8 15:17 Opposed[3] 3:18 4:7
exceptions[1] 16:1 hand[z] 4:13 19:17 Jones[a] 2:4 3:12 4:1,2 minor u] 8:4 18:14
Excuse[1] 5:15 handed[1] 17:17 July[1] 1:11 minute[1] 2:11 opposing[1] 7:13
handicap[1] 17:12 minutes[2] 3:7,9 order[2] 3:3 8:17
-F- happy[1] 16:4 -K- mirror[1] 7:14 ordinance[1] 11:24
facility[6] 12:1,17 13:4 hate[1] 10:2 Kendall[u] 1:3 4:20,22 mixture[1] 7:22 original[1] 11:16
13:6,18 16:3 health[1] 14:17 5:2,2 6:3,5 10:21 11:3 modify[1] 15:24 otherwise[11 15:22
fact[2] 12:10 14:18 hearing[ii] 3:8,14,22 4:3 16:12,17 Monday[1] 12:22 outcome[1] 19:15
fair[1] 15:7 4:11,17 10:12 16:8 18:10 KERRY[l] 2:5 most[2] 7:4,15 outside[z] 12:6,22
18:10,18 g motion[5] 3:9,14,22 4:3 overall[1] 15:19
familiar[1] 11:14 kindergarten[1] 13:4
hearings[2] 10:17 18:6 18:5
Family[1] 16:14 known[1] 7:17 owners[2] 5:8 18:1
Heartland[a] 11:16 moved[5] 3:10,11,23,24 ownership
Farm[1] 1:12 14:12 15:14,19 KRAMER[2] 2:15,16 18:7 [ ] 13:7
Farmstead[1] 11:3 height[1] 12:11 MS[3] 2:6,11 18:8 _
favor[a] 3:14 4:4 18:2 help[1] 12:14 -L-
must[1] 14:13 -P
18:10 hereby[1] 19:5 landscaping[i] 12:12 p.m[2] 1:12 12:22
favorable m 17:16herein[1] 18:20 Lannert[s] 5:4,5 10:7,9 -N-
feet
[�] ]9:2
feet[z] 12:3,11 hereunto[1] 19:16 10:14 _N Pages[1] 19:6
fence[1] 12:24 Himan[z] 5:6 10:6 large[3] 7:1 12:7 13:7 name[2] 5:5 16:21 Parents[1] 13:14
fenced[1] 12:6 Hobson[2] 10:19 11:9 last[a] 3:7 6:8 7:7 8:7 Naperville[1] 11:8 park[2] 13:11,15
few[z] 8:4 18:1 HOLDMAN[2] 2:7 LAW[1] 2:15 Neal[2] 1:11 19:4 parking[s] 13:5,12,15
filed[3] 4:18 10:20 16:11 18:7 leave[2] 13:17,20 need[1] 12:1 17:11,13
final[1] 9:6 Hollow[2] 10:19 11:10 Lee[1] 11:10 needs[1] 17:13 Parkway[1] 11:15
finalized[1] 8:22 Homes[1] 4:18 lighter[1] 11:20 neighborhood[1] 8:14 part[2] 11:16 15:14
finally[1] 15:21 hour[1] 1:11 Lighthouse[1] 11:12 new[1] 17:1 particular[a] 7:1,16,24
findings[1] 14:14 hours[1] 12:21 LINDBLOM[24] 2:2 next[1] 17:21 16:2
first[2] 4:16 14:15 Hughes[2] 8:11,21 3:1,5,11,13,18,21,24 4:2 nice[1] 6:14 parties[2] 4:12 19:13
flows[1] 6:11 4:7,10,16 5:15 10:11,15 nonconforming[1] path[1] 7:3
following[1] 14:9 _l_ 16:6,10,21 17:17,22 18:4 8:24 PC[3] 4:17 10:18 16:10
18:9,14,17 none[6] 3:8,14 4:3 10:12
foot[1] 9:7 people[1] 5:17
Illinois[11] 1:2,13 2:16 located[2] 11:1 16:16 16:8 18:10
footprints[1] 7:10 4:20 5:2 10:21 11:4,8 location[2] 6:13 14:19 nor[z] 19:13,14 permit[1] 12:2
foregoing[1] 19:9 16:13,18 19:1 personal[1] 19:9
look[1] 3:6 normal[1] 15:8
forest[2] 5:22 6:3 images[1] 7:14 petition[1] 18:3
Fox[1] 17:3 immediate) 5:23 looked[z] 14:15 15:18 north[a] 6:1 14:1 16:17 petitioner[3] 5:3 11:5
Friday[1] 12:22 13:5 Y[2] looking[2] 6:13 14:13 16:24 16:11
m edin lots[3] 6:219:2,2 northwest[1] 6:5
i
front[a] 7:12 9:4 13:5 impeding[1] 15:8 petitioners[2] 4:18
LUCIETTO[2] 2:6 notice[1] 13:23 10:19
17:12 importantly[1] 7:4 18:8 now[3] 4:10 12:11 18:18 Phillipchuck[a] 11:6,7
front-loaded[1] 9:11 Inc[2] 10:19,19 Lynette[2] 1:10 19:4 number[1] 12:16 16:7,9
frontage[1] 7:2 increase[1] 15:5 picking[1] 13:18
full[1] 13:24 increased[1] 12:10 _M_ -O- piece[z] 5:11 6:9
indicated[1] 15:14 lace[s] 14:6,8 15:13,16
-G- informal[1] 8:10 Marker[2] 10:18 11:9 objected[1] 18:2 P
materials[1] 7:23 objection[1] 18:9 19:11
Game[1] 1:12 Ingemunson[s] 16:19 plan[1s] 1:6 5:9,12 6:20
garage[3] 7:10 9:9,11 16:23,23 17:19,24 matter[1] 1:10 obtain[2] 9:5 12:1 6:21,22 9:22 12:5 13:21
ingress[1] 15:17 maximum[1] 12:16 occupy[1] 11:17 14:8,12 17:9,9,18,20
Gary[2] 5:7 10:7
injurious[1] 14:23 may[2] 15:24 16:5 off[3] 8:15 9:18 14:2
general[2] 14:17 16:15 planned[s] 4:23 5:10 7:5
Generally[1] 10:4 interested[1] 19:14 McDonald's[1] 8:15 office[2] 11:20 17:2 15:19,23
Geneva[1] 7:19 interior[1] 12:4 McHugh[2] 11:2 14:3 officed[1] 11:7 planning[1] 5:5
GIPS[1] 2:11 issue[1] 9:14 meeting[7] 1:6,9 3:3,7 OFFICES[1] 2:15 plans[z] 8:8,22
issues[3] 8:4 10:1,2 8:9 9:3 18:17 Oil[z] 5:21 6:12 plantings[1] 12:13
goes[1] 9:12 member[1] 13:17
one[1] 7:8 item[2] 10:17 16:10 one[6] 7:10,11 13:7 16:14 play[3] 12:6,23,24
g items[1] 15:15 members[1] 4:14 17:12 18:2 point[1] 4:11
Good[1] 11:6
DepoCourt Reporting Service Index Page 2
(630) 983-0030
l
City of Yorkville - Hearing Multi-Page' points - zoning
July 14, 2004
points[1] 14:4 represent m 5:7 showing[2] 8:5 9:4 sympathetic[1] 8:20
preliminary[2] 5:9 8:8 request[3] 7:6 8:7 9:8 shown[i] 14:7 -V-
premises m 13:21 requesting[3] 4:20 shows[3] 6:20,21 12:5 -T- Valley[1] 17:3
present[z] 2:1 15:3 10:21 16:13 side[i] 7:11 taker[i] 2:11 value[z] 15:5,7
presentation[i] 10:4 requirements[2] 9:3 side-yard[i] 9:3 tanning[i] 17:4 various[2] 12:24 13:1
preserve[4] 4:18 5:22 10:3 siding[i] 7:21
residence[3] 4:23 16:14 Taylor[2] 5:7 10:8 vehicles[i] 8:6
6:4,15 17:6 significance[i] 7:4 telephone[i] 8:10 Veterans m 11:15
pretty[i] 6:8 signify[3] 3:15 4:4 18:11 ten[1] 17:11 via[i] 19:8
previously[z] 15:21 residences[2] 11:22 sin le-family 15:2
19:11 15:3 g amY[�] terms[7] 5:24 6:19 7:8 view[i] 6:12
residential[2] 12:8,15 site[9] 6:7,13,14 12:5 8:4,8,24 9:11 Villas[i] 4:17
proceedings[4] 1:9 13:21 14:7 17:8,9,18 thank[6] 4:16 10:13,14
18:19 19:6,10 residents m8:17 vinyl[i] 12:23
9:15[i] six[3] 12:11,18,19 16:8,9,19
product m 8:1 resolution vote[i] 17:16
professional[i] 17:20 resolve[i] 9:19 slated[i] 15:11 thereof[i] 19:15
10:1[i] small[i] 6:9 thereupon[�] 4:15
program m 11:13 resolving -W-
somewhereP gr response[3] 3:20 4:9 [�] 8:13 THOMAS[�] 2:2
programs[i] 12:20 P wall[i] 9:9
18:16 south[7] 2:15 5:1,14,20 three m 4:12
progresses[i] 14:3 6:3 17:1,5 three-bedroom m 8:1 water m 11:7
restoration[1] 6:19
project[5] 7:16,18 8:3 southeast m 11:2 three-foot p] 12:9 ways m7:3
8:12,13 result[i] 15:6 week[i] 17:21
properties[2] 14:24 15:9
space[�] 7:2
rezone[i] 16:24 P through[3] 6:11 12:22
property[15] 4:24 5:11 rezoning[3] 4:21 10:22 spaces[2] 13:5 17:11 19:6 weeks m 12:19
5:20 6:11,12 11:1,15,23 16:13 Speak[1] 11:4 Title[2] 13:10 17:2 welfare[i] 14:18
12:7,8 14:1 15:5,7 16:16 Richard[i] 10:18 speaking[1] 5:3 Tom m 8:21 west[6] 5:1,14,20 6:2,4
18:1 right[2] 4:13 18:4 special[4] 10:24 14:14 too[1] 17:14 14:2
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DepoCourt Reporting Service Index Page 3
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UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, AUGUST 11,2004
Chairman Tom Lindblom called the meeting to order at 7:03 p.m.
ROLL CALL
Members present: Clarence Holdiman, Ann Lucietto, Sandra Adams, Brian Schillinger,
Jack Jones, Michael Crouch and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; City Administrator Tony Graff; City
Planner Mike Schoppe; Lynn Dubajic, Yorkville Economic Development Corporation;
Maryalice Lundquist; Bonnie Hagerty; Peggy Miller; Paul Miller; Shawn Domark;
Marvin DeLahr; Bob Gamrath; Pete Huinker; David Schultz; Dan Waitt, Beacon News;
Kristine Liptrot; Richard Scheffiahn; Ed Peterson; John Wyath; and Christopher
Kopecky.
MINUTES
Minutes from the June 23, 2004 joint Plan Commission and City Council meeting were
approved.
Minutes from the July 14, 2004 Plan Commission were approved.
PUBLIC HEARINGS
1. PC 2004-14 Swanson Lane Estates: Gordon and Marcia Swanson, petitioners, have
filed an application with the United City of Yorkville requesting annexation and rezoning
from Kendall County A-1 Agricultural and R-3 One-Family Residence District to the
Estate Class One-Family Residence Planned Unit Development.
See attached.
NEW BUSINESS
1. PC 2004-14 Swanson Lane Estates
Commissioner Anne Lucietto said the only issues up for consideration at this time are
annexation and zoning. All of the other issues mentioned at the public hearing are to be
addressed later.
Lucietto made a motion to recommend approval of annexation for PC 2004-14.
Commissioner Sandra Adams seconded the motion. The motion was unanimously
approved in a roll call vote. Clarence Holdiman, Anne Lucietto, Sandra Adams, Brian
Schillinger, Jack Jones, Michael Crouch and Tom Lindblom voted yes.
Page 2 of 3
Commissioner Michael Crouch made a motion to recommend approval of rezoning from
Kendall County A-1 and R-3 to the Estate Class One-Family Residence PUD.
Commissioner Jack Jones seconded the motion. The motion was unanimously approved
in a roll call vote. Lucietto, Adams, Schillinger, Jones, Crouch, Holdiman and Lindblom
voted yes.
Chairman Lindblom suggested city staff contact the property owners near the Swanson
Lane Estates property that would be surrounded by the City of Yorkville once the
annexation is approved. He said it would be appropriate to see if that property owner
would consider annexing to the city as well.
2. PC 2001-16 Fox Hill Unit 7 POD 10—Preliminary/Final Plat
Rob Gamrath said this is the last residential phase for the Fox Hill Subdivision.
Addressing staff comments,he said the owners are agreeable to making all of the changes
suggested by City Planner Mike Schoppe.
With respect to the deviations mentioned by Anna Kurtzman, Gamrath said they will seek
a PUD amendment for the deviations. He said he believes the deviations are warranted
because of the topography of the site. Of the 13-acre site, 3 acres have been dedicated to
the right of way also the expansion of Rob Roy Creek and the flood plain has taken
another 3 acres. They've been left with just a little more than 6 acres for residential
development,
Schoppe, meanwhile, said there are some engineering issues to be cleaned up that are not
related to the plat. Lindblom asked Schoppe to discuss the drainage easement between the
residential and commercial part of the property. To clarify it, Schoppe said part of Lot 12
is set aside to be a storm water management basin. To allow for maintenance by the city,
the city recommended 25 foot easements be put in place on the north side of Lot 12 that
be extended from Mulberry Lane east to the east end of Lot 12.
Jones asked why the developers are asking for 25-foot front yard setbacks instead of 30.
Gamrath said they're seeking the reduced setback because of the developable land
they've lost due the to widening of Eldamain Road and the widening of the access point
to match up to the access point to the subdivision across the street in Plano.
Jones said he thinks 30 feet almost isn't enough. At 25 feet,the home would be stacked
on the street,he said. Commissioner Sandra Adams suggested the developers reconfigure
the plan to meet city standards.
Gamrath said engineers worked with the city staff very closely and looked at multiple
configurations. He said this was the best plan possible. He also pointed out that the
number of units in the plan originally started at 96 and has been reduced to 72.
Jones asked if the deviation of the setback was more aesthetic or mechanical. Shoppe said
it's more aesthetic. Mechanically speaking the 25-yard setback works.
Page 3 of 3
Commissioner Brian Schillinger said the 25-foot setback really concerns him. He said
when he parks a his truck in his own driveway,there's barely room to spare. With the
reduced setback, he fears vehicle parked in the driveway would extend past the sidewalk.
Schoppe said the porch hangs out to 25 feet, but the garage setbacks are farther. He added
that the commissioners could put a stipulation into their motion that 25-foot setbacks
were okay but the garages must be setback 30 feet.
Lindblom, however, said without any architectural drawings to look at or to use as
reference, the commissioners' hands are tied. He recommended the Plan Commission
recommend approval of the request, but make sure the concerns are stipulated.
Adams said the Plan Commission should wait until the issue comes back. However,
Kelly Kramer, representing the city attorney's office, said the issue won't come back. She
said it will go to the City Council.
Gamrath said the developers have agreed to very strict architectural guidelines in the
PUD. Although they don't have a builder lined up yet, they've looked at specific
architectural layouts.
But Schillinger said if the developer doesn't have a specific builder, then they don't have
to ask for varied setbacks.
Jones said this is the only time the Plan Commission has to make its position known. He
said the developer needs to stick to 30 feet for the setbacks.
Crouch made a motion to recommend approval for PC 2001-16 preliminary and final
plat. Lucietto seconded the motion. The motion unanimously failed in a roll call vote.
Adams, Schillinger, Jones, Crouch, Holdiman, Lucietto and Lindblom voted no.
ADDITIONAL BUSINESS
Schoppe said it is time to schedule the next joint City Council and Plan Commission
meeting. The meeting was tentatively set for 7 p.m. Sept. 17. He said he would take the
possible date to the City Council for its opinion.
The meeting adjourned at 8:04 p.m.
Minutes respectfully submitted by Dina Gipe.
UNITED CITY OF YORKVILLE
PLAN COMMISSION
August 11 , 2004 - 7 : 00 p . m.
800 Game Farm Road
Yorkville, Illinois 60560
TRANSCRIPT OF PROCEEDINGS in the
above-entitled cause before the United City of
Yorkville Plan Commission, taken before Adrienne
A . Bowen, RPR, CSR in the State of Illinois on the
11th day of August , 2004 , at 7 : 00 p . m.
PLAN COMMISSION :
Ms . Sandra Adams
Mr . Michael Crouch
Ms . Dina Gipe
Mr . Clarence Holdiman
Mr . Jack Jones
Mr . Tom Lindblom
Ms . Anne Lucietto
Mr . Brian Schillinger
Mr . Mike Schoppe
Mr . John Justin Wyeth
D-722004
'2.2)---
DEPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
www.depocourt.com
United City of Yorkville Plan Commission
2
1 ALSO PRESENT :
2 Mr . Shawn Domark
3 Mr . Christopher Kopecky
4 Ms . Kristine Liptrot
5 Ms . Maryalice Lundquist
6 Mr . Paul Miller
7 Mr . Edward Peterson
8 Mr . John Whitehouse
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
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1 (Whereupon, the following
2 proceedings were held in
3 an open forum. )
4 CHAIRMAN LINDBLOM : Okay . I ' d like to
5 officially call the meeting to order .
6 Can I please have roll call , please .
7 MS . GIPE : Carrie Green?
8 Clarence Holdiman?
9 MR . HOLDIMAN : Here .
10 MS . GIPE : Anne Lucietto?
11 MS . LUCIETTO : Here .
12 MS . GIPE : Bill Davis ?
13 Sandra Adams?
14 MS . ADAMS : Here .
15 MS . GIPE : Brian Schillinger?
16 MR . SCHILLINGER : Here .
17 MS . GIPE : Jack Jones ?
18 MR . JONES : Here .
19 MS . GIPE : Michael Crouch?
20 MR . CROUCH : Here .
21 MS . GIPE : Tom Lindblom?
22 MR . LINDBLOM : Here .
23 CHAIRMAN LINDBLOM : Okay . We do have a
24 quorum . I trust everybody has had a chance to
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1 look at the previous two sets of minutes . We have
2 a June 23rd Joint Meeting of City Council and Plan
3 Commission . Are there any questions or
4 corrections to that ?
5 Is there a motion to approve the
6 June 23rd minutes?
7 MR . SCHILLINGER : I make a motion to
8 approve .
9 CHAIRMAN LINDBLOM : Is there a second?
10 MS . ADAMS : Second .
11 CHAIRMAN LINDBLOM : Motions have been
12 cited . Further questions on the motion?
13 A hearing on those in favor signify
14 by saying aye .
15 THE COMMISSION : Aye .
16 CHAIRMAN LINDBLOM : Opposed?
17 The motion is approved .
18 The minutes from the Planning
19 Commission of July 14 , 2004 , any corrections or
20 additions to that ?
21 MR . CROUCH : Move to approve .
22 CHAIRMAN LINDBLOM : Okay . Motion by
23 Crouch .
24 Second?
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1 MR . HOLDIMAN : Second .
2 CHAIRMAN LINDBLOM : Second . Any
3 questions on the motion?
4 A hearing on those in favor signify
5 by saying aye .
6 THE COMMISSION : Aye .
7 CHAIRMAN LINDBLOM : Opposed?
8 That motion passes .
9 First item on the agenda is a public
10 hearing . Do I have a motion to open the public
11 hearing?
12 MR . LUCIETTO : Here .
13 CHAIRMAN LINDBLOM : Questions on the
14 motion? Those in favor signify by saying aye .
15 THE COMMISSION : Aye .
16 CHAIRMAN LINDBLOM : Opposed?
17 We now open the public hearing .
18 The first item in the public
19 hearing -- the only item in the public hearing is
20 PC 2004 -14 , Swanson Lane Estates : Gordon and
21 Marcia Swanson, petitioners , have filed an
22 application with the United City of Yorkville,
23 Kendall County, Illinois , requesting annexation to
24 the United City of Yorkville and rezoning from
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United City of Yorkville Plan Commission
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1 Kendall County A-1 Agricultural and R-3 One-Family
2 Residence District to United City of Yorkville
3 Estate Class One-Family Residence Planned Unit
4 Development .
5 The real property consists of
6 approximately 14 . 49 acres , at 3150-A and 3150-C
7 Cannonball Trail , Bristol Township, Kendall
8 County, Illinois .
9 With that said, can I ask that
10 anybody that wishes to address the Planning
11 Commission, please stand and raise your right hand
12 for the oath of public hearing .
13 ( The public witnesses were
14 thereupon duly sworn . )
15 CHAIRMAN LINDBLOM : Thank you .
16 At this time , I would ask Mr . Schoppe
17 to make a couple comments about this petition .
18 MR . SCHOPPE : I just wanted to clarify
19 what it is that is being asked of the Planning
20 Commission tonight relative to Swanson Lane
21 Estates . You received a good bit of information ,
22 a pretty complete packet of information to
23 describe what is being considered .
24 The application -- if you ' ve
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1 noticed, they are asking for annexation and
2 rezoning tonight , rezoning to an R-1 PUD .
3 Although they ' ve done a site plan and submitted
4 that , they ' re not asking for preliminary plan
5 approval of it tonight .
6 What they -- if they are granted the
7 annexation and rezoning, then they ' ll be bringing
8 preliminary plans , preliminary engineering, and
9 landscape plans forward . Those documents would
10 come back to the Planning Commission for your
11 review and recommendation on those plans at
12 another time, presumably in September .
13 Okay . So the action tonight is just
14 annexation and rezoning . I handed out an aerial
15 to everybody just to get an idea of the
16 surrounding uses and the wooded nature of the
17 property, the single-family areas to the north .
18 So I just wanted to put that in context .
19 And with that , we can turn back to
20 the petitioner .
21 CHAIRMAN LINDBLOM : Mike , clarify
22 something for me . R-1 is estate planning; is that
23 correct?
24 MR . SCHOPPE : That is our estate
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1 district , yes .
2 CHAIRMAN LINDBLOM : Okay . With that
3 being said, Chris , will you be presenting for the
4 Swanson family?
5 MR. KOPECKY : I hope you all have a copy
6 of the preliminary plans .
7 CHAIRMAN LINDBLOM : Just for the record,
8 your name .
9 MR . KOPECKY : Oh, I ' m sorry .
10 Christopher Kopecky; Lord, Bissell & Brook;
11 attorney for the petitioners , Gordon and Marcia
12 Swanson .
13 I hoped they were going to be here
14 tonight , but they were unable to attend, so I will
15 be here presenting on their behalf , and happy to
16 answer any questions you have after I give just a
17 brief presentation as to exactly what it is that
18 we ' re seeking .
19 As was already pointed out , we ' re
20 seeking annexation and rezoning to the estate
21 district and special use for a planned
22 development .
23 Just for the record, I ' m going to go
24 ahead and submit an affidavit that mailing was
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1 made to all property owners within 500 feet of the
2 property by certified mail , return receipt
3 requested . That was about 90 -- 90 persons or
4 entities entitled to notice . And I received
5 responses from a couple of people, none of which
6 were negative . And, perhaps , we have others who
7 are here in the audience as well tonight , but I
8 would just like to submit that .
9 Okay . As was indicated, it is
10 approximately a 14 -and-a-half-acre parcel . What
11 the petitioners intend to do is to create five
12 lots . And there is one existing home on the
13 property, which is what would be lot 3 . That is
14 the home of the petitioners ' .
15 The access to the subdivision would
16 be along Boomer Lane , which will be dedicated, and
17 then access to the internal lots of the planned
18 development will be via private road, Swanson Lane
19 Estates .
20 The reason why they ' re seeking this
21 type of development with a private road is the
22 unique nature of the property . It ' s a relatively
23 pristine site with heavily-wooded and a lot of
24 mature trees . I haven ' t seen the aerial that was
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United City of Yorkville Plan Commission
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1 provided, but hopefully that will give you an
2 impression of what the site is like .
3 Again, we ' re requesting a planned
4 development , estate planned development ordinance
5 because of the uniqueness of the property and
6 natural vegetation on the property . The proximity
7 of the creek, that requires certain variances from
8 the ordinances , both the subdivision ordinance
9 and, also , in some cases I think we ' re going to
10 seek variances from the landscape ordinance .
11 I ' m going to talk just real briefly
12 about some of the variances we ' re seeking , and
13 then I ' m going to turn it over to Ed Peterson, who
14 is going to talk just very briefly about some
15 services they ' re going to be providing on the
16 property . I know that that ' s not in front of you
17 tonight and that we ' re really just talking about
18 annexation and zoning, but I just wanted to give
19 you a feel for what we anticipate to do --
20 anticipate doing .
21 The variances , I think, are laid out
22 in some detail in the statement that we attached
23 to the applications . I believe it ' s Exhibit D,
24 the application . I ' m going to run through them
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1 briefly and give you justification as to why we
2 think that that is appropriate in this instance .
3 The first , I already touched on, is
4 a private road . The idea behind that is to
5 minimize the amount of pervious surfaces and also
6 to maintain the trees that are already existing on
7 the property .
8 In some cases your standard
9 easements aren ' t going to work because there is a
10 creek in the rear of some of these lots . The
11 easement at the creek probably doesn ' t make any
12 sense .
13 What we anticipate doing is bringing
14 utilities down Boomer Lane into the subdivision
15 through the right-of-way for the private road .
16 But we ' re going to work with staff to make sure
17 they have the appropriate easements in place that
18 they feel are necessary .
19 Because of the nature of the
20 property, again, we ' re going to ask for a variance
21 on the sidewalk requirement . It ' s sort of a dead
22 end, and any foot traffic can probably be
23 accommodated along the roadway itself .
24 There are a couple other variances
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1 we are seeking . One relates to the street lights ;
2 although, I understand that 'from some preliminary
3 conversations with the City telling me that there
4 might be some requirements for street lights , but
5 probably not other than what would be required
6 under the ordinances .
7 Sewers , we intend to provide septic
8 fields . And the reason for that is that due to
9 the elevation of the property sloping
10 significantly from the existing sewer lines , to
11 develop the property so that it could be served by
12 sewers that would require lift stations , which
13 would be prohibited for the development .
14 Finally, the last thing that we
15 touched on is the yard requirement , and there ' s a
16 50-yard minimum frontyard requirement . Here ,
17 we ' re going to have a 50-yard setback, but it ' s
18 going to be from the private road . Again , this is
19 a function of the topography of the property and
20 the existing vegetation that ' s on the property and
21 efforts to conserve the existing vegetation .
22 The last thing I had noted, I think,
23 in the packet was a variance for the landscape
24 ordinance . But in conversations with the planner
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1 and the attorney, we ' ve decided that we ' re going
2 to go ahead and go forward with -- we ' re going to
3 create a landscape plan and go ahead submit that .
4 Again, it will probably be somewhat
5 different . Street trees might not make a lot of
6 sense here because of the nature of the property .
7 That is an overview . I ' m going to
8 ask Ed Peterson from LandMark Consulting, who is
9 the engineer on the project , to just speak briefly
10 about some of the utilities , the road, water . And
11 I touched on the sewers already; but basically,
12 the road and water, and how the service is going
13 to be had .
14 MR . PETERSON : Edward Peterson , LandMark
15 Consulting PC, consulting engineer and surveyor .
, 16 Chris did an excellent job of
17 describing what I was going to say . Briefly,
18 since we ' re not looking for preliminary
19 engineering approval at this point , I ' m just
20 going to go over some of the things he already
21 brought up .
22 Most notably, on this side , I think,
23 what ' s probably most interesting is the fact that
24 we ' re asking for private septic systems on these
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1 lots , and most notably on lots 4 and 5 .
2 I ' ve consulted with the Kendall
3 County Health Department on this issue , and they
4 agree that it would be possible to put septic
5 fields on lots 4 and 5 , probably with a raised-bed
6 type system since they require less --
7 CHAIRMAN LINDBLOM : Ed, excuse me just a
8 second . Can we put your drawing on the easel so
9 that people in the audience can see what you ' re
10 talking about .
11 (Whereupon , a drawing was
12 made available to the
13 general public ' s view . )
14 CHAIRMAN LINDBLOM : We have copies here .
15 The people in the audience may not . Just for
16 people in the audience -- you may not be able to
17 see . This is lot 1 . This is lot 2 . This is lot 3 .
18 This is lot 4 . This is lot 5 . Okay .
19 MR . PETERSON : But basically, the main
20 challenge is septic fields on these two lots . And
21 I ' m not a septic field designer ; but I did consult
22 with the Kendall County Health Department , and
23 they did assure me that there would be some way
24 that we could get a mechanical system on these two
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1 lots .
2 Other than that , the only thing --
3 the other thing is the water main . We ' re going to
4 be bringing the water down Boomer Lane through
5 Swanson Lane . And then hopefully we ' re going to
6 be able to loop that through possibly Dover Court
7 to the east . The details of which we have not
8 finalized yet , but that is the intent of the water
9 distribution system .
10 And the last thing I wanted to touch
11 on was that we were -- as a part of this PUD, we
12 were going to request waiver of the stormwater
13 management requirement for this property due to
14 the unique nature of its existing topography and
15 lush vegetation and the low-lying floodplain in
16 the area .
17 That is about it . Do you have any
18 questions?
19 CHAIRMAN LINDBLOM : Okay . We ' ll come
20 back to questions for the Commission .
21 MR . KOPECKY : I would just add one thing
22 to what I was saying . The area below the
23 floodplain, there ' s going to be a conservation
24 easement . There won ' t be any filling or any
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1 modification in this area down here . And we ' ve
2 had some discussion with staff about the
3 possibility of even adding more vegetation in
4 there to compensate for the lack of formal
5 stormwater retention facilities on the property .
6 MR . SCHILLINGER : Is that lot 3 or
7 lot 5?
8 MR . KOPECKY : It ' s going to be the
9 whole -- across the whole back . There is lot 5
10 labeled here .
11 MR . PETERSON : There ' s the line . I
12 think there ' s vegetation already in place . I ' m
13 not sure if it shows up very well on your drawing
14 here , but a good portion of the south side of the
15 site is encumbered by heavy vegetation .
16 CHAIRMAN LINDBLOM : Okay . Thank you,
17 gentlemen .
18 Are there any questions , comments
19 from the audience? I will be happy to entertain
20 those at this time .
21 MR . MILLER: I would like to get sworn
22 in . I wasn ' t sworn in before .
23 CHAIRMAN LINDBLOM : Okay . We ' ll take
24 care of that .
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1 Please stand and raise your right
2 hand, please .
3 Anybody else?
4 (The public witnesses were
5 thereupon duly sworn . )
6 CHAIRMAN LINDBLOM: So with that being
7 said, I ' ll ask again if there are any questions or
8 comments from the public, please come forward and
9 state your name in the microphone and ask your
10 question .
11 MR. MILLER: My name is Paul Miller .
12 Did you mention something in regards to some
13 waterlines going through Dover Court?
14 MR . PETERSON : Correct .
15 MR . MILLER : How would that impact those
16 homes around that area?
17 MR . PETERSON : The waterline would run
18 up one of these side property lines . That is
19 normally how we do this . I ' m not sure that the
20 current easements are in place to do that, so
21 that ' s still a question that I have to the City
22 staff as to whether or not we can accomplish that
23 without existing utility easements on --
24 MR. MILLER: What ' s -- what ' s the
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1 likelihood of lot 3 becoming subdivided again?
2 MR . PETERSON : I can ' t answer that
3 question .
4 MR . MILLER : Sounds pretty good to me .
5 MR . KOPECKY : It ' s a possibility . The
6 covenants for this property are going to stipulate
7 that none of the lots be subdivided; again , except
8 that lot 3 could be subdivided in the future .
9 It ' s going to be a minimum -- the classification
10 is one and one acre .
11 MR . MILLER : How many acres are there?
12 MR . PETERSON : Currently, 6 . 42 on lot 3 .
13 MR . MILLER : So you could have six
14 additional lots in that area?
15 MR . KOPECKY : Well --
16 MR . PETERSON : This is all floodplain .
17 You can ' t build on that . So you could have an
18 additional three -- possibly three lots .
19 MR . KOPECKY : Our covenants restrict it
20 to a maximize of three lots .
21 CHAIRMAN LINDBLOM : Just to clarify
22 this , if the Swansons wish to do that , they have
23 to go through this process again?
24 MR . SCHOPPE : Yeah . Because the PUD
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1 would be specific to this plan if approved, so
2 they wouldn ' t subdivide it even though it may
3 still be in conformance . Because the amendment to
4 the PUD, that would have to go through the City
5 process again, unless , as part of this PUD
6 agreement that is going to be created, the
7 city grants that flexibility to them with the
8 original PUD .
9 CHAIRMAN LINDBLOM : Okay .
10 MR . MILLER: Now, there ' s one more lot
11 that ' s not discussed here that is going to be
12 built upon?
13 MR. KOPECKY : That ' s right .
14 MR . MILLER : Is this going to be into
15 the city or is that still staying outside the
16 city?
17 MR . KOPECKY : Well , my clients don ' t own
18 that . You would have to ask the City of Yorkville
19 what their intentions are . It ' s a lot that will
20 be entirely --
21 MR . MILLER: Land --
22 MR. KOPECKY : -- by the City of
23 Yorkville ; and therefore , subject to forcible
24 annexation if they decided that was something they
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1 would want to pursue .
2 CHAIRMAN LINDBLOM : My understanding is
3 that the property is not owned by the Swansons
4 right now .
5 MR . KOPECKY : That ' s correct .
6 MR . SCHILLINGER : Where is access to
7 that lot ?
8 MR . KOPECKY : Access to it right now is
9 over lot 1 , but it ' s going to be over Swanson
10 Lane . It shows in the proposed drawing -- the
11 drawing shows the proposed driveway .
12 MR . SCHILLINGER : They have an easement
13 agreement with the Swansons ?
14 MR . KOPECKY : They do .
15 MR . MILLER : And you feel you have to
16 put a septic system in there with that much in the
17 creek and floodplain?
18 MR . PETERSON : Yes , based on my
19 conversations with Kendall County Health
20 Department .
21 MR . MILLER : My questions have been
22 answered .
23 CHAIRMAN LINDBLOM : Thank you .
24 Somebody else care to ask questions
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1 of concern?
2 Yes , sir .
3 MR . DOMARK: My name is Shawn Domark,
4 and I live on lot 79 , which I consider us to have
5 one of the more nice views because on our lot we
6 actually back up to all of the Oak trees and
7 Hickory Nut trees that are on those adjacent to
8 lot 1 and the house that is being built on the
9 unmarked lot .
10 Mine is more of a comment than it is
11 a question, and I just -- speaking for -- I know
12 in the world of big business and big development ,
13 there ' s not a very big voice for the wildlife that
14 lives out there . I just want to try to let
15 everyone here know as a testament that my wife and
16 I spend many days watching deer and doe run back
17 and forth across those two lots ; foxes . There is
18 an abundance of wildlife that , you know, comes out
19 of the woods along Blackberry Creek and lives
20 along those lots .
21 I had hoped through this -- I knew
22 this was going to be essential , but I thought
23 maybe -- the City of Yorkville , I know, at one
24 point was looking to acquire riverfront property,
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1 you know, to preserve . And I had hoped at one
2 point , maybe , they had considered those lots to
3 preserve that area of Yorkville along Blackberry
4 Creek and not put it out for development .
5 So, you know, again, I just wanted
6 to state that I ' ve recorded 9 , 10 , 12 deer at a
7 time in those lots . It is a big habitat where
8 those proposals are , where those lots are going
9 to be .
10 So some of my concerns are , you
11 know, what these lots will do to that existing
12 wildlife as we continue to build .
13 CHAIRMAN LINDBLOM : Okay . Thank you .
14 MR . KOPECKY : I want to address that ,
15 briefly .
16 I appreciate your concerns . I would
17 just suggest to you this is a much less intense
18 development of this property than you could
19 potentially have . And there will be -- the
20 floodplain is very large and densely wooded . And
21 lot 30 , which is across the creek, there is
22 property that is also this subdivision which is in
23 the county down here where it is also property
24 that the petitioner once owned . They created
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1 observation easements for the whole lot 30 because
2 they were concerned -- they shared the same
3 concerns at that time .
4 CHAIRMAN LINDBLOM : Okay . Any other
5 questions or concerns ?
6 Yes , ma ' am.
7 MS . LUNDQUIST : My name is Maryalice
8 Lundquist , and my property backs up -- I back up
9 right to the Swanson ' s house, basically .
10 I guess my biggest concern now is --
11 he mentioned septic field . When we built our home
12 nine years ago, that was one of the attractive
13 points of our subdivision, there were city
14 services .
15 And I know he said that he ' s been
16 assured by the Kendall County Health Department
17 that all of this will go smoothly, but I think the
18 rest of us would like that also . You know, septic
19 can cause problems in many different ways , and I
20 would like to be assured myself that that won ' t
21 affect the rest of us .
22 CHAIRMAN LINDBLOM : Can we get your name
23 again .
24 MS . LUNDQUIST : Sure . It ' s Maryalice
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1 Lundquist .
2 CHAIRMAN LINDBLOM : Gentlemen , would you
3 care to comment about that?
4 MR . PETERSON : Like I said --
5 CHAIRMAN LINDBLOM : Is there any way of
6 assuring? I don ' t know how to do that .
7 MR . WHITEHOUSE : John Whitehouse ,
8 Engineering Enterprises , city engineer and
9 consultant .
10 Going through the preliminary plan
11 process , there will be a scientific soil
12 evaluation done on all of these lots by a soil
13 scientist that will have to prove to the Kendall
14 County Health Department that there is suitable
15 area on these lots for septic .
16 This is their proposal , but it will
17 have to be proven at a -- during that preliminary
18 plan stage that there is adequate area on each one
19 of those lots that ' s not only suitable soil but
20 that the groundwater is at a certain depth below
21 the bottom of the proposed fields and that there
22 are also setbacks from floodplain , et cetera,
23 et cetera .
24 So this may work; it may not . So
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1 it ' s all going to go through that specific --
2 CHAIRMAN LINDBLOM : There ' s a certain
3 process it goes through?
4 MR. WHITEHOUSE : Yes .
5 CHAIRMAN LINDBLOM : Does that help your
6 concern a little bit?
7 MS . LUNDQUIST : Yes .
8 CHAIRMAN LINDBLOM : Okay . Any other
9 concerns or questions ?
10 Yes , sir .
11 MR . DOMARK: I wanted to ask, too , of
12 the development . I know they talked about the
13 trees that were going to be on the property .
14 Are there going to be any
15 stipulations for somebody that might buy those
16 lots that the trees can ' t just be completely
17 removed? I mean, I think it would be crazy for
18 someone to do that . If they buy that property, I
19 would hope that ' s why they ' re buying it .
20 MR. KOPECKY : There are going to be some
21 restrictions on removal of the trees . But I think
22 the main -- I think you made the main point , the
23 reason why people are buying there is -- I think
24 you see on the existing -- you said you live right
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1 behind the home that is being built .
2 I can attest to whoever is building
3 that home -- I don ' t know who it is -- is building
4 right in the middle of the trees without
5 disturbing any of the trees . Maybe there were
6 some there prior to my seeing the site .
7 In answer to your question, yeah,
8 there are going to be some restrictions .
9 MR . DOMARK : Yeah . And the other thing
10 I noticed was that some of those trees are
11 beginning to decay because they haven ' t been
12 necessarily maintenanced .
13 You know, you start getting a lot of
14 dead wood on these Oak trees and they start
15 attracting infestation, and some of these trees
16 are naturally dying out . And I didn ' t know if
17 people will -- I don ' t know if there is anything
18 we can do to have someone come in there and clean
19 up all of these trees because they are one by one
20 starting to fall apart . I think they have longer
21 life potential than --
22 MR . KOPECKY : I don ' t think there ' s any
23 intention to have tree maintenance requirements .
24 CHAIRMAN LINDBLOM : The gentleman in the
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1 back of the room, will you please come forward and
2 state your name .
3 DR . RAPATT : My name is Dr . Thomas
4 Repatt (phonetic) . Do I need to be sworn?
5 CHAIRMAN LINDBLOM : You have not been
6 sworn?
7 DR . RAPATT : No .
8 CHAIRMAN LINDBLOM : Anybody have some
9 suggestions , let me know . Raise your right hand,
10 please .
11 (The public witness was
12 thereupon duly sworn . )
13 DR . RAPATT : I actually have a contract
14 on one of these lots , and I know the builder .
15 It ' s lot No . 2 . The builder next to me -- I can
16 guarantee you that there will be no cutting down
17 of any trees . We ' re going to do everything we
18 possibly can to preserve them and leave it as is .
19 His home is put in an area where he
20 didn ' t have to remove anything major . And he has ,
21 you know, every intent to keep that as beautiful
22 as possible , maintain it , maintenance of the
23 wooded area, and that ' s the reason why we ' re going
24 in there .
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1 Lot No . 2 has an area that ' s
2 actually an open spot , and that ' s where we ' re
3 going to basically put the home , you know, if it
4 eventually goes through, without evening removing
5 anything but maybe a branch and clean it up .
6 So I think it will actually look
7 better once the homes are in there and landscaped .
8 All the major trees , our intent is leaving, except
9 maybe for some brush here and there . So I think
10 you ' ll see an improvement versus it looking worse
11 back there .
12 CHAIRMAN LINDBLOM : Okay . Thank you .
13 Yes , ma ' am.
14 MS . LIPTROT : My name is Kristine
15 Liptrot . I live on the other side of the creek in
16 the Blackberry Creek subdivision . It would be
17 lot 9 .
18 It was mentioned that Gordon also
19 owns lot 30 , which is on the other side of the
20 creek . And I was just wondering with the
21 annexation if there ' s any intent at this time to
22 be annexing lot 30 into the City of Yorkville .
23 MR . KOPECKY : Not at this time .
24 CHAIRMAN LINDBLOM : Okay . Anybody else?
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1 Seeing no more hands, I would
2 entertain a motion to adjourn the public hearing .
3 MS . LUCIETTO : So moved .
4 MR . JONES : Second .
5 CHAIRMAN LINDBLOM : So moved a second to
6 adjourn the public hearing .
7 Any further discussion on the
8 motion?
9 A hearing on those in favor say aye .
10 THE COMMISSION : Aye .
11 CHAIRMAN LINDBLOM : Opposed?
12 Public hearing is now adjourned .
13 (Which were all the
14 proceedings in the Plan
15 Commission herein
16 transcribed . )
17 - - -
18
19
20
21
22
23
24
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1 STATE OF ILLINOIS
SS .
2 COUNTY OF KENDALL
3 I , Adrienne A . Bowen, RPR, CSR in
4 the State of Illinois , do hereby certify that I
5 reported in shorthand the proceedings had at the
6 Plan Commission of the above-entitled cause and
7 that the foregoing Report of Proceedings , Pages 1
8 through 31 , inclusive , is a true, correct , and
9 complete transcript of my shorthand notes so taken
10 at the time and place aforesaid .
11 I further certify that I am neither
12 counsel for nor related to counsel for any of the
13 parties to this suit , nor am I in any way related
14 to any of the parties to this suit , nor am I in
15 any way interested in the outcome thereof .
16 I further certify that my
17 certificate annexed hereto applies to the original
18 transcript and copies thereof, signed and
19 certified under my hand only . I assume no
20 responsibility for the accuracy of any reproduced
21 copies not made under my control or direction .
22
23
24
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1 In testimony whereof, I have
2 hereunto set my hand this 27th day of August ,
3 A. D . , 2004 .
4
51�(.ew '4 J: Hca
6 Ad enne A. Bowen, RPR, CSR
7 CSR No . 084 -004320
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
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abundance- 11:2, 11:17 bringing-7:7, clean-26:18, created-19:6,
0 21:18 approval-7:5, 11:13, 15:4 28:5 22:24
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084-004320- 9:17, 20:6 approve-4:5, Brook-8:10 comment- 22:4, 28:16
32:7 Access-20:8 4:8,4:21 brought- 13:21 21:10,24:3 creek-10:7,
accommodate approved- brush-28:9 comments- 11:10, 11:11,
I d-11:23 4:17, 19:1 build-18:17, 6:17, 16:18, 17:8 20:17,22:21,
accomplish- area-15:16, 22:12 Commission- 28:15, 28:20
1 -14:17,20:9, 17:22 15:22, 16:1, builder-27:14, 1:2, 1:10, 1:15, Crouch-1:16,
21:8,31:7 accuracy- 17:16, 18:14, 27:15 4:3,4:15,4:19, 3:19, 3:20,4:21,
10-22:6 31:20 22:3,24:15, building-26:2, 5:6,5:15,6:11, 4:23
11 -1:3 acquire-21:24 24:18,27:19, 26:3 6:20,7:10, 15:20, Csr-1:11,31:3,
11th-1:12 acre-18:10 27:23,28:1 built-19:12, 29:10, 29:15, 32:6, 32:7
12-22:6 acres-6:6, areas-7:17 21:8,23:11, 26:1 31:6 current-17:20
14-4:19 18:11 assume-31:19 business- compensate- cutting-27:16
14-and-a-half- action-7:13 assure- 14:23 21:12 16:4
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27:15,28:1 18:14, 18:18 attest-26:2 concerned- 26:14
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16:6, 18:1, 18:8, adjourned- August-1:3, certificate- 12:21 14:3, 14:22,
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3:10 below-15:22, 29:11 copies- 14:14, 31:21
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60560-1:4 5:23, 7:1,7:7, better-28:7 14:20 copy-8:5 19:11
7:14, 8:20, 10:18, big-21:12, chance-3:24 Correct- 17:14 discussion-
7 19:24,28:21 21:13,22:7 Chris-8:3, correct-7:23, 16:2,29:7
annexed- biggest-23:10 13:16 20:5, 31:8 distribution-
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15:6 appreciate- 10:14, 11:1, 13:9, Class-6:3 crazy-25:17 15:4, 16:1,22:23,
above-entitled 22:16 22:15 classification- create-9:11, 27:16
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27:13 6:3,7:17, 8:4 29:2, 29:6,29:9, 11:1 looking-13:18, 5:14, 29:2,29:8
drawing-14:8, Farm-1:4 29:12 Justin-1:20 21:24,28:10 Motion-4:22
14:11, 16:13, favor-4:13, heavily-9:23 loop-15:6 Motions-4:11
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during-24:17 filed-5:21 hereto-31:17 31:2 Lundquist-2:5, 17:9, 17:11,21:3,
dying-26:16 filling-15:24 hereunto-32:2 Kopecky-2:3, 23:7,23:8,23:24, 23:7, 23:22,27:2,
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easel-14:8 first-5:18, 11:3 home-9:12, 19:13, 19:17, 26:16
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16:15 13:2, 17:8, 27:1 idea-7:15, landscape- 28:8 north-7:17
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Engineering- 12:16 31:1,31:4 28:7 8:11 notes-31:9
24:8 function- impact-17:15 Lane-5:20, Maryalice-2:5, notice-9:4
engineering- 12:19 impression- 6:20, 9:16,9:18, 23:7,23:24 noticed-7:1,
7:8,13:19 future-18:8 10:2 11:14, 15:4, 15:5, mature-9:24 26:10
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24:23 granted-7:6 26:23 3:22,3:23,4:9, might-12:4, 23:12,24:18,
evaluation- grants-19:7 intentions- 4:11,4:16,4:22, 13:5, 25:15 26:19,27:14
24:12 Green-3:7 19:19 5:2,5:7,5:13, Mike-1:20, One-6:1,6:3,
evening-28:4 groundwater- interested- 5:16,6:15,7:21, 7:21 12:1
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28:4 guarantee- interesting- 14:14, 15:19, 16:21, 17:11, 6:1,6:3
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excellent- guess-23:10 internal-9:17 17:6, 18:21, 19:9, 18:4, 18:11, 5:10, 5:17,28:2
13:16 issue-14:3 20:2,20:23, 18:13, 19:10, Opposed-
except-18:7, H item-5:9, 5:18, 22:13,23:4, 19:14, 19:21, 4:16,5:7,5:16,
28:8 5:19 23:22,24:2, 24:5, 20:15, 20:21 29:11
excuse-14:7 habitat-22:7 itself-11:23 25:2,25:5,25:8, Mine-21:10 order-3:5
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existing-9:12, 17:2, 27:9, 31:19, J 28:12,28:24, minimum- 10:4, 10:8, 10:10,
11:6, 12:10, 32:2 29:5,29:11 12:16, 18:9 12:24
12:20, 12:21, handed-7:14 Jack- 1:18, 3:17 line-16:11 minutes-4:1, ordinances-
15:14, 17:23, hands-29:1 job-13:16 lines-12:10, 4:6,4:18 10:8, 12:6
22:11,25:24 happy-8:15, John-1:20,2:8, 17:18 modification- original-19:8,
16:19 24:7 Liptrot 2:4, 16:1 31:17
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14:22,20:19, Jones-1:18, live-21:4, most-13:23, 31:15
facilities-16:5 23:16,24:14 3:17, 3:18,29:4 25:24,28:15 14:1 outside- 19:15
fact-13:23 hearing-4:13, July-4:19 lives-21:14, motion-4:5, overview-13:7
fall-26:20 5:4,5:10,5:11, June-4:2,4:6 21:19 4:7,4:12,4:17, own-19:17
family-6:1, 5:17, 5:19,6:12, justification- look-4:1, 28:6 5:3, 5:8, 5:10, owned-20:3,
DepoCourt Reporting Service (630) 983-0030
3
22:24 Present-2:1 5:13 9:21, 11:4, 11:15, 5:4,5:14 5:20,5:21,6:20,
owners-9:1 presentation- quorum-3:24 12:18, 13:10, single-7:17 8:4, 8:12, 9:18,
owns-28:19 8:17 13:12 single-family- 15:5,20:9
presenting- R Road-1:4 7:17 Swanson's-
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19:5 previous-4:1 raised-bed- 17:17,21:16 24:12,24:19 27:12
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14:9, 14:15, 1:8, 31:7 12:8, 25:23, 4:7, 16:6, 20:6, south- 16:14
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26:17 3:2,29:14, 31:5 receipt-9:2 Schoppe- 1:20, 21:11 21:15
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13:14, 14:19, project-13:9 8:23 24:13 Ss-31:1 31:18
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17:17, 18:2, 7:17,9:1,9:2, regards-17:12 14:8, 29:5 16:2, 17:22 6:14, 17:5,27:12
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20:18,24:4 10:6, 10:16, 11:7, 31:13 4:24,5:1, 5:2, stand-6:11, Thomas-27:3
petition-6:17 11:20, 12:9, relates-12:1 29:4 17:1 three-18:18,
petitioner- 12:11, 12:19, relative-6:20 see-14:9, standard- 11:8 18:20
7:20,22:24 12:20, 13:6, relatively-9:22 14:17,25:24, start-26:13, Tom-1:18,3:21
petitioners- 15:13, 16:5, removal-25:21 28:10 26:14 tonight-6:20,
5:21,8:11,9:11 17:18, 18:6,20:3, remove-27:20 Seeing-29:1 starting-26:20 7:2,7:5, 7:13,
petitioners'- 21:24,22:18, removed- seeing-26:6 state-17:9, 8:14, 9:7, 10:17
9:14 22:22,22:23, 25:17 seek-10:10 22:6,27:2 topography-
phonetic-27:4 23:8,25:13, removing- seeking-8:18, State- 1:11, 12:19, 15:14
place-11:17, 25:18 28:4 8:20, 9:20, 10:12, 31:1,31:4 touch- 15:10
16:12, 17:20, proposal- Repatt-27:4 12:1 statement- touched-11:3,
31:10 24:16 Report-31:7 sense-11:12, 10:22 12:15, 13:11
plan-7:3,7:4, proposals- reported-31:5 13:6 stations-12:12 Township-6:7
13:3, 19:1,24:10, 22:8 reproduced- September- staying-19:15 traffic- 11:22
24:18 proposed- 31:20 7:12 still-17:21, Trail-6:7
Plan- 1:2, 1:10, 20:10, 20:11, request- 15:12 septic- 12:7, 19:3, 19:15 transcribed-
1:15,4:2,29:14, 24:21 requested-9:3 13:24, 14:4, stipulate-18:6 29:16
31:6 prove-24:13 requesting- 14:20, 14:21, stipulations- Transcript-1:8
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9:17, 10:3, 10:4 provide-12:7 require-12:12, 23:18,24:15 stormwater- 31:9, 31:18
Planned-6:3 provided-10:1 14:6 served- 12:11 15:12, 16:5 tree-26:23
planner-12:24 providing- required-12:5 service- 13:12 Street-13:5 trees-9:24,
planning-7:22 10:15 requirement- services- street-12:1, 11:6, 13:5,21:6,
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4:18,6:10,6:19, 10:6 12:16, 15:13 set-32:2 subdivide- 25:16,25:21,
7:10 Public-29:12 requirements- setback-12:17 19:2 26:4,26:5,26:10,
plans-7:8,7:9, public-5:9, 12:4,26:23 setbacks- subdivided- 26:14,26:15,
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22:19 8:16, 15:18, right-of-way- 11:21 surrounding- 31:19,31:21
preliminary- 15:20, 16:18, 11:15 signed-31:18 7:16 unique-9:22,
7:4,7:8,8:6, 17:7, 20:21, riverfront- significantly- surveyor- 15:14
12:2, 13:18, 20:24, 23:5, 25:9 21:24 12:10 13:15 uniqueness-
24:10,24:17 Questions- road-9:18, signify-4:13, Swanson- 10:5
DepoCourt Reporting Service ( 630) 983-0030
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Unit-6:3 22:3,28:22
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6:2
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21:18,22:12
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Yorkville-1:1,
1:4, 1:10,5:22,
5:24,6:2, 19:18,
19:23,21:23,
DepoCourt Reporting Service ( 630) 983-0030
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG September 1, 2004
NAME PETITIONER TYPE OF APPLICATION DATE OF AP STATUS
Fox Hill Unit 7 POD 10 DCI Charrington Preliminary/Final Plat 12/11/03 9/7/04 COW
Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 9/7/04 COW
Preliminary Plan
801 N. Bridge Street Cara Behrens Rezone from R-2 to B-2 6/7/04 Approved at 8/24/04 City Council
Development Agreement
Raintree Village Wyndham Deerpoint Final Plat 6/13/04 9/8/04 Plan Commission
Units 4, 5, & 6 - Final Plat Homes & Creek Partners
Grande Reserve Unit 9 MPI Final Plat 7/12/04 11/10/04 Plan Commission
Swanson Lane Estates Gordon& Marcia Swanson Annex, Zoning & PUD 7/16/04 Public hearing @ 9/28/04 City Council
Evergreen Farm Tanglewood Development Concept Plan 7/19/04 9/8/04 Plan Commission
Rt. 71 & Rt. 47 Larry Saravanos Annexation & Zoning 8/4/04 Public Hearing @ 9/8/04 Plan Comm
2 acre Commercial
Theidel Property Pulte Homes Annex, Zoning & 8/10/04 Public Hearing @ 10/13/04 Plan Comm
Preliminary Plan
Bristol Bay Centex Homes Annex, Zoning & PUD 8/17/04 Public Hearing @ 9/8/04 Plan Comm
Blackberry Oaks Annexation & Zoning Pending Public Hearing @ 10/13/04
Golf Course
Yorkville Ace Hardware Annexation & Zoning Pending Public Hearing @ 10/13/04
1
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United City of Yorkville
Plan Council Meeting
August 26, 2004
Attendees:
Tony Graff, City Administrator Joe Wywrot, City Engineer
Mike Schoppe, Schoppe Design Sgt. Ron Diedrich, Yorkville Police
Jeff Freeman, EEI John Whitehouse, EEI
Tim Fairfield, BKFD Laura Brown, Director of Parks & Rec
Eric Dhuse, Director of Public Works
Guests:
Eric VanBeest, Pasquinelli Development Brian Urban, Cowey, Gunderson, Leder
Dan Oefner, Cowey, Gunderson, Leder Bill Zalewski, Jacob &Hefner
Rich Guerard, Wyndham Deerpoint Rob Zoromski, Concord Homes
Mr. Graff called the meeting to order at 9:45 AM.
Mr. Wywrot questioned the Fox Hill bike trail's path, and it was determined the trail would go into the
cul-de-sac,back out to Eldamain and not along the south property. The bridge easement winds into the
cul-de-sac area, per Ms. Brown. As part of the Fox Hill agreement, Mr. Schoppe stated, that Marvin
DeLahr, DCS, would be giving the City land along the west side of the creek (from the bridge south)
which would allow the land connecting it to Unit 7. The City opts not to build the trail now.
The July 22, 2004 minutes were approved as written.
Grande Reserve Unit 9—Final Plat
Mike Schoppe's comments
1) Comment#1 —Final Plat: The annexation agreement document shows an opening to the street at lot
806 and the plat shows it as a build able lot. Mr. Urban took an open space to make 112 build able
lots, as stated in the annexation agreement. Mr. Graff stated that the final plat lot numbers cannot be
compromised if there are landplane or engineering issues. Staff believes Lot 106 was designated as an
emergency and visibility area. If owners want to explore and redesign the area for 112 lots, they
should resubmit in writing as an amendment to the plan.
2) Comment#4—Engineering Improvement Plans: This is a City Council issue, not plan commission.
Mr. Schoppe stated that the City consultants, CDF, recommended the 2" o.c. spacing. Mr. Urban
suggested that the plugs were an improvement over the initial specifications, which were for seeding
only, in some of the other neighborhoods. Mr. Schoppe suggests if the plan is to seed at 5000 plant
per area, and, in addition, add the plugs, this would be a fair compromise.
3) Comment# 1 —Engineering Improvement Plans: Mr. Schoppe would prefer a stub alongside the east
side of Matlock, which is on the west side of the park. It should be centered to the east side into the
ROW,with a 1"water and a 6" sanitary. Staff will look into putting parking spaces at this site. Ms.
Brown stated that there will be a drinking fountain in the park, and typically only the larger acreage
parks are equipped with restroom facilities.
2
EEI comments
1) Sheets 5-10, Grading plan—John Wywrot has been in contact with Brian Schiber in regards to the
grading. A site visit will be arranged.
2) Eric Dhuse, Joe Wywrot and John Whitehouse agree that storm sewer stubs should be extended
beyond the typical length into front yards during construction.
3) Comment# 5, Sheets 11-19: Allegiance intersection will be realigned per Mr. Oefner.
4) Comment# 8, Sheets 11-19: Tim Fairfield is working with Oswego on an intergovernmental
agreement on service boundaries, to interconnect and make hydrant supplies available. The water
supply is the foremost concern, not the logistics of the hydrant placement.
5) Comment#12, Sheet 1-19: Options for Seely Street are a) eliminate the current single feed and
do a loop around the cul-de-sac, b) run up with a single pipe into Mill Rd, cross under the railroad,
come back to Mill; c) come north with a single, go west following the electric line, then tie into the
water line leaving the tower(which crosses the railroad) and onto Galena. Recommended to the
developer is option#2, making a better water supply source for portions of area north of Mill Rd. This
would be a 8"main. Interceptor lines should be 15' from ComEd.
6) Comment#18. Sheets 21 &22: The City will get written direction is needed from[DOT.
7) Comment# 27, Sheet 21 & 22: The typical lot detail would be sufficient if there are no side yard
abutting streets that are differing per Mr. Whitehouse.
8) Comment#6, Sheet 11-19: The City will keep the 66' ROW. The developer will tie in the curb
should tie in at the curb cross section with a 28' back to back. The sidewalk will slope 30'
transitionally.
Anna Kurtzman's comments
1) Comment#3: These lots are shown in their entirety on the front cover. Mr. Whitehouse believes this
is sufficient.
2) Comment#4: A note needs to be made on the cover sheet. There should be a note on the cover sheet
conveying the area to the Home Owners Association. There is language on the plat allows a bike path
through the storm water management easement. (see lot 4 language, and note#4). Per Ms. Brown the
City maintains 5' on either side of the trail.
3) Comment#5: The landscape median is maintained by the HOA, needed is the typical easement detail
language.
4) Comment#6 and#7: Typical detail language needs to be provided by the developer.
5) Comment#8: Mr. Urban does not want to show on the plat. Rear yards must be shown if they are a
deviation, per Mr. Wywrot. The developer should show as done in other units.
6) Comment#10: Mr. Urban will provide the architectural details.
7) There was discussion as to whether or not all setbacks need to be shown on the plat. If then, a resident
asked for a variance, would all residents in the Unit would be required to sign off on this. The
developer will show the front setbacks only on the plat, and typicals on the side and rear setbacks.
The developer will present Units 9, 10 and 11 at the November 10th Plan Commission. Submittal of
revised engineering, landscaping preliminary plans and preliminary plats for Unit 9 should be submitted
by September 30th.
Raintree Village Units 4,5 & 6—Final Plan
Mike Schoppe comments
3
1) There was a discussion on the naming of Bluebird Lane in Unit 4. It was determined that Hawk
Hollow Drive will continue north to River Crossing Drive. North of there it will be Bluebird Lane.
Anna Kurtzman's comments
1) The developer will comply, on Unit 4, to include acreage on each lot on the plat.
John Whitehouse comments
1) Plats need additional easement widths and access restrictions.
2) Comment#4—Grading plans: The developer needs to ease the peaks on the side yards so overflow
flows are not contained.
3) John is asking for an additional sewer line running through the school lots, 291 and 292. Needed is an
8" sewer line. Watermain will be from west property line and tap into the south side of Prairie
crossing.
4) The detention basin on lot#336 serves the school site, as well as the water tower and park site. Mr.
Whitehouse suggested the storm sewer be put in first and soon. The water main is now going up to
Prairie Crossing (40 ft easement in Unit 2)which eliminates the need for the booster station. Rob
Zoromski asked if the city might allow construction, with a permit log number documentation
number, and Mr. Wywrot suggested that the City may give a right to proceed, if Kramer's office okays
the request. If storm sewer is and grading is completed, Mr. Whitehouse is suggesting that cover
issues will not be problematic when water line is ready for installation. The developer stated that
permits will be turned in next week to the City, and forecasts that the IEPA would receive these the
first week of September.
5) Per Rich Guerard , Wyndham Deerpoint will convey ownership of Lot#466 to the City, indicated on
the plat "to be conveyed" to the City.
6) If Tremont Lane is not constructed yet, Rob is asking that the water main valve be moved alongside
the road, for access along Astor to the water tower site.
7) Mike Schoppe commented on grading on the school/park site on Unit 2 to make it more flexible as a
one site area, not knowing where the park improvements or school will be located. Shown is a 4-5"
slope alongside the east side. Options were: 1)pull dirt back, 2) put in additional fill on the low side,
or 3)put the larger slope along the far east side. Mr. Whitehouse stated there is a water main down the
east easement property line, and a 460V. electric line, but the grading at these lines could not be
changed. At this time, the developer will not be asked to regrade, and staff will look at options when
the school or park site is developed.
8) On Unit 5, Parkside will continue it name until Rt. 126. Keeping the connecting street name into the
adjoining subdivision will be addressed when staff review those plats.
9) Wyndham Deerpoint will keep the streetlights banded as close to T intersections as possible, per Mr.
Dhuse's request.
10) Mr. Fairfield requested that Manchester Lane name be changed.
This will go to Plan Commission on Sept. 8th, with final plat approval subject to final engineering and
landscaping reviews. Revised final plats, engineering and landscape submittals are due by Sept. 3rd
Respectfully submitted,
Annette Williams
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United City of Yorkville
County Seat of Kendall County
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September 2, 2004
Mr. Scott Mai
Smith Engineering Consultants, Inc.
759 John Street
Yorkville, Illinois 60560
Re: Saravanos Properties, LLC
Dear Scott:
I have reviewed the revised site plan for the referenced project, received on September 2,
2004, and have the comments listed below. Some of these items cannot be completed yet
or are to be performed by others, but I'm listing them so they will not be forgotten.
General
• Please submit the plans to IDOT once the traffic study is complete. Also send me
a copy for review.
• A landscape plan is needed. This may affect geometrics, there please submit this
as soon as possible.
• Provide a signed & dated copy of the NOI submittal.
• Illinois EPA permits are needed for watermain and sanitary sewer construction.
• A plat of easement is needed for utilities, stormwater management areas,
sidewalk, cross access, and access for the city to the PRV station. This easement
needs to be approved by City Council and recorded before the first certificate of
occupancy is issued. Easements will need to extend offsite for the driveway
connection to the Shell Station.
• Recapture is due to the city for construction of the watermain and sanitary sewer
along Route 47.
• Plans for the proposed retaining walls at the south detention basin should be
submitted to our Building Department for review. A separate building peunit will
be required for this wall.
• I have forwarded a copy of the wetland reports to Mike Schoppe, our land
planner, for review.
• An engineer's estimate of cost is needed once the plan is approved. The estimate
is used to determine certain fees, and will also be used if to determine bond
amounts should an occupancy permit be requested before site improvements are
complete.
Sheet 4
• The pressure-reducing station on the northeast corner of this site should be shown.
It does not appear to be accurately shown on Sheet 8. I believe that it may actually
be partially located within your proposed pavement. Revise your pavement design
to provide at least 5 feet from the back-of-curb to the station wall.
• Extend the public sidewalk along Route 47 about 50 feet north to the
McDonalds's driveway curb. In consideration of this, delete 50 feet of sidewalk at
the south end of your frontage.
• Detail is needed for the connection to Route 47.
Sheet 5
• Eliminate ST-403 and ST-404. Relocate ST-402 to the position where ST-404
was located. Make corresponding changes to frame and structure elevations.
• The PRV Station is designed with a finished grade elevation of 752. I have sent
your grading plan to Brad Sanderson at EEI to determine if it can be lowered to
your proposed 750.7.
Sheet 6
• Revise ST-145 to have an open lid.
• Revise ST-300 and ST-304 to have grates.
Sheet 7
• Show the existing wetland, the recommended 20' buffer area, and temporary
protection methods.
Sheet 8
• A single water service to a building with multiple tenants is OK if a meter closet
is provided. Attached find a copy of our meter room requirements. If you cannot
comply with these requirements, separate services will be needed for each tenant.
• Call for a 12"x 12" pressure tapping valve in vault where W-3 connects to the
existing watermain on Route 47.
• A valve in vault and hydrant are needed at the north end of W-123, similar to the
south end of W-109.
• Is onsite lighting proposed? If so, these lights need to be shown on the plans and
photometrics provided. We are adopting "Night Sky" standards very soon, and
therefore your design should proceed with that in mind.
Sheet 10
• While your restrictor designs may technically meet the requirements of our
ordinance, we cannot allow restrictors smaller than 4" diameter. Revise each
restrictor detail to call for a 2' long section of 4" PVC pipe to be grouted into the
outlet sewer. The restrictor invert should match the elevation of the sewer where it
is placed. Eliminate the interior wall in the details.
Please make the requested revisions and resubmit two prints for review at your earliest
convenience. If you have questions regarding any of these items, please call me at
553-8545.
Very truly yours,
Joseph Wywrot
City Engineer
Cc: Tony Graff, City Administrator
Liz D'Anna, Deputy City Clerk
PC ccs r i?
1374 - 2004
52 Wheeler Road • Sugar Grove, IL 60554
> - TEL: 630 / 466-9350
':. FAX: 630 / 466-9380
Engirtairing
www.eeiweb.com
Entar;rise ,
Enc.
30. YEARS' OF
EXCELLENCE
August 19, 2004
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Engineering Improvement Plans and Final Plats, Raintree Village, Units 4, 5, 6,
(The Highlands, Concord Homes), Yorkville, IL
Dear Mr. Wywrot:
We have reviewed the Final Plats and Engineering Improvement Plans for the referenced
subdivision (3 Units) prepared by Jacob and Hefner Associates, P.C. The Final Plats contain 4
sheets each, all with latest revision date of March 23, 2004 and the Improvement Plans contain
79 sheets with latest revision date of March 22, 2004.
Our comments and recommendations are as follows:
General
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 the existing City systems and
equipment. This review and our comments do not relieve the designer or the developer from
their 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.
• An Engineer's Estimate of Probable Construction Cost, one for each of the 3 units
should be submitted with the revised plans to be used in establishing the required Letter
of Credit or other surety prior to execution of the Final Plats.
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• All earthwork and stormwater basin construction should proceed under the control and
supervision of a Professional Soils Engineer who shall provide all testing, reports and
recommendations required by City Ordinances and sound engineering practices.
SOIL EROSION AND SEDIMENTATION CONTROL PLAN
1. Upon completion and stabilization of all detention pond areas, silt fencing should be
placed along the detention lot lines as protection from the lot development activities as
indicated in Note 1 on Sheet 73. The silt fence should also be indicated in the Plan
View where it is to be installed with an additional "post construction silt fence" line type
in the legend on Sheet 72.
2. Sediment basins should be designed and indicated on the grading plan at all inlet
locations to Detention Basins F, G and H.
3. The Construction Schedule indicates paving in February and March. This should be
revised.
GRADING PLAN
4. To avoid the potential for unnecessary, excessive ponding depths at low points in the
roadways, the emergency overflow elevations should be the elevations established at
the adjacent front lot corners, i.e., there should be no peak elevations provided in the
side yards of Lots 280/281, 286/287, 474/475 or 492/493. These side yards should
slope towards the detention basins from the front lot corner.
5. On Sheet 01, the grading at the rear northeasterly corner of Lot 405 is shown
incorrectly. The northeast corner elevation should be 764.0, the extra R=763.0 should
be deleted, as should the 763.5 elevation northeasterly of the inlet.
6. On Sheet G1, there is a rim elevation of 749.0 listed at the rear of lot 359 without a
structure nearby.
7. The proposed contours and spot elevations for Lot 398 do not agree. A lookout is
indicated which will not work with the proposed contours. This should be clarified and
revised one way or the other.
8. On Sheet G2, the grading in the rear of Lot 365 should be revised to ensure the
overflow route remains in Raintree Village and is directed toward Detention Basin C and
not into the rear yards of Windett Ridge.
9. On Sheet G2, a peak elevation of 749.2 should be added in the rear of Lot 410.
10. On Sheet G2, the rim elevation for structure M28 should be revised to match the
proposed contours.
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
11. On Sheet G6, the overflow elevation from the intersection of Astor Avenue and Country
Hills Drive to Detention Basin F should be no greater than 765.0. The proposed
contours should be revised.
12. On Sheet G7, at the southeast corner of Lot 441, there should not be a peak in the curb
return of 765.42.
13. On Sheets G7 and G8, based on the proposed contours, the overflow arrow in the rear
of Lot 480 should be pointed north.
14. On Sheet G8, construction details and design parameters for what appears to be a
proposed retaining wall (not specifically labeled) across the rear of part of Detention
Basin F and Lots 479-481 should be provided or an alternate grading scheme
proposed. It may be difficult to construct the proposed retaining wall this close to the
property line, especially if there is existing vegetation.
15. On Sheet G9, the top of berm (elevation 743.00) should be extended from its present
location at the northeasterly corner of Lot 89 in Windett Ridge to the northwesterly
corner of Lot 88 to provide 1 foot of freeboard entirely within Detention Basin G.
16. On Sheet G12, the spot elevation at the northeast corner of Lot 264 does not
correspond with the proposed contours.
17. On Sheet G13, the High Water Level is misstated behind Lot 276.
18. The northern match line on Sheet 4 should reference Sheet 3, and not Sheet 4, for all
sections of the plans (utility, grading, etc.)
Utility Plans and Plan and Profile
19. Trench backfill should be shown a minimum of 2' beyond a paved surface.
20. "Backfill" is misspelled on Note #11 on Sheet U1.
21. Lot 535 has 2 water services shown. One of these should be eliminated.
22. In the duplex area (Sheets 12, 13, and 14), there are many locations were more than
recommended maximum of 12 services will be affected if the water line is isolated:
W39 to W40 —21 services
W45 to W46 — 15 services
W46 to W39 to W38 — 15 services
W36 to W37 —24 services
W37 to W38 —37 services
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\]wywrotUNIT456-02.doc
23. In the duplex area (Sheets 12, 13, and 14), the fire hydrant system should be
redesigned. There is more than a 300' spacing interval along the roadway betweens
fire hydrants 54 & 53, 49 & 50, and 50 & 51. This is turn provides very poor coverage
(to every point of every house within a 300' radius of 2 or more hydrants) for the houses
along Bluebird Lane, due to the nature of its geometry. There are other lots with do not
have 2 hydrant coverage, like 265 and 271 to name a couple.
24. The sanitary service should be shown tying into the main line instead of a manhole for
lots 435 and 532 (Sheets U3 and U8, respectively).
25. The sanitary service should extend all the way into lot 460 (Sheet U6).
26. The sump service for lot 466 should tie into M285 directly (Sheet U6).
27. There are two sanitary services shown for lot 470 (Sheet U6).
28. There are two water services shown for lot 535 (Sheet U8).
29. An additional sump service should be provided for lots 308 (Sheet U12) and 314 (Sheet
U13).
30. It is unclear if a water service and sump service are provided for lot 298 (Sheet U13).
31. The sump services for lots 309 (Sheet U12) and 322 (Sheet U13) and the sanitary
services for lots 289 (Sheet U14) and 316 (Sheet U13) should be drawn correctly.
32. Street light L80 should be moved closer to the intersection of Country Hills Drive and
Richmond Avenue (Sheet U6).
33. Street lights should be at a maximum spacing of 300 feet. The following street lights
are not within 300 feet of each other:
L53 & L54 (Sheet U1) — 300' as the crow flies, not along roadway
L29 & L44 (Sheet U2)
L46 & L47 (Sheet U4)
L59 & L61 (Sheet U7) —very close to 300'
L32 & L33 (Sheet U8)
L36 & L55 (Sheet U8)
34. Street lights in the duplex area (Sheets 12, 13, and 14) should be on the opposite side
of the water main. They appear adequately spaced as proposed.
35. The following sanitary sewer manholes exceed the 300' maximum spacing interval,
however, this standard has been relaxed and we recommend the proposed spacing as
acceptable. They include:
From S2 to S3 (Sheet U2) — 336'
From S39 to S40 (Sheet U3) — 304'
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
From S24 to S25 (Sheet U4) — 311'
From S29 to S38 (Sheet U4) — 364'
From S5 to S6 (Sheet U5) — 321'
From S6 to S7 (Sheet U8) — 336'
From S7 to S34 (Sheet U8) — 305'
From S8 to S9 (Sheet U8) — 323'
From S10 to S42 (Sheet U8) — 320'
From S75 to S73 (Sheet U12) — 303'
36. The engineer should clarify the length of the pipes to Flared End Sections. Sometimes
the distance is to the beginning and sometimes the distance is to the end of the FES.
37. The following storm sewer runs show an incorrect slope (shown, calculated):
110-CB9 (0.50, 1.12) — Sheet U1
113-CB12 (0.50, 1.12) — Sheet U1
140-CB39 (3.11 , 3.03) — Sheet U1
165-CB64 (1.00, 1.12) — Sheet U2
1196-CB195 (1.39, 0.50) — Sheet U3
1198-M197 (2.31, 2.00) — Sheet U3
1308-CB307 (1.33, 1 .43) — Sheet U3
I182-CB181 (1 .00, 1 .50) — Sheet U4
CB167-M166 (1 .00, 1.46) — Sheet U7
M252-M247 (1 .01, 1 .10) —Sheet U13
38. The following storm sewer runs show an incorrect length (shown, scaled). The slopes
and/or inverts should change unless otherwise noted:
M29-M32 (123, 103) — Sheet U2
M180-M179 (140, 130) — Sheet U4
1102-M101 (37, 55) — Sheet U5
170-M69 (50, 90) — Sheet U5
1290-M289 (266, 271) — Sheet U6
M289-M285 (178, 182) — Sheet U6
M144-E145 (22, see note about pipe length near FES) — Sheet U7
1156-CB155 (25, 28) — Sheet U7, slope and/or inverts are okay
M144-M143 (263, 250) — Sheet U7
M143-M138 (140, 150) — Sheet U8
CB139-M138 (147, 142) — Sheet U8
M79-CB72 (132, 115) — Sheet U8
1234-M234 (178, 243) — Sheet U13
39. The following sanitary sewer runs show an incorrect slope (shown, calculated):
S12-stub (4.70, 4.63) — Sheet U1
S15-S16 (1.00, 1.91) — Sheet U1
S70-S71 (0.30, 0.45) — Sheet U13
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
40. The following sanitary sewer runs show an incorrect length (shown, scaled). The
slopes and/or inverts should change unless otherwise noted:
S79-S76 (208, 288) — Sheet U12
41. On Sheet U13, the inverts for S67 are incorrect. The southern invert should be 27.32'
and the northeast invert should be 27.27'.
42. On Sheet U12, M256's invert of 35.60' should be NW.
43. At the east end of Fairfield Avenue, VV6 and FH11 should be switched to enable the
valve to remain off and the fire hydrant available for flushing this short, temporarily dead
end line.
44. On Sheet U8, the water main does not extend to the tee at the intersection of Richmond
Avenue and Fairfield Avenue.
45. On Sheet U2, M62's SW invert should be SE.
46. On Sheet U3, provide the invert of 63.15 for the storm sewer plug north of M193.
47. On Sheet U6, provide the east invert of 58.17 for M291.
48. On Sheet U6, is the stub south of M285 existing or proposed?
49. On Sheet U7, should 1148 in Detention "F" should be a 2' diameter structure.
50. On Sheet U8, the storm sewer run between 1140 and CB139 is called out twice.
51. On Sheet U8, the SW and NW invert for M83 should be 44.26' instead of 41.26'. This
corresponds will all surrounding pipe slopes. Also, the E invert should be NE.
52. A storm catch basin must be the last structure before entering the storm sewer main.
The following structures should be catch basins:
1102 — Sheet U5
53. Storm structure diameter can be 2' if inlet depth is less than 4'. If depth is greater than
4', then a 4' diameter structure with a ladder is required. We recommend revising the
depth of 1198.
54. No manhole shall be allowed to be installed where there is less than 12" of concrete
structure between pre-cast openings which will receive pipe. The diameter of the
structures will have to be upsized if this is the case. The underground contractors are
made aware of this condition by a note on the plans (Sheet U1).
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
55. Structure M227 (Sheet U14) in front of Lots 280/281 appears to have pipes and inverts
that will conflict. It should be verified that this structure can accommodate the proposed
pipes in accordance with the above comment or the inverts adjusted.
56. A sanitary sewer extension should be provided for the school site between Lots 290
and 291 from manhole S60. We recommend 155 feet of 8" sewer at 0.45% extending
20 feet into the school property. A manhole should be provided at the end with a flow
through invert, boot and cap.
57. To avoid birdbaths in flat sections of curb, we recommend that curb grades follow the
tangent slopes and not the vertical curve centerline grades in sags where the algebraic
difference in grades is less than 2.
STORMWATER
58. The Stormwater Report is clear and very well presented. The release rates and
stormwater detention and storm sewer calculations are correct as presented and concur
with all of the design information presented on the improvement plans.
Final Plats
59. in general, all plats are clear and well presented.
Unit Four
60. The dimension of 2654.27 feet in the legal description in the Surveyor's Certificate
appears to be wrong and does not match the plat.
61. The Point of Commencing should be labeled the Point of Beginning.
62. The ultimate owners of Lots 261, 336 and 337 should be indicated in the notes or on
the plat.
63. A note should be added stating that Lot 261 shall have no direct vehicular access to
Illinois Route 126.
64. A note should be added stating that Lots 298-308 (inclusive) and Lot 262 shall have no
direct vehicular access to prairie Crossing Drive.
65. Lot areas should be provided on Sheet 3.
66. The text should read "Landscape Buffer Easement" in the rear of Lots 306 and 307.
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
67. Easements are required along the southerly line of Lot 337 to accommodate the storm
sewer and any required landscape buffer.
68. Rear yard easements for Lot 274 through 298 may need to be 20 feet wide to
accommodate the storm sewers and ComEd/SBC/CATV.
69. A total easement width of 20 feet should be provided for the recommended sanitary
sewer between Lots 290 and 291.
70. 15 foot front yard easements should be provided for Lots 285-288 and Lots 266-267.
Unit Five
71. Right of way widths should be indicated.
72. A total easement width of 20 feet should be provided between Lots 341 and 342.
73. The easement in the rear of Lots 365-371 should be dimensioned.
74. Minimum easement widths of 15 feet should be provided for all lots with storm sewer or
sanitary sewer in a front yard easement. e.g. Lots 355-359, Lot 365 and Lots 411-415.
This entire unit should be check by the design engineer to ensure adequate easements
are provided.
Unit Six
75. The first bearing following the Point of Commencing should be corrected to read South
and "East".
76. Right of way widths should be indicated.
77. The ultimate owners of Lots 467, 468 and 484 should be indicated in the notes or on
the plat. Lot 467 shall be conveyed to the City.
78. Total easement widths of 20 feet should be provided between Lots 536/537 and
535/542.
79. 20 foot rear yard easements should be provided for Lots 460-466, 476-479, 493-500
and the southwesterly portion of Lot 492.
80. Minimum easement widths of 15 feet should be provided for all lots with storm sewer or
sanitary sewer in a front yard easement. e.g. Lots 501-505, Lots 485, 486, 493, 494 and
Lots 496-500. This entire unit should be check by the design engineer to ensure
adequate easements are provided.
G:\Public\Yorkville\2002\YO0208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
If you have any questions or comments regarding this review, or require any additional
information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES INC.
-\..)
John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
Jacob & Hefner @630-942-1774
G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc
Aug • 20 • 2004 4: 11PM No . 5886 P. 2/6
k> c) c--)co,
Schoppe 'Design_Associates
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 5614355
Oswego, IL 60543 Fax(630)5514639
August 20, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Raintree Village--Units 4,5 and 6
We have reviewed the Final Plat for Raintree Village Units 4, 5 and 6 prepared by Jacob &
Hefner Associates dated March 23, 2004,and the Site Improvement Plans for Raintree Village
Units 4, 5 and 6 prepared by Jacob &Hefner Associates, and provide the following comments:
Final Plat
1. Unit 4:
a. The Final Plat is consistent with the Preliminary Plat dated June 17, 2002,relative
to density, lot size, setbacks and open space.
b. The lots to be conveyed to the City for parks should be identified on the plat.
c. A note needs to be added to the plat stating that lot 262 and lots 298 through 308
shall not have direct access to Prairie Crossing Drive.
2. Unit 5:
a. The Final Plat is consistent with,the Preliminary Plat dated June 17, 2002,relative
to density, lot size, setbacks and open space.
3. Unit 6:
a. The Final Plat is consistent with the Preliminary Plat dated June 17, 2002,relative
to density, lot size, setbacks and open space.
b. Provide a 10' landscape easement behind lots 480—483 and add the Landscape
Buffer Easement Provision to the plat.
Plg•I of 2
Aue . 20. 2004 4: 11PM No . 5886 P . 3/6
Site Improvement Plans
4. Unit 4:
a. Show the contouring for the berms on the south side of the school site as shown
on the Final Landscape Plans,
b. All other engineering issues have been satisfactorily addressed.
5. Unit 5:
a. All engineering issues have been satisfactorily addressed.
6. Unit 6:
a. All engineering issues have been satisfactorily addressed.
We recommend approval of the final plats subject to addressing these remaining issues.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
Bill Dettmer, Building Official
John Whitehouse, EEI
Pagc2d2
( -(3
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United City of Yorkville
EST Z 1836 County Seat of Kendall County
1 800 Game Farm Road
N Yorkville, Illinois 60560
0 111 n 0 Phone:630-553-4350
1"1
�
Fax:630-553-7575
/4LE \‘'
August 20, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman '4'.17/C
SUBJECT: Raintree Village Final Subdivision Plat—Unit 4
I have reviewed the document listed above for compliance with the adopted annexation
agreement and subsequent amendments and have determined that is in compliance with these
documents.
It would be helpful if the 3'd page of the plat included the acreage associated with each individual
lot. When building permits are issued we will need to know the lot size to determine compliance
with lot coverage.
If you have any questions I can be reached at 630-553-8556 or 630-816-5420.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Raintree\Unit4 9-20-04.doc
i
— e ) 2.--C(7,(4- -- 0)
United City of Yorkville
4;:) County Seat of Kendall County
EST. ,Z '�_rx_1836
800 Game Farm Road
��= Cl) Yorkville, Illinois 60560
p ii '7G::,,'
l ` g Phone:630-553 4350
'A �'. M v� Fax:630-553-7575
`��L E ‘Ni
August 20, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman
SUBJECT: Raintree Village Final Subdivision Plat—Unit 5
I have reviewed the document listed above for compliance with the adopted annexation
agreement and subsequent amendments and have determined that it conforms to the provisions
of these documents.
If you have any questions I can be reached at 630-553-8556 or 630-816-5420.
/abk
filename: C:ADocuments and Settings\Anna\My Documents\RaintreeAUnits 9-20-04.doc
United City of Yorkville
zi
,��
Es,frit 1836 County Seat of Kendall County
800 Game Farm Road
W Yorkville, Illinois 60560
0 111 0 Phone:630-553-4350
„,s!,,� zvim? Fax:630-553-7575
LE \V
August 20, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman --/
SUBJECT: Raintree Village Final Subdivision Plat—Unit 6
I have reviewed the document listed above for compliance with the adopted annexation
agreement and subsequent amendments and have determined that it conforms to the provisions
of these documents.
If you have any questions I can be reached at 630-553-8556 or 630-816-5420.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Raintree\Unit6 9-20-04.doc
ri:11t) :67.141)D- ___(
YORK MLLE
PARKS&RECREATION Yorkville Parks&Recreation Department
908 Game Farm Rd. Yorkville, IL 60560 630.553.4357 630.553.4360 fax e-mail: :iorkrecdeoi aol.corn
Administrative Office 301 E Hydraulic Street Yorkville, IL 60560 630.553.4341 630.553.4347
Memo
To: Tony Graff
Anna Kurtzman
Kelly Kramer
From: Laura J. Brown
Date: July 26, 2004
Re: Evergreen Farm Subdivision.
Evergreen Farm subdivision is planning area#7 with boundaries Fox River, Route 71, Route 47, and
Eldamain Road. The property is on the north and south sides of Fox Road and adjacent to the
south/west portion of the Boy Scout property. The developer is proposing 101 lots. The first phase of
the development will include 73 lots for the north and western side of the development.
Parks currently in this planning area are Price Park, Rivers Edge Parks, Sunflower Park and the Boy
Scout Property.
Approximately 2.5 acres required for land cash.
Park Board Recommendation
Park Board is recommending cash only contribution for the land cash requirement. . In addition we
are recommending a trail easement and construction in place of a sidewalk along the north side of
Fox Road, and a trail easement on the south side of the development throughout the greenspace.
1