HomeMy WebLinkAboutPlan Commission Packet 2004 11-10-04 United City of Yorkville
EST 14 :1836 County Seat of Kendall County
l 800 Game Farm Road
o� - �` O Yorkville, Illinois, 60560
Telephone: 630-553-4350
114E Vk>. Fax: 630-553-7575
Website: www.yorkville.il.us
PLAN COMMISSION
AGENDA
Wednesday, November 10, 2004
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: September 8, 2004
Public Hearings:
1. South Comprehensive Land Use Plan Update
2. PC 2004-19 Carolyn Herren, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One-Family Residence District to United City of Yorkville B-3 Service Business District.
The real property consists of approximately 14.446 acres at the Northeast corner of Route 47
and Corneils Road, in the United City of Yorkville, Bristol Township, Kendall County,
Illinois.
Presentation: None
Old Business: None
New Business:
1. South Comprehensive Land Use Plan Update
2. PC 2004-19 Carolyn Herren, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One-Family Residence District to United City of Yorkville B-3 Service Business District.
The real property consists of approximately 14.446 acres at the Northeast corner of Route 47
and Corneils Road, in the United City of Yorkville, Bristol Township, Kendall County,
Illinois.
3. PC 2001-06 Grande Reserve Unit 9 - Preliminary/Final Plat
Page 2
Plan Commission Agenda
November 10,2004
New Business(Con't):
4. PC 2004-21 Anderson Farm- Concept Plan
(North and South of Route 71 and West of E. High Point Road)
5. PC 2004-22 Challey Farm- Concept Plan
(Southwest corner of Pavillion and Route 71)
6. PC 2004-26 Woodworth Estates- Preliminary Plan
Additional Business:
Adjournment:
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-- Telephone: 630-553-4350
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Date: November 3, 2004
To: Plan Commission
From: Liz D'Anna, Deputy Clerk
CC: Mayor and City Council, Annette Williams
Subject: Fourth Annual Kendall Growth Conference
Please find attached the registration form for the above referenced conference.
The cost for this conference will be paid by the United City of Yorkville. If you would like to
attend,please contact the City Secretary, Annette Williams at 553-8532. If you would prefer to
register yourself, please submit a copy of the registration form to her so that you can be
reimbursed.
If you have any questions, please contact me at 553-8531.
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Kendall County is the tenth fastest growing
county in America; its population is projected Protecting Our Water Resources in
to increase more than 140 percent by 2030. the Face of Development
Thousands of acres of open space are slated for
development while tens of thousands of new K E N D A L L GROWTH CONFERENCE 2004
housing units have been approved and are AGENDA
Registration Deadline: November 11,2004
waiting to be built. The Fox River and two Rcgscrar;on s G,n;md
State Class A streams run through Kendall 8:00-8:30 a.m. Registration
County, and drinking water is supplied
8:30- 8:45 Welcome: Brook McDonald,
through groundwater reserves. Namc(s):
President/CEO,The Conservation
The theme for the Fourth Annual Kendall Foundation and John Church,
County Growth Conference this year is Kendall County Board Chairman Company/Organization(if applicable):
"Protecting Our Water Resources in the --
Face of Development." The Growth 8:45- 9:15 Keynote:Jack Sheaffer, Ph.D.,
Conference is an annual gathering of Sheaffer International, Ltd. Address:_--_
citizens, elected officials, land planners,
developers and conservationists to 9:15- 10:00 General Session: Kendall County
City: State ZIT,.
discussgrowth andgrowth related Groundwater Study- Bob Kay,
Phone:
issues facing Kendall County.
---
US Geological Survey
t YOPe mgEmad:
" This year's educational sessions include --"— — —
topics for developers and planners
Our 10:15 Break/Break Out
Cost: $15/person,includes food and refreshments.
looking for innovative ways to develop 10:15- 11:15 Session I Please bring your own coffee mug.
Water Resi ces the landscape while conserving water
resources, and conservation-minded Water 101-Megan Andrews and Amount Enclosed:$
Zn tl�J people interested in learning more Louise Cernekee,Kendall County Soil
�; about water issues and water resources &Water Conservation District PRE-PAYMENT IS REQUIRED.
Face o in Kendall County. There will be two •
Examples of Development That Protect Credit card payment:VISA 0 Mastercard 0
�� `, presentations running concurrent
Water Resources-Speaker TBA CC#
DeveloAmen , during three breakout sessions. There
;'will also be a general session reviewing 1 1:30- 12:30 Session 2 Expiration Dare:
the results of Kendall County
Groundwater Study. • Kendall County's Water Resources- Cardholder's Name:
Jason Pettit,Kendall County Forest
With all the development facing Kendall
Preserve District
County, protecting and managing our RESERVATIONS ARE NON-REFUNDABLE.
water resources is becoming a concern •
Stormwater Management that Protects
with residents and municipalities. Water Quality-Ksenia Rudensiuk,
Send with check made payable to
Will we have enough clean drinking The Conservation Foundation The Conservation Foundation.
" water to supply future growth? Will Call(630)428-4500,ext. 10
'�,' Kendall County have water problems 12:45- 1:45 Session 3 for more information.
like neighboring counties? Or will our • Septic System Basics-Aaron Rybski,
development designs incorporate innovative Kendall Health Department Complete and send this form with payment to:
solutions that protect areas from flooding The Conservation Foundation
while making sure our surface and ground • Impacts of Conventional Development 10 S 404 Knoch Knolls Road
k water supplies remain clean and usable?
Northeastern Illinois Planning on Water Resources-Jeff Wickenkamp, Naperville,IL 60565. g
6144
phone 630 428-4500 !
For more information, contact
The Conservation Foundation at Commission fax 630 428-4599
(630) 428-4500, ext. 12 or email at 1:45 2:00 Close and wrap up.
www.theconservationfoundation.org
s` bmcdonald@theconservationfoundation.org
KENDALL GROWTH CONFERENCE M
SPONSORS O �� , , Fourth Annual
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Aux Sable Creek Watershed Coalition a •n' d I Kendall G r o w t h
Big Rock Creek Watershed Committee a to W
Bigelow Homes Z D - d 1
THS" Conference
Blackberry Creek Watershed Committee CONSERVATION
CEMCON,Ltd. FOUNDATION
Fox Valley Land Foundation
Jacob&Hefner Associates,PC €' ')71.
Kendall County Board
Kendall County Health Department \
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Kendall County Planning,Building&
Zoning Department
Kendall County Farm Bureau
Kendall County Forest Preserve District
Kendall County Regional Planning Commission
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Kendall County Soil&Water Conservation District
Kendall Citizens for Farmland Protection 4
"Protecting
Oswegoland Park District
Pasquinelli Homes +k
Plano Economic Development Corp. Our �XTater
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Schoppe Design Associates _
Smith Engineering Consultants °` � A
Resources
State Representative Tom Cross ,r��
State Senator Chris Lauzen °O C` 5:,,i)
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Stephenie Todd,Realtor t'
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Teska Associates,Inc. w .« C` 3
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The Conservation Foundation o r f — 44,,,,s,' r
United City of Yorkville Face of
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Village of Oswego O1'-;: r
Village of Plainfield
Wyndham Deerpoint Homes H -
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STEERING COMMITTEE o o o
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Megan Andrews,Kendall County Soil&Water «,t
Conservation District O ''
John Church,Chairman Kendall County Board F `" W
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Jerry Dundgeon,Kendall County Planning, ? U <
I rY g o Z i'-,:7,:c„:,„
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Building&Zoning v 4�
Whitney French,Plano Economic Development Corp. z Z °
Tim Gerk,Kendall Farmland Protection O W
U -4:iKay Hatcher,Kendall County Board/Forest
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Preserve Commission H 0
Bonnie Henne,Yorkville U kZ 004
• Saturday, Nov:n2b:er 13,
Karen James,Village of Oswego ,T
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Jill Johnson,The Conservation Foundation o H �d•-, 8,Q Q a.m. 2:00 p,m.
Wade Joyner,Plano
Alice Martin,Yorkville o = Historic Kendall County Courthouse,Yorkville
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Brook McDonald,The Conservation Foundation
Randy Mohr,Kendall Regional Planning Commission o
Jason Pettit,Forest Preserve District of Kendall County Y
Dan Reedy,Kendall County Farm Bureau 1," ` ±'
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Aaron Rucker,Village of Oswego °
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Ksenia Rudensiuk,The Conservation FoundationVIP FEZ 1 z
Stephanie Sheetz,Village of Plainfield z° W
Stephenie Todd,Oswego
Ann Wasman,State Rep.Tom Cross'office
Executive Summary of Changes
Comprehensive Land Use Plan Update
United City of Yorkville
November 10,2004
Comprehensive Land Use Plan Update
Goals and Objectives
Character and Environment
• Added Goal 3 and relevant objective regarding establishing development growth boundaries for
Yorkville(page 8)
• Added"distinct, creative"to Goal 4 regarding development of Design Guidelines(page 8)
• Added Goal 7 and relevant objectives to establish the Fox River as the"crown jewel"of Yorkville(page
9)
Residential
• Added"distinct and creative"to Goal 1 regarding residential development standards
• Added Objective 2.1 regarding addition of Equestrian Estates as part of mix of housing goal(page 10)
• Added "and future infrastructure maintenance costs" to Objective 2.5 regarding cluster developments—
Objective 2.5 (page 10)
• Added Objective 2.6 encouraging development of cluster housing(page 10)
• Added Objective 2.7 encouraging active adult,age-restricted communities(page 10)
Non-Residential
• Added Goal 3 and relevant objectives regarding the promotion and maintenance of local jobs(page 11)
Transportation
• Added Objective 2.1 to coordinate new development plans with the State(page 11)
• Added text to Objective 3.2 to include State and Federal Government(page 11)
• Added Objective 3.3 to coordinate with the County the development of Eldemain Road and the
Countryside extension(page 12)
• Modified Objective 4.1 to read"provide"alternatives(page 12)
• Added Objective 4.4 to explore options for linking the City's trails into the regional trail system(page
12)
Land Use Classifications
Estate Neighborhood
• Edited text to read"Developments requesting densities above 1.5 dwelling units per acre shall illustrate"
to better define development standards and expectation(page 16)
• Modified bullet point regarding developers integration of architectural standards that exceed the City's
current requirements(page 17)
Suburban Neighborhood
• Edited text to read"Developments requesting densities above 2.0 dwelling units per acre shall illustrate"
to better define development standards and expectation(page 17)
• Modified bullet point regarding developers integration of architectural standards that exceed the City's
current requirements(page 18)
Transitional Neighborhood
• Added text regarding density requirements for Transitional Neighborhoods to refer to current
Comprehensive Land Use Plan for open space calculation table(page 19)
Design Guidelines
Introduction
Principles Overview
• Revised text regarding themes for community identity(page 3)
Site Planning Principles
Location of Utilities
• Added bullet point to direct design and installation of all permanent utility service lines underground
(page 27)
Landscape Principles
"Gateway"Corridor Landscape Treatments—Primary Gateway Corridors
• Edited the text regarding the definition of"Primary Gateway Residential Buffer Requirement"(page 30)
"Gateway"Corridor Landscape Treatments—Secondary Gateway Corridors
• Added text regarding the definition of"Secondary Gateway Corridor"(page 31 &32)
Page 1 of 5
UNITED CITY OF YORKVILLE DRAFT
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, SEPTEMBER 8,2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Kerry Green, Clarence Holdiman,Ann Lucietto, Sandra Adams, Brian
Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; City Planner Mike Schoppe;Lynn
Dubajic, Yorkville Economic Development Corporation; Kevin Stough, Centex Homes;
Mark Baker; Tony Scott,Kendall County Record;John Whitehouse, Engineering
Enterprises, Inc.; John Argoudelis, for Saravanos Properties;Larry Saravanos, for
Saravanos Properties;Robert Silagyi, Bristol;Richard Scheffrahn, Yorkville; Scott Mai,
Smith Engineering; and Dan Waitt, Beacon News.
ANNOUNCEMENTS
Chairman Lindblom made an announcement that Commissioner Kerry Green is moving
to Missouri and will no longer be able to serve on the Plan Commission.
MINUTES
Minutes from the July 14 and Aug. 11 Plan Commission meetings were approved.
PUBLIC HEARINGS
1. PC 2004-16: Saravanos Properties, LLC,petitioner, has filed an application requesting
annexation to the city of Yorkville and rezoning from Kendall County A-1 Agricultural
to Yorkville B-3 Service Business District. The real property consists of approximately 2
acres at 7131 Route 47.
See attached.
2a. PC 2004-06: Centex Homes,petitioner, has filed an application with the city of
Yorkville,requesting annexation to the city and rezoning from Kendall County A-1
Agricultural to Yorkville B-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 Ya mile east
of Route 47.
2b. PC 2004-06: Centex Homes, petitioner,has filed an application with the city of
Yorkville,requesting rezoning from Yorkville R-1 One-Family Residence Planned Unit
Page 2 of 5
Development and R-3 General Residence Planned Unit Development to YorkvilleR-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.
Items 2a. and 2b. were discussed as one topic. See attached.
NEW BUSINESS
1. PC 2004-16 Saravanos Properties
This property is also known as the Baker property.
City Planner Mike Schoppe said if the annexation and rezoning of the property are
approved the plan will go through the normal approval process.
Commissioner Jack Jones made a motion to recommend the annexation of PC 2004-16.
Commissioner Anne Lucietto seconded the motion. The motion was unanimously
approved 7-0 in a roll call vote. Kerry Green, Clarence Holdiman., Anne Lucietto, Sandra
Adams, Brian Schillinger, Jack Jones and Tom Lindblom voted yes.
Lucietto then made a motion to recommend approval of the rezoning of PC 2004-16 as
requested. Green seconded the motion. The motion was unanimously approved 7-0 in a
roll call vote. Holdiman, Lucietto,Adams, Schillinger, Jones, Green and Lindblom voted
yes.
2a. and 2b. PC 2004-06 Centex Homes
Chairman Lindblom said that while the issues will be addressed together,there will be
separate votes taken for the annexation and the rezoning.
Green asked if the developers have talked to the Yorkville School District since there is a
school site planned on this property. Kevin Stough, with Centex Homes, said they've
made contact with the school district. He said the intent is to meet the needs listed in the
school study and added that the school planned for the development would be a
neighborhood elementary school.
Green also asked what the impact of the proposed development would be on the two
neighboring farmsteads regarding drainage. Stough said there should be sufficient
frontage on Galena Road that any kind of swale could be handled east of the farmstead.
Green then asked how drainage from the Northgate Shopping Center to the open space
would be handled. John Whitehouse from Engineering Enterprises, Inc. said the plan is to
bring the drainage to the regional storm water facility. Right now,he said, it's in the
conceptual stage. It will take the cooperation of other landowners and future developers.
Page 3 of 5
Green added he's disturbed there are no bike paths or means for Bristol Club residents to
get to the amenities center. Stough said the developers have taken previous comments to
heart and said a bike path will be added.
Schillinger wondered if the amenities center would be large enough to service the
development. The amenities center will feature a clubhouse,pool facility and two tennis
courts.
Jones asked if Centex will have to conform to the city's current or proposed architectural
standards. Kelly Kramer, representing the City Attorney's office, said that is something
city staff will have to negotiate in the Planned Unit Development since the standards
aren't in place yet. Jones said the development is going to dramatically affect the look of
the city of Yorkville. Because it's such a large development, it's up to the developers to
bring in something unique. He doesn't want to see another cookie-cutter development. He
added that Centex and quality has never been synonymous and he asked how the
developers plan to overcome that perception.
Stough said Centex is proud of its customer service. He said it's vastly improved even
since five years ago. As for quality,he said it will be as good as or better than what the
city's codes require. As for architectural details, he said he's willing to work with the city
on that. He added there are up to 15 different single-family models and options on all of
those homes.
As an update to the Plan Commission, Kramer said the architectural standards ordinance
went before the Committee of the Whole the previous evening and that it's coming along.
Adams said she'd like to know what the city staff has already worked out with the
developer. As far as Bristol and Northgate,the developers are subject to previous
annexation agreements. As far as the parcel the city is looking at annexation and rezoning
now, Kramer said the city hasn't worked it out yet. The city's just had preliminary
conversations with the developer.
Schoppe said the zoning classification the petitioners are asking for complies with the
comprehensive plan.
Relative to the density issues, he said the density of the town homes and condominiums is
the highest he's seen in the six years he's been with the city. But to put it in perspective,
he said the developers could have developed the plan differently and reduced the density
by rearranging some things. However, because of the city's request for the regional
drainage facility and consolidated open space, he said the city shouldn't penalize the
developer for density.
Schillinger said he still thinks there are too many town homes and condos.
Green said he sees this development as a marvelous opportunity for the city to get a large
recreational area. But Schillinger said most of the 233 acres would be wetlands.
Page 4 of 5
Whitehouse said the area north of Galena Road and some of the area south of it will be
used for a park or golf course and some ball field. Of the 233 acres, about 133 acres will
be used for water storage,but the rest will be high and dry. Also,he said of that area that
will be used for water storage, he said there will be interim uses for it when it is dry.
Chairman Lindblom then called for a vote on the annexation petition under 2a. Holdiman
made a motion to approve annexation for PC 2004-06. Schillinger seconded the motion.
The motion was unanimously approved 7-0 in a roll call vote. Lucietto, Adams,
Schillinger,Jones, Green, Holdiman and Lindblom voted yes.
Green then made a motion to approve rezoning to R2, R3 and R4 for PC 2004-06
regarding the 407 acres on the north and south sides of Galena Road and 1/4 mile east of
Route 47. Holdiman seconded the motion. The motion was defeated by a vote of 3-4 in a
roll call vote. Green, Holdiman and Lindblom voted yes. Adams, Schillinger, Jones and
Lucietto voted no.
Green made a motion to approve rezoning of 187 acres to R-1,R-3 and R-4 for PC 2004-
06. Holdiman seconded the motion. The motion was defeated by a vote of 3-4 in a roll
call vote. Green,Holdiman and Lindblom voted yes. Adams, Schillinger, Jones and
Lucietto voted no.
3. PC 2004-13 Raintree Village Units 4, 5 and 6-Final Plat
Schoppe said the final plat was the cleanest set of plats he's ever reviewed. He
recommends approval of the final plat subject to meeting minor engineer comments.
Green made a motion to approve the final plats for PC 2004-13 units 4, 5 and 6. Adams
seconded the motion. The motion was unanimously approved in a roll call vote. Jones,
Green,Holdiman, Lucietto,Adams, Schillinger and Lindblom voted yes.
4. PC 2004-15 Evergreen Farm--Concept Plan
The property is located on 49 acres at the southeast and northeast corners of Fox Road
and Pavilion Road.
Developer Bob Nelson said the property is located near the Boy Scout camp and added
the home site in the heart of the property is not under contract.
With a possible park/school site nearby,he said the city is more interested in cash rather
than land.
Currently the land is not contiguous with the city. It will be when the proposed Silver Fox
subdivision becomes contiguous. When that property is annexed,then this property could
be annexed, he said.
Lindblom said he's reluctant to comment on the plan until he sees how it relates to
developments east of the property. Since it isn't annexed, he said, it's premature to talk
about it.
Page 5 of 5
Because this plan is in the concept stage,no action was taken on the issue.
The meeting adjourned at 8:40 p.m.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE , ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R . , R . P . R . , on
September 8 , 2004 , at the hour of 7 : 00 p .m. , at
800 Game Farm Road, in the City of Yorkville ,
Illinois .
D-726204 '
DPP® ® 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 . TOM LINDBLOM, Chairman;
3 MR . CLARENCE HOLDIMAN;
4 MS . SANDRA ADAMS ;
5 MS . ANNE LUCIETTO;
6 MR . BILL DAVIS ;
7 MS . SANDRA ADAMS ;
8 MR . KERRY GREEN;
9 MR . BRIAN SCHILLINGER;
10 MR . JACK JONES ;
11 MR . MIKE SCHOPPE ;
12 MS . DINA GIPE .
/3 APPEARANCES :
14 LAW OFFICES OF DANIEL J . KRAMER
1107A Bridge Street
15 Yorkville , Illinois 60560
BY : MR. KELLY KRAMER,
16 appeared on behalf of the United
City of Yorkville, Illinois .
17
18
19
20
21
22
23
24
n_--_ (--- ,1- P rInrt- i ncr Service ( 630 ) 983- 0030
3
1 ( Pledge of
2 Allegiance )
3 CHAIRMAN LINDBLOM : We are now in
4 public hearing . With that, could I have anybody
5 that wishes to address the Commission on -- we
6 have three public hearings tonight , on any one of
7 the three, please stand and raise your right
8 hand?
9 (Witnesses sworn)
10 CHAIRMAN LINDBLOM : Thank you . Item
I1 number one is PC 2004-16 , Saravanos Properties ,
12 LLC , Petitioners , has filed an application with
13 the United City of Yorkville, Kendall County,
14 Illinois , requesting annexation to the United
15 City of Yorkville and rezoning from Kendall
16 County A-1 Agricultural to United City of
17 Yorkville B-3 Service Business District .
18 The real property consists of
19 approximately two acres at 7131 Route 47 , Kendall
20 Township, Kendall County, Illinois .
21 And who is speaking for the
22 petitioner?
23 WHEREUPON :
24 JOHN F . ARGOUDELIS ,
Depo Court Reporting Service ( 630 ) 983-0030
4
1 having been first duly sworn, testified before
2 the Plan Commission as follows :
3 MR. ARGOUDELIS : Good evening . My
4 name is John Argoudelis . I am the attorney for
5 Saravanos Properties . Mr . Saravanos is here , he
6 is the owner of Saravanos Properties , and we have
7 Scott Mai , the engineer, is also here , who will
8 give you a lot more detailed information than I
9 can .
10 This parcel of land is located
I1 at the southwest corner of Route 71 and Route 47
12 south of the existing McDonald ' s .
13 Mr . Saravanos purchased the
14 eight-acre site immediately south of McDonald ' s ,
15 which has already annexed to the City as the
16 Hughes ' property, it might be known to some
17 people as Tom Hughes ' property. That property is
18 going through the review process at this time .
19 This property that ' s at issue
20 tonight is the adjoining two-acre homesite
21 directly south of the eight acres , and that
22 property is not annexed to the City, and the
23 petition tonight is to have it annexed and zoned
24 to be part of the commercial retail development
Depo Court Reporting Service ( 630 ) 983-0030
5
1 that ' s planned on the eight acres of the Hughes '
2 parcel .
3 So I ' m going to ask Scott Mai
4 to come up . He can give you a lot more detail on
5 the particulars about the project .
6 WHEREUPON :
7 SCOTT MAI ,
8 having been first duly sworn , testified before
9 the Plan Commission as follows :
10 MR . MAI : There is not a lot more
11 detail to be given . There is a little triangle
12 that ' s left to be annexed, that we are asking to
13 be annexed to this to make a contiguous
14 property .
15 It ' s a small triangle that kind
16 of finishes out the property and it ' s -- I think
17 it ' s probably the best use for that piece of
18 property to add it to the contiguous use there ,
19 so I ' m available for any questions .
20 CHAIRMAN LINDBLOM : Okay . We ' ll see
21 if we have any questions from the audience . We
22 may come back to this later, Tom.
23 Is there anybody else that
24 wishes to address the Commission regarding this
Depo Court Reporting Service ( 630 ) 983-0030
6
1 petition?
2 (No response )
3 CHAIRMAN LINDBLOM : Mike , for the
4 record, anything to add?
5 MR. SCHOPPE : No , just that the B- 3
6 zoning that they are asking for is consistent
7 with our Comprehensive Plan .
8 CHAIRMAN LINDBLOM : Okay . One more
9 time , is there anybody else that has any interest
10 or concerns at this time?
11 (No response )
12 CHAIRMAN LINDBLOM : Okay . Hearing
13 none , then we will move on .
14 Item 2 under Public Hearings is
15 PC 2004- 06, Centex Homes , Petitioner , has filed
16 an application with the United City of Yorkville ,
17 Kendall County, Illinois , requesting annexation
18 to the United City of Yorkville and rezoning from
19 Kendall County A-1 Agricultural to United City of
20 Yorkville R-3 General Residence Planned Unit
21 Development and R- 4 General Residence Planned
22 Unit Development .
23 The real property consists of
24 approximately 407 . 43 acres on the north and south
D,ri"Inn Service ( 630 ) 983- 0030
7
1 sides of Galena Road and one-quarter mile east of
2 Route 47 , Bristol Township, Kendall County,
3 Illinois .
4 Fred, are you speaking then for
5 the petitioners ?
6 WHEREUPON :
7 FRED FEINSTEIN,
8 having been first duly sworn , testified before
9 the Plan Commission as follows :
10 MR. FEINSTEIN : Thank you,
I1 Mr . Chairman . Good evening . My name is Fred
12 Feinstein, an attorney --
13 CHAIRMAN LINDBLOM : Fred, excuse me .
14 Could you possibly move your display over to the
15 side so somebody in the audience might be able to
16 see it as well as us ?
17 MR . FEINSTEIN : Sure . Can we move
18 the microphone along with it ?
19 CHAIRMAN LINDBLOM: Sure . Sure .
20 Can you maybe turn that now a little bit and --
21 the other way .
22 MR . FEINSTEIN : That way?
23 CHAIRMAN LINDBLOM : There you go .
24 MR . FEINSTEIN : Mr . Mayor?
Depo Court Reporting Service ( 630 ) 983- 0030
8
1 MAYOR PROCHASKA: That ' s fine .
2 MS . KRAMER: Mr . Chairman, the
3 attorney did submit the qualifications of their
4 experts that will be testifying, so we will
5 accept those and those will be made part of the
6 record as Petitioner ' s Exhibit 1 and Exhibit 2 .
7 CHAIRMAN LINDBLOM : Yes , we will
8 accept that .
9 MR . FEINSTEIN : Thank you . Also for
10 the record, if I may note , I have advised counsel
11 and your city manager that I did not take the
12 oath . I am here as an advocate on behalf of my
13 client , who will be offering no testimony . Thank
14 you for the courtesy .
15 CHAIRMAN LINDBLOM: So you know, all
16 of us have received a copy of this , so we have
17 the details in front of us as well as out there .
18 MR. FEINSTEIN : Thank you . I was
19 not aware of that, and thank you for the
20 opportunity . I have submitted and three people
21 have taken the oath .
22 The primary focus this evening
23 is a piece of property, a large piece of
24 property . Mr . Chairman, you ' ve announced the
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9
1 public hearing on Number 2-A .
2 With your permission and the
3 permission of the Commission , I would ask you to
4 combine 2-A and 2-B because we are going to be
5 offering testimony about the whole 600 acres that
6 are involved.
7 In fact , I think you ' ll find
8 that to be one of the mainstays of the
9 presentation this evening , is through the
10 assemblage of such a large piece , you will hear
11 creative land planning issues to take into
12 account , so with your permission, I would like
13 you to combine both .
14 CHAIRMAN LINDBLOM : Kelly, should I
15 state it for the record?
16 MS . KRAMER : If you would .
17 CHAIRMAN LINDBLOM : I am just going
18 to read into the record 2-B . PC 2004 -06 , Centex
19 Homes , Petitioner, has filed an application the
20 United City of Yorkville , Kendall County,
21 Illinois , requesting rezoning from the United
22 City of Yorkville R-1 One-Family Residence
23 Planned Unit Development and R-3 General
24 Residence Planned Unit Development to United City
Depo Court Reporting Service ( 630 ) 983-0030
10
1 of Yorkville R-3 General Residence Planned Unit
2 Development and R-4 General Residence Planned
3 Unit Development .
4 The property consists of
5 approximately 54 acres northeast of Route 47 and
6 Galena Road and approximately 133 . 51 acres
7 southeast and southwest of Galena Road and
8 Cannonball Trail , Bristol Township , Kendall
9 County, Illinois .
10 Okay . Just for the Commission
11 members , I believe what you received in your
12 packet is probably a little bit different than
13 what Fred has on display .
14 This is showing some planned
15 parcels on here ; that is not the intent tonight
16 to do that . This is also really looking at only
17 zoning and annexation , so just ignore if you will
18 the platting and plotting on here and just look
19 to the overall plan . A corrected version comes
20 forward .
21 MR. FEINSTEIN : I thank you again .
22 For the record, Fred Feinstein . I am with the
23 firm of McDermott , Will & Emery and representing
24 Centex Homes .
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11
1 I guess I should start by
2 letting you know -- because it ' s a very proud
3 thing for me -- that Centex Homes has been a
4 client for over 30 years and my meal ticket for
5 over 30 years outside the firm. So I appreciate
6 having not just an advocacy position, but also a
7 great deal of experience with the developer that
8 has developed throughout this community and
9 throughout the Chicagoland area for many, many
10 years , 30 years of my experience , and they were
11 here before my representation .
12 I have given you the expert
13 testimony resumes of Peter Huinker and Mark
14 Baker , who will be offering testimony this
15 evening, but the primary presentation is by Kevin
16 Stough from Centex Homes .
17 This is really a developer ' s
18 project . While we have worked very hard with
19 your Staff and will continue to work with your
20 Staff through the progression of the developments
21 that you will be hearing testimony on this
22 evening, we will continue to use our experts , but
23 I think you ' ll hear from Kevin as to how we got
24 here this evening and where we think we are
Depo Court Reporting Service ( 630 ) 983- 0030
12
1 going .
2 For the record also, neither of
3 the experts who are here this evening have any
4 interest in the property, they are independent
5 experts other than their fees , by virtue of their
6 professional fees this evening , they are
7 independent experts and will be able to answer
8 questions in that respect .
9 Also for the record, Peter
10 Huinker of Smith is engaged by the municipality
11 as a consultant in connection with the
12 comprehensive plan study, having nothing to do
13 with this segment of your community, and we have
14 made full disclosure to you, to your Staff, of
15 that representation, so he is independent to us ,
16 independent to you, but again , for the record, he
17 does have a relationship here in Yorkville .
18 I ' m sorry, did I say Mark? I ' m
19 sorry . It shows the wrong thing on here . It is
20 Mark Baker who has been engaged . I stand
21 corrected, with apologies to both Peter and
22 Mark .
23 With that I will have Kevin
24 Stough basically walk you through the plan and
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13
1 show you what we are doing .
2 There is also a little
3 modification with respect to the zoning
4 classifications that underline the planned unit
5 development concepts which are being
6 introduced .
7 Through again discussions with
8 Staff, there was an indication that maybe we
9 should consider a different zoning classification
10 when you were there , but it will all come
11 together for you as Kevin marches you through the
12 plan as you go forward .
13 WHEREUPON :
14 KEVIN STOUGH ,
15 having been first duly sworn, testified before
16 the Plan Commission as follows :
17 MR . STOUGH : Good evening . Again ,
18 Kevin Stough, Centex Homes , 2205 Point
19 Boulevard .
20 Centex Homes is the proposed
21 developer of this property, but a little
22 background on Centex Homes .
23 As Fred mentioned, he ' s been
24 with us for about 30 years , but Centex has been
Depo Court Reporting Service ( 630 ) 983-0030
14
1 building in the Chicago area for about 50 years .
2 We have 90 divisions throughout the United States
3 and we also build in the United Kingdom.
4 In any given year we are
5 usually ranked one through five in the most homes
6 built within the United States and locally we are
7 one of the larger developers in the Chicago
8 metropolitan area .
9 This is our first opportunity
10 to come before you in Yorkville . We had been
11 looking for land for several years and were very
12 fortunate and pleased to assemble 600 acres on
13 the north side of Yorkville .
14 The location, if you take a
15 look at the plan and also the one that ' s before
16 you , running from east to west , we ' ve got about a
17 mile and a half of frontage on Galena Road, and
18 running north and south, the development is about
19 a mile and a half also, so all told, it ' s 600
20 acres .
21 Some of that land has already
22 gone through approval processes with you; for
23 instance , the Northgate property at the northeast
24 corner of Galena and Route 47 is already annexed
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15
1 and zoned in the City, and also the Bristol Club
2 property on the south side of Galena at
3 Cannonball has an annexation agreement in place
4 with the zoning and the land use approved .
5 The area is located in what ' s
6 called a transition area within the City . The
7 basis behind that is that we ' re literally less
8 than a quarter mile from Route 47 in the
9 commercial that ' s going to be developed along
10 Route 47 .
11 Your Comprehensive Plan
12 discusses this transition area as an opportunity
13 to bring in higher density uses that are in close
14 proximity to the commercial and also in close
15 proximity to your arterial , which in this case is
16 Route 47 .
17 The surrounding uses of the
18 property, present surrounding uses , well , they ' re
19 all agricultural at this time , and the only
20 thing other than Northgate and Bristol Club that
21 is in the City is the southwest corner of Galena
22 and Route 47 and that ' s a development that ' s
23 going through your approval process right now
24 also .
Depo Court Reporting Service ( 630 ) 983-0030
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1 MR. FEINSTEIN : Kevin?
2 MR. STOUGH : The other property
3 that ' s in some type of approval process is what ' s
4 called the Saratoga property . That ' s located at
5 the north side of Galena and the west side of
6 Dixon .
7 That about 150-acre parcel is
8 going through the approval process in Montgomery
9 right now and so that property will be contiguous
10 to our 600 acres .
11 The idea behind this particular
12 development is that we originally were going to
13 do a traditional neighborhood . We were going to
14 come in, propose our stormwater management
15 on-site , propose neighborhood parks , propose a
16 school site , propose our different land uses .
17 We ' ve been working with Staff
18 from the very beginning of assembling this land,
19 and very early on the city requested that we
20 consider providing some open space for a regional
21 stormwater facility, and that is different than
22 what we originally were anticipating because we
23 were going to handle our own stormwater
24 management and were not intending to handle the
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17
1 stormwater management for approximately a
2 1900-acre area east of Route 47 and south of 30 ,
3 so in working with Staff , we were able to move
4 forward with that concept, and then fairly soon
5 after that the City said, you know, this area
6 would also be a good location for an opportunity
7 for some more open space in the form of a
8 regional recreational facility .
9 That regional -- excuse me,
10 recreational facility can be in the form of a
11 golf course or ball fields or other passive or
12 active recreation . We took a look at our land
13 plan and said well , let ' s look at it and work
14 with the city .
15 Our concern from the very
16 beginning when we started, being asked to
17 dedicate more and more open space , was that we
18 were looking for an approximate density on the
19 site in order to make the development successful ,
20 and that ' s led to this land plan .
21 We ' ve got 233 acres in the
22 middle of the property dedicated towards the
23 regional stormwater facility, and the
24 recreational opportunities for not only residents
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18
1 of Yorkville , but potentially for people outside
2 the city . It is truly going to be a regional
3 recreational opportunity .
4 In looking at that regional
5 recreational space area, it kind of is a
6 location where it divides the neighborhood to
7 some degree probably a more higher density
8 transition area over to the suburban or urban --
9 excuse me , suburban land uses in the Bristol Club
10 property.
11 The concept with -- In looking
12 at this land plan, we wanted to make sure we met
13 your requirements for your Comprehensive Plan
14 from the standpoint of meeting the transitional
15 standards , so we ' ve got open space outside the
16 regional , we ' ve got open space for our parks that
17 are all within about a quarter mile walking
18 distance of all the homeowners , we will have a
19 bike path system that links the parks and links
20 the neighborhood, we will have -- It is truly a
21 walkable community .
22 In other words , we will have
23 within walking distance to most of the residents
24 of this development, they can go to the shopping
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19
1 center, they can go to the parks , they can go to
2 the schools on the site , they can go to our
3 amenity center, which will include a clubhouse
4 and pool and tennis courts .
5 This concept of providing large
6 amounts of open space along with the residential
7 part of it is also considered what ' s called a
8 conservation or cluster-type development . You
9 have large open spaces and we are clustering the
10 homes in a walkable smaller area .
11 With a traditional neighborhood
12 we would have several ponds throughout the
13 development and we would not have a large open
14 space in the middle of the property, again, 233
15 acres .
16 A lot of developments that you
17 have coming before you right now alone aren ' t
18 even 233 acres , let alone in this case you are
19 getting all open space in that 233 acres .
20 In looking at the uses , in
21 looking at the transportation system, in looking
22 at the open space , in looking at the standards
23 listed in your Comp Plan, it is our opinion that
24 we are meeting your Comp Plan requirements and
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20
1 standards , and we are very fortunate that we ' ve
2 been working as close with Staff and they ' ve been
3 guiding us through this process .
4 Some of the neighborhood
5 amenities that I ' ve already mentioned will
6 provide on-site opportunities for the
7 homeowners .
8 The school site , even though
9 it ' s on the northern portion of the property, is
10 centered in what will be a larger regional -- or
11 larger recreational area that other developments
12 to the north and east will be able to walk to
13 that school site . Our own parks , neighborhood
14 parks , are again walkable from the homeowners .
15 One of the -- if you recall , we
16 were before the Plan Commission back in June with
17 our concept plan . That concept plan has not
18 changed other than the commercial and the
19 Bristol Club properties rearranged a little bit ,
20 the school site got bigger , we were requested to
21 go from 12 acres up to the 19 acres where we are
22 at now, and other than that, the site plan has
23 not changed -- or this site plan has not
24 changed since the concept plan that went before
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21
1 you in June and went to the City Council in
2 July .
3 The other neighborhood amenity
4 is the amenity center, which will include a
5 clubhouse , a swimming pool , and a tennis court
6 complex that ' s adjacent to a neighborhood park
7 that will also have park equipment and a play
8 space that will allow children to participate in
9 practices with their neighborhood ' s other kids .
10 This clubhouse will be owned
11 and operated by the homeowner ' s association and
12 the -- all of the homeowners within this
13 development will participate in homeowner ' s
14 association dues and will be all members of this
15 clubhouse and pool facility .
16 It ' s not going to be a
17 membership fee-based facility. We are going to
18 do an economy scale here where all the homeowners
19 will participate in its maintenance and
20 operation .
21 The regional benefits that we
22 see from this particular neighborhood, we ' re
23 meeting the City ' s Comp Plan from a
24 transportation standpoint .
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1 Galena Road functions as a
2 major collector street running east and west . We
3 are providing a north/south collector system that
4 goes through the middle of the neighborhood,
5 which is called for in your Comp Plan .
6 We are also providing an
7 east/west collector on the northern portion of
8 our property that will come from Route 47 , go
9 through our neighborhood and connect to the
10 neighborhood to the east . It eventually will
11 make its way over to Dixon Road.
12 And then also we have
13 Cannonball Trail , which is on the far eastern end
14 of our property .
15 We are also participating with
16 other developers in the area in bringing a sewer
17 interceptor from the treatment plant north to
18 this area ; that is participation that is
19 encouraged -- or looking -- we are looking
20 forward to that , and it ' s a participation that we
21 are providing our backing with funds to install
22 that interceptor .
23 And, of course , from a regional
24 standpoint, the open space opportunities , and I
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23
1 know that the City will be working with the Park
2 District to identify what is the appropriate uses
3 on that open space , and the game plan is for us
4 to hand over that open space to the City and the
5 City will design and build the regional
6 stormwater facility and also the -- any
7 recreational uses on the site .
8 And finally, from a regional
9 benefit , or actually City benefit, we ' re agreeing
10 to pay all the appropriate city impact fees that
I1 is required of us that go hand-in-hand with the
12 school site and also the parks and open space
13 requirements .
14 And just other items that are
15 focal points for us with the designing of this
16 neighborhood, you ' ll notice that our neighborhood
17 parks on the western portion are located on the
18 collector street .
19 There is going to be a bike
20 path running north and south through that
21 collector street system that will link those
22 parks and also our amenities center .
23 Other than that , what we would
24 try to do is that when a street comes into one of
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24
1 our , for instance , single-family neighborhoods ,
2 it either ended at an open space park or it ended
3 at a view corridor opening up to the large open
4 space area .
5 It ' s better -- it ' s easier to
6 look at the land plan you ' ve got in your packet
7 versus the one that' s handed out to identify
8 those street corridors or those leading to the
9 open space . That ' s the end of my presentation .
10 MR. FEINSTEIN : Let ' s look at a few
I1 issues here . You ' ve described the regional
12 detention area .
13 What result would this have on
14 the ability of the shopping center and other
15 properties around to develop?
16 MR. STOUGH : The plan for the
17 regional stormwater facilities will handle the
18 stormwater detention requirements for an
19 approximately 1900-acre area .
20 The game plan as I understand
21 it is that all the developments in this
22 1900-acre area would not have to provide their
23 own stormwater management detention on-site ,
24 that they will in essence be able to catch
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25
1 their stormwater, send it to an open space
2 corridor that leads to the large ponds that are
3 going to be in the south portion of the
4 property .
5 What it provides for these
6 other areas is that it will allow them to design
7 their land plans without having to do stormwater
8 management on-site .
9 Stormwater management on-site
10 usually takes somewhere between 10 and 15 percent
11 of your land area, so that 10 or 15 percent can
12 be dedicated towards a -- a working out of a
13 better land plan for those properties .
14 MR . FEINSTEIN : What impact will
15 that have on the commercial site?
16 MR. STOUGH : Specific to the
17 commercial site , Northgate Shopping Center , for
18 instance, was designed in a traditional manner
19 with ponds on-site .
20 Those ponds for the most part
21 would be able to go away and simply they will
22 catch their stormwater on-site and send it to the
23 large regional stormwater facility . That will
24 open up for more commercial uses on Route 47 in
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26
1 this 1900-acre area .
2 In fact , there ' s going to be
3 some commercially identified property that might
4 be to some degree unbuildable due to floodplains
5 and low areas that now it will be able to be
6 handled in this regional stormwater facility .
7 MR. FEINSTEIN : Kevin, why don ' t you
8 describe why you are asking for planned unit
9 development standards to be applied to the entire
10 600 acres and you are also asking for some
11 underlying zoning, so if you would just walk us
12 through for the record what we are asking for .
13 MR . STOUGH : Sure . We actually
14 provided public notice that we were going to be
15 rezoning the property to an R-3 PUD and an R-4
16 PUD .
17 The R-3 was intended for the
18 townhome neighborhoods and also the single-family
19 neighborhoods ; the R-4 PUD was planned for the
20 condominium, multi-family neighborhoods .
21 We were again continuing to
22 work with the City Staff . It was mentioned
23 that -- and recommended that the single-family be
24 zoned to an R-2 PUD to reflect the underlying use
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27
1 that ' s allowed in the R-2 , which is
2 single-family .
3 Even though R-3 zoning category
4 allows for single-family as a permitted use , it
5 was recommended that we zone the single- family to
6 R-2 PUD, and that ' s what we are showing on this
7 new plan that was handed out, is that the light
8 yellow, the green open space area , the school
9 site , all those areas are going to be zoned R-2
10 PUD, the townhome neighborhoods will be zoned R-3
11 PUD, and the condominium multi-family
12 neighborhoods will be zoned R-4 PUD .
13 Also on your plan, just for
14 reference of what properties are included in our
15 land plan, is there is some different colored
16 lines that represent the ownership of the 600
17 acres , the present ownership of the 600 acres .
18 MR. FEINSTEIN : You have submitted
19 in your package the standards for the planned
20 unit development in each one of the different
21 neighborhoods ?
22 MR. STOUGH : Yes .
23 MR . FEINSTEIN : Those are part of
24 the report . And what type of density does that
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1 yield in connection with the entire parcel?
2 MR. STOUGH : For the 600-acre
3 overall neighborhood, including the open space
4 and the different residential neighborhoods , we
5 are proposing an overall gross density of 3 . 43
6 units per acre .
7 MR. FEINSTEIN : And that ' s based
8 upon the standards of the application that you
9 have submitted for each one of the identified
10 products ?
11 MR . STOUGH : Yes .
12 MR. FEINSTEIN : Just a moment if you
13 will , please .
14 CHAIRMAN LINDBLOOM : Kevin, while we
15 have a break in the action here, can you maybe
16 point out on the map relative to Item 2-B the
17 rezoning of parcels that have already been --
18 MR . STOUGH : Yes . Again, the
19 Northgate property is already annexed and zoned .
20 Part of that Northgate property is presently
21 zoned R-3 PUD .
22 Within this area, the
23 residential portion of Northgate , we are asking
24 for R-3 PUD and also R-4 PUD .
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1 The Bristol Club property, in
2 addition to our residential zoning category, the
3 commercial part of Northgate is zoned B-3 . We
4 are not here tonight representing anything to do
5 with the commercial site , in particular any kind
6 of zoning .
7 The same thing with the Bristol
8 Club property; there is some commercial that is
9 proposed for that and we are not proposing
10 anything tonight with regards to the commercial
11 site , but the Bristol Club property, we are
12 proposing an R-3 PUD for the townhome
13 neighborhood east of Cannonball and R-2 PUD for
14 the single-family west of Cannonball .
15 The remaining land, which is
16 the Rosenwinkle property and also the Bertram
17 property, those have to also be annexed and go
18 through an annexation process and also the zoning
19 process . Those properties are part of the 2-A
20 where we are asking for the various zoning
21 categories .
22 CHAIRMAN LINDBLOM : So in summary to
23 this , we are asking for some of that land to be
24 annexed and zoned and the rest of the property
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1 that ' s already been annexed and zoned to change
2 the zoning?
3 MR . STOUGH : Correct .
4 MR . FEINSTEIN : We will be
5 submitting an amended and restated annexation
6 agreement for those at the public hearing for the
7 trustees to incorporate as I said the entire 600
8 acres .
9 MR . SCHILLINGER: You are asking for
10 a higher density, is what you are asking for ?
11 MR . STOUGH : The -- What we are
12 looking at for this 600 acres is a neighborhood
13 altogether . Under the original scenario,
14 somebody would develop the Northgate residential ,
15 somebody would develop maybe all of the Bristol
16 Club property or one or both uses , and then
17 somebody could develop various portions of
18 Rosenwinkle and Bertram.
19 We are coming in with a
20 consolidation of all the properties and coming in
21 with one master plan community, which we see as a
22 big value , and especially with the opportunity to
23 provide the regional open space .
24 MR. FEINSTEIN : Kevin, I don ' t
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1 recall , did you give the statistics on the Comp
2 Plan , on the open space , and how you exceed that?
3 MR. STOUGH : Yes . The Comprehensive
4 Plan identifies an opportunity to receive a
5 density bonus when you provide up to 25 percent
6 extra open space in your development .
7 We far exceed that 25 percent,
8 even though we ' re still keeping at the 3 . 5 , which
9 is the max in the Comprehensive Plan, again,
10 working with the City, to provide for the large
11 open space , we far exceed the 25 percent .
12 In our calculation, instead of
13 25 percent extra open space , we are at 140
14 percent extra open space .
15 MR . FEINSTEIN : And do you have an
16 opinion or can you share your opinion as to
17 whether or not the development of the 600 acres
18 as a matter of form and proposal will have any
19 adverse effect on any of the neighboring
20 properties ?
21 MR . STOUGH : No . We are providing
22 for no uses that will negatively impact the
23 adjacent properties , and we are in fact providing
24 street connections to the adjacent properties
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1 where we can .
2 The large regional open space
3 pond to the south will prevent us from putting a
4 street through to Corneils , but we are connecting
5 to all neighborhoods in all the other directions .
6 MR . FEINSTEIN : Thank you .
7 CHAIRMAN LINDBLOM : Okay . At this
8 time then, is there anybody in the audience that
9 has questions , comments , on this petition?
10 (No Response )
11 CHAIRMAN LINDBLOOM: Hearing none ,
12 Mike , do you have some comments for the record on
13 this ?
14 MS . KRAMER: Briefly for the record,
15 if you will please introduce yourself and then
16 state your qualifications .
17 MR. SCHOPPE : Mike Schoppe for the
18 City, consulting land planner .
19 MS . KRAMER : And how long have you
20 been a consulting land planner?
21 MR . SCHOPPE : Six years I think .
22 MS . KRAMER : Can you state a couple
23 of your qualifications ?
24 MR . SCHOPPE : We ' ve been in
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1 professional practice for twenty years doing
2 consulting for municipalities , in private land
3 development , and in that time period our primary
4 role has been preparing development plans for a
5 multitude of development types , for
6 residential , commercial , and other types of
7 public projects .
8 MS . KRAMER : And have you had an
9 opportunity to examine the petition and the
10 accompanying site plan that was submitted for
11 this particular property?
12 MR. SCHOPPE : We have reviewed the
13 documents . We haven ' t reviewed in detail the
14 statistical analysis of the plan, but we have
15 reviewed the applications for the points relative
16 to annexation and zoning .
17 MS . KRAMER : And are you prepared to
18 give an opinion as to what the Comprehensive Plan
19 has listed as the zoning classification in this
20 particular area?
21 MR . SCHOPPE : Yes .
22 MS . KRAMER : And what is that?
23 MR . SCHOPPE : Well , the
24 Comprehensive Plan doesn ' t have zoning
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1 classifications , as you know . It ' s got the land
2 use classifications that the Comp Plan calls for
3 in the area are transitional land that ' s
4 primarily on the eastern half of this
5 development . There is -- I ' m sorry . We have it
6 split . Primarily on the western half of this
7 development the Comp Plan calls for the
8 transitional neighborhood .
9 The far east side of this
10 project is actually referred to as a suburban
11 neighborhood .
12 MS . KRAMER : And can you briefly
13 explain the intent behind the transitional
14 zoning?
15 MR. SCHOPPE : The transitional
16 zoning recognizes areas that are adjacent to
17 commercial areas or non-residential uses , it
18 recognizes areas that are adjacent to our major
19 roadways , and also areas that are adjacent to
20 other taxing districts , sanitary sewer
21 facilities , as well as other municipalities .
22 MS . KRAMER: And you ' ve had an
23 opportunity to examine this particular plan with
24 what the Comp Plan calls for, correct ?
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35
1 MR. SCHOPPE : Correct .
2 MS . KRAMER : And do you believe that
3 this particular plan complies with the United
4 City of Yorkville Comprehensive Plan as it ' s
5 stated in that area?
6 MR. SCHOPPE : Relative to the land
7 uses and the zoning, I believe that the petition
8 is consistent with the Comprehensive Plan .
9 What we haven ' t had an
10 opportunity to do is to review and go through all
11 of the calculations that are needed to see if it
12 meets those standards , those statistical
13 standards , that are set up for a transitional
14 neighborhood .
15 MS . KRAMER: And when you speak of
16 statistical analysis , does that include the
17 density chart that ' s listed in the upper
18 right-hand corner of this by petitioner to the
19 Plan Commission?
20 MR . SCHOPPE : It doesn ' t reference
21 that chart . What it does reference is the chart
22 that ' s in the transitional neighborhood that sets
23 up the four standards of density, the amount of
24 open space , and the amount of product type for
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36
1 single-family attached . That ' s the statistics
2 that we want to review with planning
3 guidelines .
4 MS . KRAMER : Have those statistics
5 been submitted to the City as far as you know?
6 MR . SCHOPPE : They ' re submitted on
7 these plans, yes .
8 MS . KRAMER: When did you receive
9 these plans?
10 MR . SCHOPPE : On Friday . Last
I1 Friday .
12 MS . KRAMER: And what was that date ?
13 MR. SCHOPPE : September 3rd .
14 MS . KRAMER: So you have not had an
15 opportunity to review the density calculations
16 that the petitioner testified to, correct?
17 MR . SCHOPPE : We ' ve had a chance to
18 generally review them; however , to review them as
19 we have on other projects , to answer the question
20 do the statistics of the plan meet the standards
21 of the transitional , we do need some type of
22 input with members of the City Staff .
23 MS . KRAMER : And is that generally
24 done throughout the process prior to the City
flrn Court Reporting Service ( 630 ) 983-0030
37
1 Council public hearing on the PUD?
2 MR. SCHOPPE : Yes . Yes .
3 MS . KRAMER : And so it ' s not
4 something we would have here today?
5 MR . SCHOPPE : Right .
6 MS . KRAMER : If you could just
7 briefly -- There is a central -- or let me start
8 over .
9 There is a portion in the
10 middle of the property that is not subject to
11 this petition, correct, the Rosenwinkle
12 farmstead?
13 MR . SCHOPPE : It ' s not identified on
14 there as the Rosenwinkle farmstead . Maybe we
15 could ask the petitioner if that ' s the
16 Rosenwinkle farmstead .
17 MS . KRAMER : Okay . I will get to
18 that in a minute . Have you been involved in
19 the stormwater management plan at all for this
20 area?
21 MR. SCHOPPE : Yeah . We sat in on
22 meetings with the City ' s consulting engineer to
23 review the general intent of what ' s trying to be
24 accomplished with the stormwater management
Hann (7n>>rt Reporting Service ( 630 ) 983-0030
38
1 system.
2 MS . KRAMER: And based upon those
3 meetings , do you believe that this parcel is
4 unique in that it will provide regional
5 stormwater management for the entire area?
6 MR . SCHOPPE : Yes .
7 MS . KRAMER : But all in all you
8 believe this plan complies with the Comprehensive
9 Plan as far as zoning goes ?
10 MR . SCHOPPE : Yes .
11 MS . OHARE : Mr . Stough , can I ask
12 you just one question?
13 MR . STOUGH : You bet .
14 MS . OHARE : There is an area in the
15 middle of the project . Is that the Rosenwinkle
16 farmstead?
17 MR. STOUGH : Yes , it is . And it ' s
18 about -- a total of about 14 acres , and that is
19 not part of our petition and we do not have that
20 farmstead under contract .
21 CHAIRMAN LINDBLOM : Anything else?
22 MR . STOUGH : And I might add, the
23 Bertram farmstead, also on the north side of
24 Galena , is not part of this petition .
Deo Court Reporting Service ( 630 ) 983-0030
39
1 MS . KRAMER : Thank you .
2 CHAIRMAN LINDBLOM: Okay . Let me
3 ask one more time if there is anybody else in the
4 audience that has questions , concerns , on this
5 project .
6 (No response )
7 CHAIRMAN LINDBLOM: Fred, is there
8 anything else from you?
9 MR. FEINSTEIN : No . We thank you
10 for the opportunity and we would ask for your
11 favorable consideration and recommendations to
12 the Council as you deliberate during the session
13 that follows the public hearing .
14 CHAIRMAN LINDBLOM : All right .
15 Thank you . With that being said, I would
16 entertain a motion to close the public hearing .
17 MR. GREEN : So moved .
18 MR . JONES : Second .
19 CHAIRMAN LINDBLOOM : Moved and
20 seconded to close the public hearing . Any
21 discussion on the motion?
22 (No Response )
23 CHAIRMAN LINDBLOM : Hearing none ,
24 those in favor signify by saying aye .
Depo Court Reporting Service ( 630 ) 983-0030
40
1 (A Chorus of Ayes )
2 CHAIRMAN LINDBLOM : Opposed?
3 (No response )
4 CHAIRMAN LINDBLOM : Motion passes .
5 Thank you .
6 (Which were all the
7 proceedings reported
8 at the date and time
9 aforementioned . )
10 ---000---
11
12
13
14
15
16
17
18
19
20
21
22
23
24
Depo Court Reporting Service ( 630 ) 983-0030
41
1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH , being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter and Registered Professional
7 Reporter doing business in the State of Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing meeting;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said meeting .
14 IN WITNESS- WHEREOF I have hereunto set
15 my ,hand this __7t,---) day of
16 L AC , L. , 2004 .
17
19 / I/ (di^ F ` j� ^
CHRISTINE M . VITOSH, C . S . R .
20 CSR License No . 084- 002883
21
22
23
24
Deno Court Reporting Service ( 630 ) 983-0030
Plan Commission - Yorkville Multi-Page connections - June
September 8, 2004
connections[1] 31:24 designing[1] 23:15 encouraged[1] 22:19 focal[i] 23:15 21:13
conservation[1] 19:8 detail[3] 5:4,11 33:13 end[2] 22:13 24:9 focus[1] 8:22 homeowners[s] 18:18
consider[2] 13:9 16:20 detailed[1] 4:8 ended[2] 24:2,2 follows[s] 4:2 5:9 7:9 20:7,14 21:12,18
consideration[1] 39:11 details[1] 8:17 engaged[2] 12:10,20 13:16 39:13 homes[10) 6:15 9:19
considered[1] 19:7 detention[3] 24:12,18 engineer[2] 4:7 37:22 foregoing[2] 41:9,10 10:24 11:3,16 13:18,20
consistent[2] 6:6 35:8 24:23 entertain[1] 39:16 form[31 17:7,10 31:18 13:22 14:5 19:10
consists[3] 3:18 6:23 develop[4] 24:15 30:14 entire[4] 26:9 28:1 30:7 fortunate[2] 14:12 20:1 homesite[1] 4:20
10:4 30:15,17 38:5 forward[4] 10:20 13:12 hour[1] 1:9
consolidation[1] 30:20 developed[z] 11:8 15:9 equipment[1] 21:7 17:4 22:20 Hughes'[3] 4:16,17 5:1
consultant[1] 12:11 developer[21 11:7 13:21 especially[1] 30:22 four[1] 35:23 Huinker[21 11:13 12:10
consulting[4] 32:18,20 developer's[1] 11:17 essence[11 24:24 Fred[8) 7:4,7,11,13 10:13
33:2 37:22 developers[2] 14:7 evening[io] 4:3 7:11 10:22 13:23 39:7 -I-
contains[i] 41:12 22:16 8:22 9:9 11:15,22,24 12:3 Friday[2] 36:10,11 idea[1] 16:11
contiguous[3] 5:13,18 development[2s] 4:24 12:6 13:17 front[1] 8:17 identified[3] 26:3 28:9
16:9 6:21,22 9:23,24 10:2,3 eventually[i] 22:10 frontage[1] 14:17 37:13
13:5 14:18 15:22 16:12
continue[z] 11:19,22 examine[2] 33:9 34:23 full[i] 12:14 identifies[1] 31:4
17:19 18:24 19:8,13 21:13
continuing pi 26:21 26:9 27:20 31:6,17 33:3,4 exceed[3] 31:2,7,11 functions[1] 22:1 identify[2] 23:2 24:7
contract[1] 38:20 33:5 34:5,7 excuse[3] 7:13 17:9 18:9 funds[1] 22:21 ignore[1] 10:17
copy[1] 8:16 developments[4] 11:20 Exhibit[2] 8:6,6 Illinois[12] 1:2,11 2:15
Corneils[1] 32:4 19:16 20:11 24:21 existing[1] 4:12 -G- 2:16 3:14,20 6:17 7:3 9:21
comer[4] 4:11 14:24 different[7] 10:12 13:9 experience[2] 11:7,10 Galena[lo] 7:1 10:6,7 10:9 41:1,7
15:21 35:18 16:16,21 27:15,20 28:4 expert[1] 11:12 14:17,24 15:2,21 16:5 immediately[1] 4:14
correct[6] 30:3 34:24 DINA[1] 2:12 22:1 38:24 impact[3] 23:10 25:14
experts[5] 8:4 11:22
35:1 36:16 37:11 41:11 directions[1] 32:5 12:3,5,7 game[3] 1:10 23:3 24:20 31:22
corrected[2] 10:19 directly[1] 4:21 explain[1] 34:13 general[6] 6:20,21 9:23 include[3] 19:3 21:4
12:21 disclosure[1] 12:14 extra[3] 31:6,13,14 10:1,2 37:23 35:16
corridor[2] 24:3 25:2 discusses[1] 15:12 generally[2] 36:18,23 included[1] 27:14
corridors[1] 24:8 discussion[1] 39:21 -F- GIPE[1] 2:12 including[1] 28:3
Council[3] 21:1 37:1 discussions[1] 13:7 given[3] 5:11 11:12 14:4 incorporate[1] 30:7
39:12 F[1] 3:24 independent[4] 12:4,7
display[2] 7:14 10:13 facilities[2] 24:17 34:21 goes[2] 22:4 38:9 12:15,16
counsel[1] 8:10 distance[2] 18:18,23olf[1] 17:11
County[9] 3:13,16,20 facility[9] 16:21 17:8 g indication[1] 13:8
District[2] 3:17 23:2 17:10,23 21:15,17 23:6 gone[1] 14:22
6:17,19 7:2 9:20 10:9 41:2 information[1] 4:8
districts[1] 34:20 25:23 26:6 good[4] 4:3 7:11 13:17
couple[1] 32:22 input[1] 36:22
divides[1] 18:6 fact[3] 9:7 26:2 31:23 17:6
course[2] 17:11 22:23 install[1) 22:21
divisions[1] 14:2 fairly[1] 17:4 great[1] 11:7
court[1] 21:5 instance[3] 14:23 24:1
courtesy[1] 8:14 Dixon[2] 16:6 22:11 far[6] 22:13 31:7,11 34:9 green[3] 2:8 27:8 39:17 25:18
documents[1] 33:13 36:5 38:9 gross[1] 28:5 instead[1] 31:12
courts[1] 19:4 Farm[1] 1:10 guess[1] 11:1
creative[1] 9:11 doesn't[z] 33:24 35:20 intended[1] 26:17
done[1] 36:24 farmstead[6] 37:12,14 guidelines[1] 36:3 intending[1]
CSR[1] 41:20 37:16 38:16,20,23 guiding 16:24
due[ll 26:4 [1] 20:3 intent[3] 10:15 34:13
favor[1] 39:24
-D- dues[1] 21:14 37:23
favorable[1i 39:11
duly[5] 4:1 5:8 7:8 13:15 -g- interceptor[2] 22:17,22
D-726204[1] 1:22 41:4 fee-based[11 21:17 half[4] 14:17,19 34:4,6 interest[2] 6:9 12:4
DANIEL[1] 2:14 during[1] 39:12 fees[3] 12:5,6 23:10 hand[3] 3:8 23:4 41:15 introduce[1] 32:15
date[2] 36:12 40:8 Feinstein[23] 7:7,10,12 hand-in-hand[1] 23:11 introduced[1] 13:6
DAVIS[1] 2:6 -E- 7:17,22,24 8:9,18 10:21 handed[z] 24:7 27:7 involved[2] 9:6 37:18
deal[1] 11:7 10:22 16:1 24:10 25:14
E[4] 2:1,1,13,13 26:7 27:18,23 28:7,12 handle[3] 16:23,24 24:17 issue[1] 4:19
dedicate[1] 17:17 early[1] 16:19 30:4,24 31:15 32:6 39:9 handled[1] 26:6 issues[2] 9:11 24:11
dedicated[2] 17:22 easier[1] 24:5 few[1] 24:10 hard[1] 11:18 Item[3] 3:10 6:14 28:16
25:12 fields[1] 17:11
degree[2] 18:7 26:4 east[s] 7:1 14:16 17:2 hear[z] 9:10 11:23 items[1] 23:14
20:12 22:2,10 29:13 34:9 filed[3] 3:12 6:15 9:19 hearing[ii] 3:4 6:12 9:1
deliberate[1] 39:12 east/west[1) 22:7 finally[1] 23:8 11:21 30:6 32:11 37:1 -J-
density[lo] 15:13 17:18 eastern[z] 22:13 34:4 fine[1] 8:1 39:13,16,20,23
18:7 27:24 28:5 30:10 hearings z J[1] 2:14
31:5 35:17,23 36:15 economy[1] 21:18 finishes[1] 5:16 g [ ] 3:6 6:14 JACK[1] 2:10
describe[1] 26:8 effect[1] 31:19 firm[2] 10:23 11:5 hereunto[1] 41:14
eight higher[3] 15:13 18:7 John[2] 3:24 4:4
described[1] 24:11 g [2] 4:21 5:1 first[6] 4:1 5:8 7:8 13:15 g JONES[z] 2:10 39:18
design[2] 23:5 25:6 eight-acre[1] 4:14 14:9 41:4 30:10
designed[1] 25:18 either[1] 24:2
five[1] 14:5 HOLDIMAN[1] 2:3 July[1] 21:2
June[2] 20:16 21:1
Emery[1] 10:23 floodplains[1] 26:4 homeowners[2] 21:11
Depo Court Reporting Service Index Page 2
1.11.......v,,-;11" m;,,.,.e (13VV 9313-0030
Plan Commission - Yorkville Multi-Pagc keeping -presentation
September 8, 2004
17:12,13 24:6,10 moved[2] 39:17,19 14:5,7,15 20:15 23:24 PC[3] 3:11 6:15 9:18
-K- looking[12] 10:16 14:11 MS[29] 2:4,5,7,12 8:2 24:7 27:20 28:9 30:16,21 people[3] 4:17 8:20 18:1
17:18 18:4,11 19:20,21 9:16 32:14,19,22 33:8,17 38:12 39:3
keeping[1] 31:8 per[1] 28:6
19:21,22 22:19,19 30:12 33:22 34:12,22 35:2,15 One-Family[i] 9:22 percent 25:10,11 31:5
Kelly[2] 2:15 9:14 36:4,8,12,14,23 37:3,6,17 one-quarter 7:1 P
low[1] 26:5 Q 31:7,11,13,14
Kendall[9] 3:13,15,19 LUCIETTO[i] 2:5 38:2,7,11,14 39:1
open[29] 16:20 17:7,17 period[1] 33:3
3:20 6:17,19 7:2 9:20 10:8 multi-family[z] 26:20 18:15,16 19:6,9,13,19,22
KERRY[1] 2:8 _ 27:11 22:24 23:3,4,12 24:2,3,9 permission[3] 9: 2,3,12
Kevin[io] 11:15,23 -M multitude[1] 33:5 25:1,24 27:8 28:3 30:23 permitted[1] 27:4
12:23 13:11,14,18 16:1 M[3] 1:8 41:4,19 municipalities[2] 33:2 31:2,6,11,13,14 32:2 Peter[3] 11:13 12:9,21
26:7 28:14 30:24 Mai[a] 4:7 5:3,7,10 34:21 35:24 petition[8] 4:23 6:1 32:9
kids[1] 21:9 mainstays[i] 9:8 municipality[i] 12:10 opening[1] 24:3 33:9 35:7 37:11 38:19,24
kind[3] 5:15 18:5 29:5 maintenance[11 21:19 operated m 21:11 petitioner[6] 3:22 6:15
Kingdom[1] 14:3 major[2] 22:2 34:18 -N- operation m 21:20 9:19 35:18 36:16 37:15
known[I] 4:16 management[9] 16:14 opinion[a] 19:23 31:16 Petitioner's[i] 8:6
g N[z] 2:1,13
KRAMER[zs] 2:14,15 16:24 17:1 24:23 25:8,9 name[z 31:16 33:18 petitioners[2] 3:12 7:5
] 4:4 7:11
8:2 9:16 32:14,19,22 33:8 37:19,24 38:5 need[i] 36:21 opportunities[3] 17:24 piece[4] 5:17 8:23,23
33:17,22 34:12,22 35:2 manager[i] 8:11 20:6 22:24 9:10
35:15 36:4,8,12,14,23 needed[] 35:11 opportunity p
37:3,6,17 38:2,7 39:1 manner[i] 25:18 pp ty[12] 8:20 lace[�] 15:3
map[t] 28:16 negatively[1] 31:22 14:9 15:12 17:6 18:3 plan[ser] 1:1 4:2 5:9 6:7
neighborhood[22] 30:22 31:4 33:9 34:23 7:9 10:19 12:12,24 13:12
marches[1] 13:11 35:10 36:15 39:10
-1:- 16:13,15 18:6,20 19:11 13:16 14:15 15:11 17:13
Mark[4] 11:13 12:18,20 20:4,13 21:3,6,22 22:4,9 Opposed m 40:2 17:20 18:12,13 19:23,24
land pal 4:10 9:11 14:11 12:22 22:10 23:16,16 28:3 29:13 20:16,17,17,22,23,24
14:21 15:4 16:16,18 17:12 order[i] 17:19
master[1] 30:21 30:12 34:8,11 35:14,22 21:23 22:5 23:3 24:6,16
17:20 18:9,12 24:6 25:7 original[i] 30:13
25:11,13 27:15 29:15,23 matter[z] 1:7 31:18 neighborhood's[i] ori inall [z] 16:12,22 24:20 25:13 27:7,13,15
32:18,20 33:2 34:1,3 35:6 max[1] 31:9 21:9 g y 30:21 31:2,4,9 33:10,14
large[10] 8:23 9:10 19:5 may[z] 5:22 8:10 neighborhoods[9] 24:1 outside[3] 11:5 18:1,15 33:18,24 34:2,7,23,24
g y 26:181920 27:1012 35:3,4,8,19 36:20 37:19
, , , ,21 overall[3] 10:19 28:3,5
19:9,13 24:3 25:2,23 Mayor[z] 7:24 8:1 38:8,9
31:10 32:2 McDermott[i] 10:23 28:4 32:5 own[3] 16:23 20:13 24:23 planned[12] 5:1 6:20,21
larger[3] 14:7 20:10,11McDonald's[2] 4:12 neighboring[1] 31:19 owned[1] 21:10 9:23,24 10:1,2,14 13:4
LASALLE[1] 41:2 4:14 neither[1] 12:2 owner[1] 4:6 26:8,19 27:19
Last[1] 36:10 meal[i] 11:4 new m 27:7 ownership[2] 27:16,17 planner[2] 32:18,20
LAW[1] 2:14 meet[1] 36:20 non-residential[n planning[z] 9:11 36:2
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leading[i] 24:834:17 plans[4] 25:7 33:4 36:7
meeting[7] 1:1,6 18:14 none[3] 6:13 32:11 39:23
leads[I] 25:2 19:24 21:23 41:9,13 P[3] 2:1,13,13 36:9
north[81 6:24 14:13,18 plant[1] 22:17
led[1] 17:20 meetings[2] 37:22 38:3 16:5 20:12 22:17 23:20 P•m 1-1] 1:9
left[1] 5:12 meets[I] 35:12 38:23 package[i] 27:19 platting[i] 10:18
less[i] 15:7 members[3] 10:11 21:14 north/south[1] 22:3 packet[2] 10:12 24:6 play[1] 21:7
letting[i] 11:2 36:22 northeast[2] 10:5 14:23 Parcel[s] 4:10 5:2 16:7 pleased[i] 14:12
License[i] 41:20 membership[1] 21:17 northern[2] 20:9 22:7 28:1 38:3 Pledge[1] 3:1
light[i] 27:7 mentioned[3] 13:23 Northgate[s] 14:23 parcels[2] 10:15 28:17 plotting[i] 10:18
LINDBLOM[23] 2:2 20:5 26:22 15:20 25:17 28:19,20,23 Park[a] 21:6,7 23:1 24:2 point[2] 13:18 28:16
3:3,10 5:20 6:3,8,12 7:13 met[i] 18:12 29:3 30:14 parks[9] 16:15 18:16,19 points[z] 23:15 33:15
7:19,23 8:7,15 9:14,17 metropolitan[1] 14:8 note[i] 8:10 19:1 20:13,14 23:12,17 pond[i] 32:3
29:22 32:7 38:21 39:2,7 microphone[i] 7:18 notes[1] 41:11 23:22 ponds[a] 19:12 25:2,19
39:14,23 40:2,4 middle[s] 17:22 19:14 nothing 12:12 part[lo] 4:24 8:5 19:7 25:20
[i]
LINDBLOOM[3] 22:4 37:10 38:15 25:20 27:23 28:20 29:3 001[3] 19:4 21:5,15
28:14 32:11 39:19 notice[2] 23:16 26:14 29:19 38:19,24 P
might[a] 4:16 7:15 26:3 now[�] 3:3 7:20 15:23 portion[6] 20:9 22:7
lines[i] 27:16 38:22 participate[3] 21:8,13 23:17 25:3 28:23 37:9
link[1] 23:21 Mike[a] 2:11 6:3 32:12 16:9 19:17 20:22 26:5 21:19
links[z] 18:19,19 32:17 participating[1] 22:15 portions[i] 30:17
number[z] 3:11 9:1
Position[1] 11:6
listed[3] 19:23 33:19 mile[5] 7:1 14:17,19 15:8 participation[2] 22:18
35:17 18:17 -0- 22:20 possibly[1] 7:14
literally[1] 15:7 minute[1] 37:18 oath[3] 8:12,21 41:5 particular[7] 16:11 potentially[i] 18:1
LLC p] 3:12 modification[1] 13:3 offering[3] 8:13 9:5 21:22 29:5 33:11,20 34:23 practice m 33:1
11:14 35:3 practices[1] 21:9
locally[i] 14:6 moment[i] 28:12 particulars[1] 5:5 [1] 33:17
located[a] 4:10 15:5 Montgomery[i] 16:8 OFFICES[11 2:14 prepared
16:4 23:17 most[3] 14:5 18:23 25:20 OHARE[2] 38:11,14 passes[i] 40:4 preparing[i] 33:4
location[3] 14:14 17:6 motion[3] 39:16,21 40:4 on-site in 16:15 20:6 Passive[i] 17:11 present[2] 15:18 27:17
18:6 24:23 25:8,9,19,22 path[z] 18:19 23:20 presentation[3] 9:9
look[6] 10:18 14:15 move[a] 6:13 7:14,17 one[16] 3:6,11 6:8 9:8 pay[1] 23:10 11:15 24:9
17:3
Depo Court Reporting Service Index Page 3
AT.-..,,,;llP Tllinnic (6301983-0030
Plan Commission - Yorkville Multi-Page 11"` presently- throughout
September 8, 2004
presently[1] 28:20 19:24 23:13 24:18 segment[1] 12:13 21:24 22:24
prevent[1] 32:3 -R- Residence[6] 6:20,21 send[2] 25:1,22 start[2] 11:1 37:7
primarily[2] 34:4,6 R[2] 2:1,13 9:22,24 10:1,2 September[2] 1:9 36:13 Started[1] 17:16
primary[3] 8:22 11:15 R-1 [1] 9:22 residential[6] 19:6 28:4 Service[1] 3:17 state[s] 9:15 32:16,22
28:23 29:2 30:14 33:6 session[1] 39:12
33:3 41:1,7
R-2[5] 26:24 27:1,6,9 residents[2] 17:24 18:23
private[1] 33:2 29:13 set[2] 35:13 41:14 States[2] 14:2,6
proceedings[4] 1:6 40:7 R-3[10] 6:20 9:23 10:1 respect[2] 12:8 13:3 sets[1] 35:22 statistical[3] 33:14
41:9,13 26:15,17 27:3,10 28:21 response[6] 6:2,11 32:10 35:12,16
39:6,22 40:3 several[z] 14:11 19:12
process[s] 4:18 15:23 28:24 29:12 sewer[z] 22:16 34:20 statistics[4] 31:1 36:1,4
16:3,8 20:3 29:18,19 R-4[6] 6:21 10:2 26:15 rest[1] 29:24 36:20
36:24 26:19 27:12 28:24 restated[1] 30:5 share[1] 31:16 still[1] 31:8
processes[1] 14:22 R.P.R[i] 1:8 result[1] 24:13 shopping[3] 18:24 24:14 stormwater[18] 16:14
PROCHASKA[1] 8:1 raise[1] 3:7 resumes[1] 11:13 25:17 16:21,23 17:1,23 23:6
product[1] 35:24 ranked[1] 14:5 retail[1] 4:24 shorthand[3] 41:6,8,11 24:17,18,23 25:1,7,9,22
products[1] 28:10 show[1] 13:1 25:23 26:6 37:19,24 38:5
read[1] 9:18 review[7] 4:18 35:10 showing[z] 10:14 27:6 Stough[21] 11:16 12:24
professional[3] 12:6 real[2] 3:18 6:23 36:2,15,18,18 37:23 13:14,]7,]8 16:2 24:16
33:1 41:6 reviewed[3] 33:12,13 shows[1] 12:19
really[2] 10:]6 1]:17 25:16 26:13 27:22 28:2
ro ession[1] 11:20 33:15 side[7] 7:15 14:13 15:2
P rearranged[1] 20:19 16:5,5 34:9 38:23 28:11,18 30:3,11 31:3,21
project[5] 5:5 11:18 rezoning[s] 3:15 6:18 38:11,13,17,22
receive[2] 31:4 36:8 sides[1] 7:1
34:10 38:15 39:5 9:21 26:15 28:17street[8] 2:14 22:2 23:18
received
projects[z] 33:7 36:19 [z] 8:16 10:11 right [6] 3:7 15:23 16:9 signify[1] 39:24
23:21,24 24:8 31:24 32:4
properties[12] 3:11 4:5 recognizes[2] 34:16,18 19:17 37:5 39:14 simply[1] 25:21 study[1] 12:12
4:6 20:19 24:15 25:13 recommendations[1] right-hand[1] 35:18 single-family[8] 24:1 subject[1] 37:10
27:14 29:19 30:20 31:20 39:11 Road[7] 1:10 7:1 10:6,7 26:18,23 27:2,4,5 29:14
submit[1] 8:3
31:23,24 recommended[2] 26:23 14:17 22:1,11 36:1
a1 3:18 4:16 27:5 site 1� 4:14 16:16 17:19 submitted[6] 8:20 27:18
property[ ] roadways[1] 34:19 [ ] 28:9 33:10 36:5,6
4:17,17,19,22 5:14,16,18 record[12] 6:4 8:6,10 role[1] 33:4 19:2 20:8,13,20,22,23
6:23 8:23,24 10:4 12:4 9:15,18 10:22 12:2,9,16 23:7,12 25:15,17 27:9 submitting[1] 30:5
13:21 14:23 15:2,18 16:2 26:12 32:12,14 Rosenwinkle[6] 29:16 29:5,11 33:10 suburban[3] 18:8,9
16:4,9 17:22 18:10 19:14 recreation[1] 17:12 30:18 37:11,14,16 38:15 Six[1] 32:21 34:10
20:9 22:8,14 25:4 26:3,15 Route[13] 3:19 4:11,11 successful[1] 17:19
recreational[7] 17:8,10 small[1] 5:15
28:19,20 29:1,8,11,16,17 17:24 18:3,5 20:11 23:7 7:2 10:5 14:24 ]5:8,10,16 such[1] 9:10
29:24 30:16 33:11 37:10 15:22 17:2 22:8 25:24 smaller[1] 19:10
reference[3] 27:14 Smith[1] 12:10 summary[1] 29:22
proposal[1] 31:18 running[4] 14:16,18
35:20,21 22:2 23:20 somewhere[1] 25:10 surrounding[2] 15:17
propose[4] 16:14,15,15 referred[I] 34:10 15:18
16:16 Soon[1] 17:4
reflect[1] 26:24 swimming[1] 21:5
proposed[2] 13:20 29:9 -S- sorry[3] 12:18,19 34:5
proposing[3] 28:5 29:9 regarding[1] 5:24 S[2] 2:1,13 south[10] 4:12,14,21 6:24 sworn[6] 3:9 4:1 5:8 7:8
29:12 regards[1] 29:10 14:18 15:2 17:2 23:20 13:15 41:5
proud[1] 11:2 regionalSANDRA[2] 2:4,7 system[s] 18:19 19:21
[19] 16:20 17:825:3 32:3 Y
provide[6] 20:6 24:22 17:9,232 18:2,4,16 20:10 sanitary[1] 34:20 southeast[1] 10:7 22:3 23:21 38:1
30:23 31:5,10 38:4 2121 22:23 23:5,8 24:11 Saratoga[1] 16:4 southwest[3] 4:11 10:7
-T-
provided[1] 26:14 24:17 25:23 26:6 30:23 Saravanos[s] 3:11 4:5 15:21 -T-
P 32:2 38:4 4:5,6,13 space[29] 16:20 17:7,17 T[1]
provides[1] 25:5 Registered[1] 41:6 sat[1] 37:21 Ptakes 2:11] 25:10
providing[�] 16:2019:5 18:5,15,1619:6,14,19,22
P grelationship[1] 12:17 says[1] 41:5 21:8 22:24 23:3,4,12 24:2
22:3,6,21 31:21,23 taxing[1] 34:20
relative[3] 28:16 33:15 scale[1] 21:18 24:4,9 25:1 27:8 28:3
proximity[2] 15:14,15 35:6 30:23 31:2,6,11,13,14 tennis[2] 19:4 21:5
Scenario[1] 30:13
public[11] 3:4,6 6:14 9:1 remaining[I] 29:15 32:2 35:24 testified[s] 4:1 5:8 7:8
report[2] 1:6 27:24 S 2:9f30:9LINGER[2] spaces[1] 19:9
26:1430:633:737:1 13:1536:16
39:13,16,20speak[1] 35:15 testifying[1] 8:4
PUD[14] 26:15,16,19,24 reported[2] 40:7 41:8 school[6] 16:16 20:8,13 P
27:6,10,11,12 28:21,24 Reporter[2] 41:6,7 20:20 23:12 27:8 speaking[z] 3:21 7:4 testimony[s] 8:13 9:5
Specific[1] 25:16 11:13,14,21
28:24 29:12,13 37:1 represent[1] 27:16 schools[1] 19:2
urchased[1] 4:13 re resentation[2] Scho a[23] 2:11 6:5 Split[1] 34:6 thank
[1z] 3:10 7:10 8:9
P P PP 8:13,18,19 10:21 32:6
putting[1] 32:3 11:11 12:15 32:17,17,21,24 33:12,21 Ss[1] 41:1 39:1,9,15 40:5
representing[2] 10:23 33:23 34:15 35:1,6,20 Staff[9] 11:19,20 12:14 they've[I] 20:2
29:4 36:6,10,13,17 37:2,5,13 13:8 16:17 17:3 20:2
-Q- 37:21 38:6,10 26:22 36:22 three[3] 3:6,7 8:20
requested[2] 16:19 through 1s
qualifications[3] 8:3 20:20 Scott[3] 4:7 5:3,7 stand[2] 3:7 12:20 g [ ] 4:18 9:9
32:16,23 Second u] 39:18 11:2012:2413:7,11 14:5
requesting[3] 3:14 6:17 standards[10] 18:15 14:22 15:23 16:8 20:3
quarter[2] 15:8 18:17 9:21 seconded[1] 39:20 19:22 20:1 26:9 27:19 22:4,9 23:20 26:12 29:18
questions[5] 5:19,21 required[1] 23:11 see[s] 5:20 7:16 21:22 28:8 35:12,13,23 36:20 32:4 35:10
12:8 32:9 39:4 requirements[4] 18:13 30:21 35:11 standpoint[3] 18:14 throughout[s] 11:8,9
Depo Court Reporting Service Index Page 4
XTo.,n.-.,,JJ, Tll;nn;c (63019R3-0030
Plan Commission- Yorkville Multi-Page'` ticket- zoning
September 8, 2004
14:2 19:12 36:24 25:24 30:16 31:22 34:17
ticket[I) 11:4 35:7
today[1] 37:4 usually[2] 14:5 25:10
together[i) 13:11
Tom[3] 2:2 4:17 5:22 -V-
tonight[6] 3:6 4:20,23 value[1] 30:22
10:15 29:4,10 various[2] 29:20 30:17
took[i) 17:12 version[i) 10:19
total[i) 38:18 versus[i) 24:7
towards[2) 17:22 25:12 view[i) 24:3
townhome[31 26:18 virtue[i) 12:5
27:10 29:12 VITOSH[3) 1:8 41:4,19
Township[3] 3:20 7:2
10:8 -w-
traditional[3] 16:13
19:11 25:18 walk[3) 12:24 20:12
Trail[2] 10:8 22:13 26:11
transcript[i) 41:11 walkable[3) 18:21 19:10
transition[3] 15:6,12 20:14
18:8 walking[2) 18:17,23
transitional[s] 18:14 west[4] 14:16 16:5 22:2
34:3,8,13,15 35:13,22 29:14
36:21 western[2] 23:17 34:6
transportation[2] WHEREOF[i) 41:14
19:21 21:24 whole[1] 9:5
treatment[i) 22:17 wishes[2] 3:5 5:24
triangle[2] 5:11,15 within[6] 14:6 15:6
true[1] 41:10 18:17,23 21:12 28:22
truly[2) 18:2,20 without[1] 25:7
trustees[1] 30:7 WITNESS[i) 41:14
try[1] 23:24 Witnesses m 3:9
trying[i) 37:23 words[i) 18:22
turn[i) 7:20 worked[i) 11:18
twenty m 33:1 wrong m 12:19
twO[i] 3:19
two-acre m 4:20 -Y-
type[4) 16:3 27:24 35:24 year[i) 14:4
36:21 years[9] 11:4,5,10,10
types[2] 33:5,6 13:24 14:1,11 32:21 33:1
yellow[1] 27:8
-U- yield m 28:1
unbuildable m 26:4 Yorkville[is) 1:2,10
under[3) 6:14 30:13 2:15,16 3:13,15,17 6:16
38:20 6:18,20 9:20,22 10:1
underline[i) 13:4 12:17 14:10,13 18:1 35:4
underlying[2] 26:11,24 yourself m 32:15
understand[i) 24:20 _
unique[1] 38:4 -Z
unit[9] 6:20,22 9:23,24 zone[1) 27:5
10:1,3 13:4 26:8 27:20 zoned[u) 4:23 15:1
United[15] 1:2 2:16 3:13 26:24 27:9,10,12 28:19
3:14,16 6:16,18,19 9:20 28:21 29:3,24 30:1
9:21,24 14:2,3,6 35:3 zoning[19] 6:6 10:17
units[i) 28:6 13:3,9 15:4 26:11 27:3
up(�) 5:4 20:21 24:3 29:2,6,18,20 30:2 33:16
25:24 31:5 35:13,23 33:19,24 34:14,16 35:7
38:9
upper[i) 35:17
urban[i) 18:8
uses[13] 15:13,17,18
16:16 18:9 19:20 23:2,7
Depo Court Reporting Service Index Page 5
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE , ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R . , R . P . R . , on
September 8 , 2004 , at the hour of 7 : 00 p . m . , at
800 Game Farm Road, in the City of Yorkville ,
Illinois .
D-726204 <.:-::;..
x ,
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 . TOM LINDBLOM, Chairman;
3 MR . CLARENCE HOLDIMAN;
4 MS . SANDRA ADAMS ;
5 MS . ANNE LUCIETTO;
6 MR . BILL DAVIS;
7 MS . SANDRA ADAMS ;
8 MR . KERRY GREEN;
9 MR . BRIAN SCHILLINGER;
10 MR . JACK JONES;
11 MR . MIKE SCHOPPE ;
12 MS . DINA GIPE .
13 APPEARANCE S :
14 LAW OFFICES OF DANIEL J . KRAMER
1107A Bridge Street
15 Yorkville , Illinois 60560
BY : MR. KELLY KRAMER,
16 appeared on behalf of the United
City of Yorkville, Illinois .
17
18
19
20
21
22
23
24
Depo Court Reporting Service ( 630 ) 983-0030
3
1 ( Pledge of
2 Allegiance )
3 CHAIRMAN LINDBLOM : We are now in
4 public hearing . With that , could I have anybody
5 that wishes to address the Commission on -- we
6 have three public hearings tonight , on any one of
7 the three , please stand and raise your right
8 hand?
9 (Witnesses sworn )
10 CHAIRMAN LINDBLOM : Thank you . Item
11 number one is PC 2004 -16 , Saravanos Properties ,
12 LLC , Petitioners , has filed an application with
13 the United City of Yorkville , Kendall County,
14 Illinois , requesting annexation to the United
15 City of Yorkville and rezoning from Kendall
16 County A-1 Agricultural to United City of
17 Yorkville B-3 Service Business District .
18 The real property consists of
19 approximately two acres at 7131 Route 47 , Kendall
20 Township, Kendall County, Illinois .
21 And who is speaking for the
22 petitioner?
23 WHEREUPON :
24 JOHN F . ARGOUDELIS ,
Depo Court Reporting Service ( 630 ) 983-0030
4
1 having been first duly sworn, testified before
2 the Plan Commission as follows :
3 MR . ARGOUDELIS : Good evening . My
4 name is John Argoudelis . I am the attorney for
5 Saravanos Properties . Mr . Saravanos is here , he
6 is the owner of Saravanos Properties, and we have
7 Scott Mai , the engineer, is also here , who will
8 give you a lot more detailed information than I
9 can .
10 This parcel of land is located
11 at the southwest corner of Route 71 and Route 47
12 south of the existing McDonald ' s .
13 Mr . Saravanos purchased the
14 eight-acre site immediately south of McDonald ' s ,
15 which has already annexed to the City as the
16 Hughes ' property, it might be known to some
17 people as Tom Hughes ' property . That property is
18 going through the review process at this time .
19 This property that ' s at issue
20 tonight is the adjoining two-acre homesite
21 directly south of the eight acres , and that
22 property is not annexed to the City, and the
23 petition tonight is to have it annexed and zoned
24 to be part of the commercial retail development
Depo Court Reporting Service ( 630 ) 983-0030
5
1 that ' s planned on the eight acres of the Hughes '
2 parcel .
3 So I ' m going to ask Scott Mai
4 to come up . He can give you a lot more detail on
5 the particulars about the project .
6 WHEREUPON :
7 SCOTT MAI ,
8 having been first duly sworn , testified before
9 the Plan Commission as follows :
10 MR . MAI : There is not a lot more
11 detail to be given . There is a little triangle
12 that ' s left to be annexed, that we are asking to
13 be annexed to this to make a contiguous
14 property .
15 It ' s a small triangle that kind
16 of finishes out the property and it ' s -- I think
17 it ' s probably the best use for that piece of
18 property to add it to the contiguous use there ,
19 so I ' m available for any questions .
20 CHAIRMAN LINDBLOM : Okay . We ' ll see
21 if we have any questions from the audience . We
22 may come back to this later , Tom .
23 Is there anybody else that
24 wishes to address the Commission regarding this
Depo Court Reporting Service ( 630 ) 983-0030
6
1 petition?
2 (No response )
3 CHAIRMAN LINDBLOM : Mike , for the
4 record, anything to add?
5 MR . SCHOPPE : No, just that the B-3
6 zoning that they are asking for is consistent
7 with our Comprehensive Plan .
8 CHAIRMAN LINDBLOM : Okay . One more
9 time , is there anybody else that has any interest
10 or concerns at this time?
11 (No response )
12 CHAIRMAN LINDBLOM : Okay . Hearing
13 none , then we will move on .
14 Item 2 under Public Hearings is
15 PC 2004-06, Centex Homes , Petitioner, has filed
16 an application with the United City of Yorkville ,
17 Kendall County, Illinois , requesting annexation
18 to the United City of Yorkville and rezoning from
19 Kendall County A-1 Agricultural to United City of
20 Yorkville R-3 General Residence Planned Unit
21 Development and R-4 General Residence Planned
22 Unit Development .
23 The real property consists of
24 approximately 407 . 43 acres on the north and south
Depo Court Reporting Service ( 630 ) 983-0030
7
1 sides of Galena Road and one-quarter mile east of
2 Route 47 , Bristol Township, Kendall County,
3 Illinois .
4 Fred, are you speaking then for
5 the petitioners ?
6 WHEREUPON :
7 FRED FEINSTEIN,
8 having been first duly sworn , testified before
9 the Plan Commission as follows :
10 MR . FEINSTEIN : Thank you ,
11 Mr . Chairman . Good evening . My name is Fred
12 Feinstein, an attorney --
13 CHAIRMAN LINDBLOM : Fred, excuse me .
14 Could you possibly move your display over to the
15 side so somebody in the audience might be able to
16 see it as well as us ?
17 MR . FEINSTEIN : Sure . Can we move
18 the microphone along with it ?
19 CHAIRMAN LINDBLOM : Sure . Sure .
20 Can you maybe turn that now a little bit and --
21 the other way .
22 MR. FEINSTEIN : That way?
23 CHAIRMAN LINDBLOM : There you go .
24 MR . FEINSTEIN : Mr . Mayor?
Depo Court Reporting Service ( 630 ) 983-0030
8
1 MAYOR PROCHASKA : That ' s fine .
2 MS . KRAMER: Mr . Chairman, the
3 attorney did submit the qualifications of their
4 experts that will be testifying, so we will
5 accept those and those will be made part of the
6 record as Petitioner ' s Exhibit 1 and Exhibit 2 .
7 CHAIRMAN LINDBLOM : Yes , we will
8 accept that .
9 MR . FEINSTEIN : Thank you . Also for
10 the record, if I may note, I have advised counsel
11 and your city manager that I did not take the
12 oath . I am here as an advocate on behalf of my
13 client , who will be offering no testimony . Thank
14 you for the courtesy .
15 CHAIRMAN LINDBLOM : So you know, all
16 of us have received a copy of this , so we have
17 the details in front of us as well as out there .
18 MR. FEINSTEIN : Thank you . I was
19 not aware of that, and thank you for the
20 opportunity . I have submitted and three people
21 have taken the oath .
22 The primary focus this evening
23 is a piece of property, a large piece of
24 property . Mr . Chairman, you ' ve announced the
Depo Court Reporting Service ( 630 ) 983-0030
9
1 public hearing on Number 2-A .
2 With your permission and the
3 permission of the Commission, I would ask you to
4 combine 2-A and 2-B because we are going to be
5 offering testimony about the whole 600 acres that
6 are involved .
7 In fact , I think you ' ll find
8 that to be one of the mainstays of the
9 presentation this evening, is through the
10 assemblage of such a large piece , you will hear
11 creative land planning issues to take into
12 account , so with your permission, I would like
13 you to combine both .
14 CHAIRMAN LINDBLOM : Kelly, should I
15 state it for the record?
16 MS . KRAMER : If you would .
17 CHAIRMAN LINDBLOM : I am just going
18 to read into the record 2-B . PC 2004-06 , Centex
19 Homes , Petitioner , has filed an application the
20 United City of Yorkville , Kendall County,
21 Illinois , requesting rezoning from the United
22 City of Yorkville R-1 One-Family Residence
23 Planned Unit Development and R-3 General
24 Residence Planned Unit Development to United City
Depo Court Reporting Service ( 630 ) 983- 0030
10
1 of Yorkville R-3 General Residence Planned Unit
2 Development and R-4 General Residence Planned
3 Unit Development .
4 The property consists of
5 approximately 54 acres northeast of Route 47 and
6 Galena Road and approximately 133 . 51 acres
7 southeast and southwest of Galena Road and
8 Cannonball Trail , Bristol Township , Kendall
9 County, Illinois .
10 Okay . Just for the Commission
11 members , I believe what you received in your
12 packet is probably a little bit different than
13 what Fred has on display .
14 This is showing some planned
15 parcels on here ; that is not the intent tonight
16 to do that . This is also really looking at only
17 zoning and annexation, so just ignore if you will
18 the platting and plotting on here and just look
19 to the overall plan . A corrected version comes
20 forward .
21 MR. FEINSTEIN : I thank you again .
22 For the record, Fred Feinstein . I am with the
23 firm of McDermott, Will & Emery and representing
24 Centex Homes .
Depo Court Reporting Service ( 630 ) 983-0030
11
1 I guess I should start by
2 letting you know -- because it ' s a very proud
3 thing for me -- that Centex Homes has been a
4 client for over 30 years and my meal ticket for
5 over 30 years outside the firm. So I appreciate
6 having not just an advocacy position , but also a
7 great deal of experience with the developer that
8 has developed throughout this community and
9 throughout the Chicagoland area for many, many
10 years , 30 years of my experience , and they were
11 here before my representation.
12 I have given you the expert
13 testimony resumes of Peter Huinker and Mark
14 Baker, who will be offering testimony this
15 evening, but the primary presentation is by Kevin
16 Stough from Centex Homes .
17 This is really a developer ' s
18 project . While we have worked very hard with
19 your Staff and will continue to work with your
20 Staff through the progression of the developments
21 that you will be hearing testimony on this
22 evening , we will continue to use our experts , but
23 I think you ' ll hear from Kevin as to how we got
24 here this evening and where we think we are
Depo Court Reporting Service ( 630 ) 983-0030
12
1 going .
2 For the record also, neither of
3 the experts who are here this evening have any
4 interest in the property, they are independent
5 experts other than their fees , by virtue of their
6 professional fees this evening , they are
7 independent experts and will be able to answer
8 questions in that respect .
9 Also for the record, Peter
10 Huinker of Smith is engaged by the municipality
11 as a consultant in connection with the
12 comprehensive plan study, having nothing to do
13 with this segment of your community, and we have
14 made full disclosure to you, to your Staff , of
15 that representation, so he is independent to us ,
16 independent to you, but again, for the record, he
17 does have a relationship here in Yorkville .
18 I ' m sorry, did I say Mark? I ' m
19 sorry . It shows the wrong thing on here . It is
20 Mark Baker who has been engaged . I stand
21 corrected, with apologies to both Peter and
22 Mark .
23 With that I will have Kevin
24 Stough basically walk you through the plan and
Depo Court Reporting Service ( 630 ) 983-0030
13
1 show you what we are doing .
2 There is also a little
3 modification with respect to the zoning
4 classifications that underline the planned unit
5 development concepts which are being
6 introduced .
7 Through again discussions with
8 Staff, there was an indication that maybe we
9 should consider a different zoning classification
10 when you were there , but it will all come
11 together for you as Kevin marches you through the
12 plan as you go forward .
13 WHEREUPON :
14 KEVIN STOUGH,
15 having been first duly sworn , testified before
16 the Plan Commission as follows :
17 MR . STOUGH : Good evening . Again ,
18 Kevin Stough, Centex Homes , 2205 Point
19 Boulevard .
20 Centex Homes is the proposed
21 developer of this property, but a little
22 background on Centex Homes .
23 As Fred mentioned, he ' s been
24 with us for about 30 years , but Centex has been
Depo Court Reporting Service ( 630 ) 983-0030
14
1 building in the Chicago area for about 50 years .
2 We have 90 divisions throughout the United States
3 and we also build in the United Kingdom.
4 In any given year we are
5 usually ranked one through five in the most homes
6 built within the United States and locally we are
7 one of the larger developers in the Chicago
8 metropolitan area .
9 This is our first opportunity
10 to come before you in Yorkville . We had been
11 looking for land for several years and were very
12 fortunate and pleased to assemble 600 acres on
13 the north side of Yorkville .
14 The location, if you take a
15 look at the plan and also the one that ' s before
16 you, running from east to west , we ' ve got about a
17 mile and a half of frontage on Galena Road, and
18 running north and south, the development is about
19 a mile and a half also, so all told, it ' s 600
20 acres .
21 Some of that land has already
22 gone through approval processes with you; for
23 instance, the Northgate property at the northeast
24 corner of Galena and Route 47 is already annexed
Depo Court Reporting Service ( 630 ) 983-0030
15
1 and zoned in the City, and also the Bristol Club
2 property on the south side of Galena at
3 Cannonball has an annexation agreement in place
4 with the zoning and the land use approved .
5 The area is located in what ' s
6 called a transition area within the City . The
7 basis behind that is that we ' re literally less
8 than a quarter mile from Route 47 in the
9 commercial that ' s going to be developed along
10 Route 47 .
I1 Your Comprehensive Plan
12 discusses this transition area as an opportunity
13 to bring in higher density uses that are in close
14 proximity to the commercial and also in close
15 proximity to your arterial , which in this case is
16 Route 47 .
17 The surrounding uses of the
18 property, present surrounding uses , well , they ' re
19 all agricultural at this time, and the only
20 thing other than Northgate and Bristol Club that
21 is in the City is the southwest corner of Galena
22 and Route 47 and that ' s a development that ' s
23 going through your approval process right now
24 also .
Depo Court Reporting Service ( 630 ) 983-0030
16
1 MR . FEINSTEIN : Kevin?
2 MR. STOUGH : The other property
3 that ' s in some type of approval process is what ' s
4 called the Saratoga property . That ' s located at
5 the north side of Galena and the west side of
6 Dixon .
7 That about 150-acre parcel is
8 going through the approval process in Montgomery
9 right now and so that property will be contiguous
10 to our 600 acres .
11 The idea behind this particular
12 development is that we originally were going to
13 do a traditional neighborhood . We were going to
14 come in, propose our stormwater management
15 on-site , propose neighborhood parks , propose a
16 school site , propose our different land uses .
17 We ' ve been working with Staff
18 from the very beginning of assembling this land,
19 and very early on the city requested that we
20 consider providing some open space for a regional
21 stormwater facility, and that is different than
22 what we originally were anticipating because we
23 were going to handle our own stormwater
24 management and were not intending to handle the
Depo Court Reporting Service ( 630 ) 983- 0030
17
1 stormwater management for approximately a
2 1900-acre area east of Route 47 and south of 30 ,
3 so in working with Staff , we were able to move
4 forward with that concept , and then fairly soon
5 after that the City said, you know, this area
6 would also be a good location for an opportunity
7 for some more open space in the form of a
8 regional recreational facility .
9 That regional -- excuse me ,
10 recreational facility can be in the form of a
11 golf course or ball fields or other passive or
12 active recreation . We took a look at our land
13 plan and said well , let ' s look at it and work
14 with the city .
15 Our concern from the very
16 beginning when we started, being asked to
17 dedicate more and more open space , was that we
18 were looking for an approximate density on the
19 site in order to make the development successful ,
20 and that ' s led to this land plan .
21 We ' ve got 233 acres in the
22 middle of the property dedicated towards the
23 regional stormwater facility, and the
24 recreational opportunities for not only residents
Depo Court Reporting Service ( 630 ) 983-0030
18
1 of Yorkville , but potentially for people outside
2 the city . It is truly going to be a regional
3 recreational opportunity .
4 In looking at that regional
5 recreational space area, it kind of is a
6 location where it divides the neighborhood to
7 some degree probably a more higher density
8 transition area over to the suburban or urban --
9 excuse me, suburban land uses in the Bristol Club
10 property .
11 The concept with -- In looking
12 at this land plan, we wanted to make sure we met
13 your requirements for your Comprehensive Plan
14 from the standpoint of meeting the transitional
15 standards , so we ' ve got open space outside the
16 regional , we ' ve got open space for our parks that
17 are all within about a quarter mile walking
18 distance of all the homeowners , we will have a
19 bike path system that links the parks and links
20 the neighborhood, we will have -- It is truly a
21 walkable community .
22 In other words , we will have
23 within walking distance to most of the residents
24 of this development, they can go to the shopping
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19
1 center, they can go to the parks , they can go to
2 the schools on the site, they can go to our
3 amenity center, which will include a clubhouse
4 and pool and tennis courts .
5 This concept of providing large
6 amounts of open space along with the residential
7 part of it is also considered what ' s called a
8 conservation or cluster-type development . You
9 have large open spaces and we are clustering the
10 homes in a walkable smaller area .
11 With a traditional neighborhood
12 we would have several ponds throughout the
13 development and we would not have a large open
14 space in the middle of the property, again, 233
15 acres .
16 A lot of developments that you
17 have coming before you right now alone aren ' t
18 even 233 acres , let alone in this case you are
19 getting all open space in that 233 acres .
20 In looking at the uses , in
21 looking at the transportation system, in looking
22 at the open space , in looking at the standards
23 listed in your Comp Plan, it is our opinion that
24 we are meeting your Comp Plan requirements and
Depo Court Reporting Service ( 630 ) 983-0030
20
1 standards , and we are very fortunate that we ' ve
2 been working as close with Staff and they ' ve been
3 guiding us through this process .
4 Some of the neighborhood
5 amenities that I ' ve already mentioned will
6 provide on-site opportunities for the
7 homeowners .
8 The school site , even though
9 it ' s on the northern portion of the property, is
10 centered in what will be a larger regional -- or
11 larger recreational area that other developments
12 to the north and east will be able to walk to
13 that school site . Our own parks , neighborhood
14 parks , are again walkable from the homeowners .
15 One of the -- if you recall , we
16 were before the Plan Commission back in June with
17 our concept plan . That concept plan has not
18 changed other than the commercial and the
19 Bristol Club properties rearranged a little bit ,
20 the school site got bigger, we were requested to
21 go from 12 acres up to the 19 acres where we are
22 at now, and other than that , the site plan has
23 not changed -- or this site plan has not
24 changed since the concept plan that went before
Depo Court Reporting Service ( 630 ) 983-0030
21
1 you in June and went to the City Council in
2 July .
3 The other neighborhood amenity
4 is the amenity center, which will include a
5 clubhouse , a swimming pool , and a tennis court
6 complex that ' s adjacent to a neighborhood park
7 that will also have park equipment and a play
8 space that will allow children to participate in
9 practices with their neighborhood ' s other kids .
10 This clubhouse will be owned
11 and operated by the homeowner ' s association and
12 the -- all of the homeowners within this
13 development will participate in homeowner ' s
14 association dues and will be all members of this
15 clubhouse and pool facility .
16 It ' s not going to be a
17 membership fee-based facility . We are going to
18 do an economy scale here where all the homeowners
19 will participate in its maintenance and
20 operation .
21 The regional benefits that we
22 see from this particular neighborhood, we ' re
23 meeting the City ' s Comp Plan from a
24 transportation standpoint .
Depo Court Reporting Service ( 630 ) 983-0030
22
1 Galena Road functions as a
2 major collector street running east and west . We
3 are providing a north/south collector system that
4 goes through the middle of the neighborhood,
5 which is called for in your Comp Plan .
6 We are also providing an
7 east/west collector on the northern portion of
8 our property that will come from Route 47 , go
9 through our neighborhood and connect to the
10 neighborhood to the east . It eventually will
11 make its way over to Dixon Road .
12 And then also we have
13 Cannonball Trail , which is on the far eastern end
14 of our property .
15 We are also participating with
16 other developers in the area in bringing a sewer
17 interceptor from the treatment plant north to
18 this area ; that is participation that is
19 encouraged -- or looking -- we are looking
20 forward to that , and it ' s a participation that we
21 are providing our backing with funds to install
22 that interceptor .
23 And, of course , from a regional
24 standpoint , the open space opportunities , and I
Depo Court Reporting Service ( 630 ) 983-0030
23
1 know that the City will be working with the Park
2 District to identify what is the appropriate uses
3 on that open space , and the game plan is for us
4 to hand over that open space to the City and the
5 City will design and build the regional
6 stormwater facility and also the -- any
7 recreational uses on the site .
8 And finally, from a regional
9 benefit , or actually City benefit , we ' re agreeing
10 to pay all the appropriate city impact fees that
11 is required of us that go hand-in-hand with the
12 school site and also the parks and open space
13 requirements .
14 And just other items that are
15 focal points for us with the designing of this
16 neighborhood, you ' ll notice that our neighborhood
17 parks on the western portion are located on the
18 collector street .
19 There is going to be a bike
20 path running north and south through that
21 collector street system that will link those
22 parks and also our amenities center .
23 Other than that , what we would
24 try to do is that when a street comes into one of
Depo Court Reporting Service ( 630 ) 983-0030
24
1 our, for instance, single-family neighborhoods ,
2 it either ended at an open space park or it ended
3 at a view corridor opening up to the large open
4 space area .
5 It ' s better -- it ' s easier to
6 look at the land plan you ' ve got in your packet
7 versus the one that ' s handed out to identify
8 those street corridors or those leading to the
9 open space . That ' s the end of my presentation .
10 MR . FEINSTEIN : Let ' s look at a few
11 issues here . You ' ve described the regional
12 detention area .
13 What result would this have on
14 the ability of the shopping center and other
15 properties around to develop?
16 MR. STOUGH : The plan for the
17 regional stormwater facilities will handle the
18 stormwater detention requirements for an
19 approximately 1900-acre area .
20 The game plan as I understand
21 it is that all the developments in this
22 1900-acre area would not have to provide their
23 own stormwater management detention on-site ,
24 that they will in essence be able to catch
Depo Court Reporting Service ( 630 ) 983-0030
25
1 their stormwater, send it to an open space
2 corridor that leads to the large ponds that are
3 going to be in the south portion of the
4 property .
5 What it provides for these
6 other areas is that it will allow them to design
7 their land plans without having to do stormwater
8 management on-site .
9 Stormwater management on-site
10 usually takes somewhere between 10 and 15 percent
11 of your land area , so that 10 or 15 percent can
12 be dedicated towards a -- a working out of a
13 better land plan for those properties .
14 MR . FEINSTEIN : What impact will
15 that have on the commercial site?
16 MR . STOUGH : Specific to the
17 commercial site , Northgate Shopping Center , for
18 instance , was designed in a traditional manner
19 with ponds on-site .
20 Those ponds for the most part
21 would be able to go away and simply they will
22 catch their stormwater on-site and send it to the
23 large regional stormwater facility . That will
24 open up for more commercial uses on Route 47 in
Depo Court Reporting Service ( 630 ) 983-0030
26
1 this 1900-acre area .
2 In fact , there ' s going to be
3 some commercially identified property that might
4 be to some degree unbuildable due to floodplains
5 and low areas that now it will be able to be
6 handled in this regional stormwater facility .
7 MR. FEINSTEIN : Kevin, why don ' t you
8 describe why you are asking for planned unit
9 development standards to be applied to the entire
10 600 acres and you are also asking for some
11 underlying zoning, so if you would just walk us
12 through for the record what we are asking for .
13 MR . STOUGH : Sure . We actually
14 provided public notice that we were going to be
15 rezoning the property to an R-3 PUD and an R-4
16 PUD .
17 The R-3 was intended for the
18 townhome neighborhoods and also the single-family
19 neighborhoods ; the R-4 PUD was planned for the
20 condominium, multi-family neighborhoods .
21 We were again continuing to
22 work with the City Staff . It was mentioned
23 that -- and recommended that the single-family be
24 zoned to an R-2 PUD to reflect the underlying use
Depo Court Reporting Service ( 630 ) 983-0030
27
1 that ' s allowed in the R-2 , which is
2 single-family .
3 Even though R-3 zoning category
4 allows for single-family as a permitted use , it
5 was recommended that we zone the single-family to
6 R-2 PUD, and that ' s what we are showing on this
7 new plan that was handed out , is that the light
8 yellow, the green open space area, the school
9 site , all those areas are going to be zoned R-2
10 PUD, the townhome neighborhoods will be zoned R-3
11 PUD, and the condominium multi-family
12 neighborhoods will be zoned R-4 PUD .
13 Also on your plan, just for
14 reference of what properties are included in our
15 land plan, is there is some different colored
16 lines that represent the ownership of the 600
17 acres , the present ownership of the 600 acres .
18 MR . FEINSTEIN : You have submitted
19 in your package the standards for the planned
20 unit development in each one of the different
21 neighborhoods ?
22 MR . STOUGH : Yes .
23 MR . FEINSTEIN : Those are part of
24 the report . And what type of density does that
Depo Court Reporting Service ( 630 ) 983-0030
28
1 yield in connection with the entire parcel?
2 MR . STOUGH : For the 600-acre
3 overall neighborhood, including the open space
4 and the different residential neighborhoods , we
5 are proposing an overall gross density of 3 . 43
6 units per acre .
7 MR . FEINSTEIN : And that ' s based
8 upon the standards of the application that you
9 have submitted for each one of the identified
10 products?
11 MR . STOUGH : Yes .
12 MR . FEINSTEIN : Just a moment if you
13 will , please .
14 CHAIRMAN LINDBLOOM : Kevin, while we
15 have a break in the action here , can you maybe
16 point out on the map relative to Item 2-B the
17 rezoning of parcels that have already been --
18 MR . STOUGH : Yes . Again, the
19 Northgate property is already annexed and zoned .
20 Part of that Northgate property is presently
21 zoned R-3 PUD .
22 Within this area , the
23 residential portion of Northgate, we are asking
24 for R-3 PUD and also R-4 PUD .
Depo Court Reporting Service ( 630 ) 983-0030
29
1 The Bristol Club property, in
2 addition to our residential zoning category, the
3 commercial part of Northgate is zoned B-3 . We
4 are not here tonight representing anything to do
5 with the commercial site , in particular any kind
6 of zoning .
7 The same thing with the Bristol
8 Club property; there is some commercial that is
9 proposed for that and we are not proposing
10 anything tonight with regards to the commercial
11 site , but the Bristol Club property, we are
12 proposing an R-3 PUD for the townhome
13 neighborhood east of Cannonball and R-2 PUD for
14 the single-family west of Cannonball .
15 The remaining land, which is
16 the Rosenwinkle property and also the Bertram
17 property, those have to also be annexed and go
18 through an annexation process and also the zoning
19 process . Those properties are part of the 2-A
20 where we are asking for the various zoning
21 categories .
22 CHAIRMAN LINDBLOM : So in summary to
23 this , we are asking for some of that land to be
24 annexed and zoned and the rest of the property
Depo Court Reporting Service ( 630 ) 983-0030
30
1 that ' s already been annexed and zoned to change
2 the zoning?
3 MR . STOUGH : Correct .
4 MR. FEINSTEIN : We will be
5 submitting an amended and restated annexation
6 agreement for those at the public hearing for the
7 trustees to incorporate as I said the entire 600
8 acres .
9 MR . SCHILLINGER : You are asking for
10 a higher density, is what you are asking for?
11 MR . STOUGH : The -- What we are
12 looking at for this 600 acres is a neighborhood
13 altogether . Under the original scenario,
14 somebody would develop the Northgate residential ,
15 somebody would develop maybe all of the Bristol
16 Club property or one or both uses , and then
17 somebody could develop various portions of
18 Rosenwinkle and Bertram.
19 We are coming in with a
20 consolidation of all the properties and coming in
21 with one master plan community, which we see as a
22 big value , and especially with the opportunity to
23 provide the regional open space .
24 MR . FEINSTEIN : Kevin, I don ' t
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31
1 recall , did you give the statistics on the Comp
2 Plan, on the open space , and how you exceed that?
3 MR . STOUGH : Yes . The Comprehensive
4 Plan identifies an opportunity to receive a
5 density bonus when you provide up to 25 percent
6 extra open space in your development .
7 We far exceed that 25 percent ,
8 even though we ' re still keeping at the 3 . 5 , which
9 is the max in the Comprehensive Plan , again,
10 working with the City, to provide for the large
11 open space , we far exceed the 25 percent .
12 In our calculation , instead of
13 25 percent extra open space, we are at 140
14 percent extra open space .
15 MR . FEINSTEIN : And do you have an
16 opinion or can you share your opinion as to
17 whether or not the development of the 600 acres
18 as a matter of form and proposal will have any
19 adverse effect on any of the neighboring
20 properties ?
21 MR . STOUGH : No . We are providing
22 for no uses that will negatively impact the
23 adjacent properties , and we are in fact providing
24 street connections to the adjacent properties
Depo Court Reporting Service ( 630 ) 983-0030
32
1 where we can .
2 The large regional open space
3 pond to the south will prevent us from putting a
4 street through to Corneils , but we are connecting
5 to all neighborhoods in all the other directions .
6 MR . FEINSTEIN : Thank you .
7 CHAIRMAN LINDBLOM : Okay . At this
8 time then, is there anybody in the audience that
9 has questions , comments , on this petition?
10 (No Response )
11 CHAIRMAN LINDBLOOM : Hearing none ,
12 Mike , do you have some comments for the record on
13 this ?
14 MS . KRAMER : Briefly for the record,
15 if you will please introduce yourself and then
16 state your qualifications .
17 MR . SCHOPPE : Mike Schoppe for the
18 City, consulting land planner .
19 MS . KRAMER : And how long have you
20 been a consulting land planner?
21 MR . SCHOPPE : Six years I think .
22 MS . KRAMER: Can you state a couple
23 of your qualifications ?
24 MR . SCHOPPE : We ' ve been in
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33
1 professional practice for twenty years doing
2 consulting for municipalities , in private land
3 development , and in that time period our primary
4 role has been preparing development plans for a
5 multitude of development types , for
6 residential , commercial , and other types of
7 public projects .
8 MS . KRAMER : And have you had an
9 opportunity to examine the petition and the
10 accompanying site plan that was submitted for
I1 this particular property?
12 MR . SCHOPPE : We have reviewed the
13 documents . We haven ' t reviewed in detail the
14 statistical analysis of the plan, but we have
15 reviewed the applications for the points relative
16 to annexation and zoning .
17 MS . KRAMER : And are you prepared to
18 give an opinion as to what the Comprehensive Plan
19 has listed as the zoning classification in this
20 particular area?
21 MR . SCHOPPE : Yes .
22 MS . KRAMER : And what is that?
23 MR . SCHOPPE : Well , the
24 Comprehensive Plan doesn ' t have zoning
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34
1 classifications , as you know . It ' s got the land
2 use classifications that the Comp Plan calls for
3 in the area are transitional land that ' s
4 primarily on the eastern half of this
5 development . There is -- I ' m sorry . We have it
6 split . Primarily on the western half of this
7 development the Comp Plan calls for the
8 transitional neighborhood .
9 The far east side of this
10 project is actually referred to as a suburban
11 neighborhood .
12 MS . KRAMER : And can you briefly
13 explain the intent behind the transitional
14 zoning?
15 MR. SCHOPPE : The transitional
16 zoning recognizes areas that are adjacent to
17 commercial areas or non-residential uses , it
18 recognizes areas that are adjacent to our major
19 roadways , and also areas that are adjacent to
20 other taxing districts , sanitary sewer
21 facilities , as well as other municipalities .
22 MS . KRAMER : And you ' ve had an
23 opportunity to examine this particular plan with
24 what the Comp Plan calls for, correct ?
Depo Court Reporting Service ( 630 ) 983-0030
35
1 MR . SCHOPPE : Correct .
2 MS . KRAMER : And do you believe that
3 this particular plan complies with the United
4 City of Yorkville Comprehensive Plan as it ' s
5 stated in that area?
6 MR . SCHOPPE : Relative to the land
7 uses and the zoning, I believe that the petition
8 is consistent with the Comprehensive Plan .
9 What we haven ' t had an
10 opportunity to do is to review and go through all
11 of the calculations that are needed to see if it
12 meets those standards , those statistical
13 standards , that are set up for a transitional
14 neighborhood .
15 MS . KRAMER : And when you speak of
16 statistical analysis , does that include the
17 density chart that ' s listed in the upper
18 right-hand corner of this by petitioner to the
19 Plan Commission?
20 MR . SCHOPPE : It doesn ' t reference
21 that chart . What it does reference is the chart
22 that ' s in the transitional neighborhood that sets
23 up the four standards of density, the amount of
24 open space , and the amount of product type for
Depo Court Reporting Service ( 630 ) 983-0030
36
1 single-family attached. That ' s the statistics
2 that we want to review with planning
3 guidelines .
4 MS . KRAMER : Have those statistics
5 been submitted to the City as far as you know?
6 MR. SCHOPPE : They ' re submitted on
7 these plans , yes .
8 MS . KRAMER : When did you receive
9 these plans?
10 MR . SCHOPPE : On Friday . Last
11 Friday .
12 MS . KRAMER : And what was that date?
13 MR . SCHOPPE : September 3rd .
14 MS . KRAMER : So you have not had an
15 opportunity to review the density calculations
16 that the petitioner testified to, correct?
17 MR . SCHOPPE : We ' ve had a chance to
18 generally review them; however , to review them as
19 we have on other projects , to answer the question
20 do the statistics of the plan meet the standards
21 of the transitional , we do need some type of
22 input with members of the City Staff .
23 MS . KRAMER : And is that generally
24 done throughout the process prior to the City
Depo Court Reporting Service ( 630 ) 983-0030
37
1 Council public hearing on the PUD?
2 MR . SCHOPPE : Yes . Yes .
3 MS . KRAMER : And so it ' s not
4 something we would have here today?
5 MR . SCHOPPE : Right .
6 MS . KRAMER : If you could just
7 briefly -- There is a central -- or let me start
8 over .
9 There is a portion in the
10 middle of the property that is not subject to
11 this petition, correct , the Rosenwinkle
12 farmstead?
13 MR . SCHOPPE : It ' s not identified on
14 there as the Rosenwinkle farmstead . Maybe we
15 could ask the petitioner if that ' s the
16 Rosenwinkle farmstead .
17 MS . KRAMER : Okay . I will get to
18 that in a minute . Have you been involved in
19 the stormwater management plan at all for this
20 area ?
21 MR . SCHOPPE : Yeah . We sat in on
22 meetings with the City ' s consulting engineer to
23 review the general intent of what ' s trying to be
24 accomplished with the stormwater management
Depo Court Reporting Service ( 630 ) 983-0030
38
1 system.
2 MS . KRAMER : And based upon those
3 meetings , do you believe that this parcel is
4 unique in that it will provide regional
5 stormwater management for the entire area?
6 MR. SCHOPPE : Yes .
7 MS . KRAMER : But all in all you
8 believe this plan complies with the Comprehensive
9 Plan as far as zoning goes?
10 MR . SCHOPPE : Yes .
11 MS . OHARE : Mr . Stough, can I ask
12 you just one question?
13 MR . STOUGH : You bet .
14 MS . OHARE : There is an area in the
15 middle of the project . Is that the Rosenwinkle
16 farmstead?
17 MR . STOUGH : Yes , it is . And it ' s
18 about -- a total of about 14 acres , and that is
19 not part of our petition and we do not have that
20 farmstead under contract .
21 CHAIRMAN LINDBLOM: Anything else?
22 MR . STOUGH : And I might add, the
23 Bertram farmstead, also on the north side of
24 Galena, is not part of this petition .
Depo Court Reporting Service ( 630 ) 983-0030
39
1 MS . KRAMER : Thank you .
2 CHAIRMAN LINDBLOM : Okay . Let me
3 ask one more time if there is anybody else in the
4 audience that has questions , concerns , on this
5 project .
6 (No response )
7 CHAIRMAN LINDBLOM : Fred, is there
8 anything else from you?
9 MR . FEINSTEIN : No . We thank you
10 for the opportunity and we would ask for your
11 favorable consideration and recommendations to
12 the Council as you deliberate during the session
13 that follows the public hearing .
14 CHAIRMAN LINDBLOM : All right .
15 Thank you . With that being said, I would
16 entertain a motion to close the public hearing .
17 MR . GREEN : So moved .
18 MR . JONES : Second .
19 CHAIRMAN LINDBLOOM : Moved and
20 seconded to close the public hearing . Any
21 discussion on the motion?
22 (No Response )
23 CHAIRMAN LINDBLOM : Hearing none ,
24 those in favor signify by saying aye .
Depo Court Reporting Service ( 630 ) 983-0030
40
1 (A Chorus of Ayes )
2 CHAIRMAN LINDBLOM: Opposed?
3 (No response)
4 CHAIRMAN LINDBLOM : Motion passes .
5 Thank you .
6 (Which were all the
7 proceedings reported
8 at the date and time
9 aforementioned . )
10 ---000---
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1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter and Registered Professional
7 Reporter doing business in the State of Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing meeting;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said meeting .
14 IN WITNESS WHEREOF I have hereunto set
15 my hand this7Cil day of
16C (-?C, _ , 2004 .
17
18 �. ;?
19 � . / !� ./j � � - '= - ''�
N
CHRISTIEM . VITOSH ,
20 CSR License No . 084 -002883
21
22
23
24
Depo Court Reporting Service ( 630 ) 983-0030
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September 8, 2004
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divides[1] 18:6 fact[3] 9:7 26:2 31:23 17:6
course[2] 17:11 22:23 install[1] 22:21
divisions[1) 14:2 fairly[1] 17:4 great[1] 11:7
court[1] 21:5 instance[3) 14:23 24:1
courtesy[1) 8:14 Dixon[2] 16:6 22:11 far[6] 22:13 31:7,11 34:9 green[3] 2:8 27:8 39:17 25:18
courts[1) 19:4 documents[1] 33:13 36:5 38:9 gross[1] 28:5 instead[1] 31:12
creative[1] 9:1]
doesn't[2] 33:24 35:20 Farm[1] 1:10 guess[1] 11:1 intended[1] 26:17
done[1] 36:24 farmstead[6] 37:12,14 guidelines[1] 36:3 intending CSR[1] 41:20 37:16 38:16,20,23 g[1] 16:24
due[1] 26:4 guiding[1] 20:3 intent[3] 10:15 34:13
favor[1] 39:24
-D- dues[1] 21:14 37:23
favorable[1] 39:11
duly[5] 4:1 5:8 7:8 13:15 -H- interceptor[2] 22:17,22
D-726204[1] 1:22 41:4 fee-based[1] 21:17 half[4] 14:17,19 34:4,6 interest[2] 6:9 12:4
DANIEL[1] 2:14 during[1] 39:12 fees[3] 12:5,6 23:10 hand[3] 3:8 23:4 41:15 introduce[1] 32:15
date[2] 36:12 40:8 Feinstein[23] 7:7,10,12 hand-in-hand[1] 23:11 introduced[1] 13:6
DAVIS[1] 2:6 -E- 7:17,22,24 8:9,18 10:21
10:22 16:1 24:10 25:14 handed[2] 24:7 27:7 involved[2] 9:6 37:18
deal[1] 11:7 E[4] 2:1,1,13,13 26:7 27:18,23 28:7,12 handle[3] 16:23,24 24:17 issue[1] 4:19
dedicate[1] 17:17 early[1) 16:19 30:4,24 31:15 32:6 39:9 handled[1] 26:6 issues[2] 9:11 24:11
dedicated[2] 17:22 easier[1] 24:5 few[1] 24:10 hard[1] 11:18 Item[3] 3:10 6:14 28:16
25:12 fields[1] 17:11
degree[2] 18:7 26:4 east[8) 7:1 14:16 17:2 hear[z) 9:10 11:23 items[1) 23:14
20:12 22:2,10 29:13 34:9 filed[3] 3:12 6:15 9:19 hearing[11] 3:4 6:12 9:1
deliberate[1] 39:12 east/west[1] 22:7 finally[1) 23:8 11:21 30:6 32:11 37:1 -J-
density[1o] 15:13 17:18 39:13,16,20,23
18:7 27:24 28:5 30:10 eastern[2] 22:13 34:4 fine[1] 8:1
31:5 35:17,23 36:15 economy[1] 21:18 finishes[1] 5:16 hearings[2] 3:6 6:14 J[1] 2:14
describe[1] 26:8 effect[11 31:19 firm[2] 10:23 11:5 hereunto[1] 41:14 JACK[1] 2:10
eight z higher 3 John[2] 3:24 4:4
described[1) 24:11 g [ ] 4:21 5:1 first[6] 4:1 5:8 7:8 13:15 [ ] 15:13 18:7 30:10 JONES[z) 2:10 39:18
design[z] 23:5 25:6 eight-acre[1] 4:14 14:9 41:4 HOLDIMAN[1] 2:3 July[1) 21:2
designed[1] 25:18 either[1] 24:2 five[1] 14:5
g Emery[1) 10:23 floodplains[1] 26:4 homeowners[2] 21:11 June[z] 20:16 21:1
Depo Court Reporting Service Index Page 2
Naperville, Illinois (630) 983-0030
Plan Commission - Yorkville Multi-Page keeping - presentation
September 8, 2004
17:12,13 24:6,10 moved[2] 39:17,19 14:5,7,15 20:15 23:24 PC[31 3:11 6:15 9:18
-K- looking[12] 10:16 14:11 MS[29] 2:4,5,7,12 8:2 24:7 27:20 28:9 30:16,21 people[3] 4:17 8:20 18:1
17:18 18:4,11 19:20,21 9:16 32:14,19,22 33:8,17 38:12 39:3
keeping[1] 31:8 19:21,22 22:19,19 30:12 33:22 34:12,22 35:2,15 One-Family[1] 9:22 Per[11 28:6
Kelly[2] 2:15 9:14 percent[7] 25:10,11 31:5
10W[1] 26:5 36:4,8,12,14,23 37:3,6,17 one-quarter[11 7:1 31:7,11,13,14
Kendall[9] 3:13,15,19
LUCIETTO[1] 2:5 38:2,7,11,14 39:1
open[29] 16:20 17:7,17 period[1] 33:3
3:20 6:17,19 7:2 9:20 10:8 multi-family[2] 26:20 18:15,16 19:6,9,13,19,22
KERRY[11 2:8 27:11 22:24 23:3,4,12 24:2,3,9 Permission[31 9:2,3,12
Kevin[101 -M-
101 11:15,23 -M multitude[1] 33:5 25:1,24 27:8 28:3 30:23 permitted[11 27:4
12:23 13:11,14,18 16:1 M[3] 1:8 41:4,19 municipalities[2] 33:2 31:2,6,11,13,14 32:2 Peter[31 11:13 12:9,21
26:7 28:14 30:24 Mai[41 4:7 5:3,7,10 34:21 35:24 petition[8] 4:23 6:1 32:9
kids[1] 21:9 mainstays[1] 9:8 municipality[1] 12:10 opening[1] 24:3 33:9 35:7 37:11 38:19,24
kind[3] 5:15 18:5 29:5 maintenance[1] 21:19 operated[1] 21:11 petitioner[6] 3:22 6:15
Kingdom[1] 14:3 major[2] 22:2 34:18 -N- operation[1] 21:20 9:19 35:18 36:16 37:15
known[1] 4:16 management[91 16:14opinion[4] 19:23 31:16 Petitioner's[1] 8:6
g N[2] 2:1,13 31:16 33:18 petitioners[21 3:12 7:5
KRAMER[2s] 2:14,15 16:24 17:1 24:23 25:8,9 name[21 4:4 7:11
8:2 9:16 32:14,19,22 33:8 37:19,24 38:5 opportunities[3] 17:24 piece[41 5:17 8:23,23
33:17,22 34:12,22 35:2 manager[1] 8:11 need[1] 36:21 20:6 22:24 9:10
35:15 36:4,8,12,14,23 manner[1] 25:18 needed[11 35:11 opportunity[12] 8:20 place[1] 15:3
37:3,6,17 38:2,7 39:1 negatively[1] 31:22 14:9 15:12 17:6 18:3 plan[54] 1:1 4:2 5:9 6:7
map[11 28:16 30:22 31:4 33:9 34:23
marches[11 13:11 neighborhood[221 7:9 10:19 12:12,24 13:12
-L- 16:13,15 18:6,20 19:11 35:10 36:15 39:10 13:16 14:15 15:11 17:13
Mark[4] 11:13 12:18,20 20:4,13 21:3,6,22 22:4,9 Opposed[1] 40:2 17:20 18:12,13 19:23,24
land[24] 4:10 9:11 14:11 12:22 22:10 23:16,16 28:3 29:13 20:16,17,17,22,23,24
14:21 15:4 16:16,18 17:12 order[11 17:19
master[1] 30:21 30:12 34:8,11 35:14,22 21:23 22:5 23:3 24:6,16
17:20 18:9,12 24:6 25:7 original[11 30:13 24:20 25:13 27:7,13,15
25:11,13 27:15 29:15,23 matter[2] 1:7 31:18 neighborhood's[1] Originally[2] 16:12,22 30:21 31:2,4,9 33:10,14
32:18,20 33:2 34:1,3 35:6 max[11 31:9 21:9
[9] 24:1 outside[3] 11:5 18:1,15 33:18,24 34:2,7,23,24
large[101 8:23 9:10 19:5 may[z] 5:22 8:10 neighborhoodsoverall[31 10:19 28:3,5 35:3,4,8,19 36:20 37:19
19:9,13 24:3 25:2,23 26:18,19,20 27:10,12,21
Mayor[z1 7:24 8:1 38:8,9
31:10 32:2 McDermott[11 10:23 28:4 32:5 own[3] 16:23 20:13 24:23 planned[12] 5:1 6:20,21
larger[31 14:7 20:10,11 neighboring[1] 31:19 owned[1] 21:10
g McDonald s[2] 4:12 neither[1] 12:2 owner[11 4:6 9:23,24 10:1,2,14 13:4
LASALLE[11 41:2 4:14 26:8,19 27:19
Last[1] 36:10 meal[1] 11:4 new[11 27:7 ownership[2] 27:16,17 planner[2] 32:18,20
LAW[1] 2:14 meet[1] 36:20 non-residential[11 planning[2] 9:11 36:2
34:17
leading[1] 24:8 meeting[7] 1:1,6 18:14 -P plans[al 25:7 33:4 36:7
none[3] 6:13 32:11 39:23
leads[1] 25:2 19:24 21:23 41:9,13 P[3] 2:1,13,13 36:9
led[11 17:20 meetings[2] 37:22 38:3 north[8] 6:24 14:13,18 P m[11 1:9 plant[11 22:17
left[11 5:12 meets[11 35:12 38:2 20:12 22:17 23:20 package[11 27:19 platting[1] 10:18
less[1] 15:7 members[3] 10:11 21:14 north/south[1] 22:3 packet[2] 10:12 24:6 play[11 21:7
letting[11 11:2 36:22 northeast[2] 10:5 14:23 Parcel[5] 4:10 5:2 16:7 pleased[1] 14:12
License[1] 41:20 membership[1] 21:17 28:1 38:3 Pledge[11 3:1
northern[z1 20:9 22:7
light[11 27:7 mentioned[31 13:23 Northgate[8] 14:23 parcels[2] 10:15 28:17 plotting[1] 10:18
LINDBLOM[23] 2:2 20:5 26:22 15:20 25:17 28:19,20,23 park[41 21:6,7 23:1 24:2 point[2] 13:18 28:16
3:3,10 5:20 6:3,8,12 7:13 met[1] 18:12 29:3 30:14 parks[9] 16:15 18:16,19 points[2] 23:15 33:15
7:19,23 8:7,15 9:14,17 metropolitan[1] 14:8 note[1] 8:10 19:1 20:13,14 23:12,17 pond[11 32:3
29:22 32:7 38:21 39:2,7 microphone[11 7:18 notes[1] 41:11 23:22 ponds[4] 19:12 25:2,19
39:14,23 40:2,4 middle[5] 17:22 19:14 nothing[1] 12:12 part[101 4:24 8:5 19:7 25:20
LINDBLOOM[3] 22:4 37:10 38:15 25:20 27:23 28:20 29:3 001[3] 19:4 21:5,15
28:14 32:11 39:19 notice[2] 23:16 26:14 29:19 38:19,24 P
might[a] 4:16 7:15 26:3 now[7] 3:3 7:20 15:23 portion[61 20:9 22:7
lines[1] 27:16 38:22participate[31 21:8,13 23:17 25:3 28:23 37:9
link[11 23:21 Mike[al 2:11 6:3 32:12 16:9 19:17 20:22 26:5 21:19
links[zl 18:19,19 32:17 participating[11 22:15 Portions[11 30:17
number[2] 3:11 9:1
Position[11 11:6
listed[3] 19:23 33:19 mile[5] 7:1 14:17,19 15:8 participation[2] 22:18
35:17 18:17 -O- 22:20 possibly[1] 7:14
literally[11 15:7 minute[11 37:18 oath[3] 8:12,21 41:5 particular[7] 16:11 potentially[1] 18:1
LLC[1] 3:12 modification[11 13:3 offering[3] 8:13 9:5 21:22 29:5 33:11,20 34:23 practice[1] 33:1
11:14 35:3 practices[11 21:9
locally[1] 14:6 moment[1] 28:12 particulars[1] 5:5 aced[1] 33:17
located[4] 4:10 15:5 Montgomery[1] 16:8 OFFICES[1] 2:14 prepared
16:4 23:17 most[3] 14:5 18:23 25:20 OHARE[2] 38:11,14 Passes[1] 40:4 preparing[1] 33:4
location[3] 14:14 17:6 motion[3] 39:16,21 40:4 on-site[7] 16:15 20:6 passive[1] 17:11 present[2] 15:18 27:17
18:6 24:23 25:8,9,19,22 path[21 18:19 23:20 presentation[3] 9:9
look[6] 10:18 14:15 move[4] 6:13 7:14,17 17:3 one[16] 3:6,11 6:8 9:8 Pay[11 23:10 11:15 24:9
Depo Court Reporting Service Index Page 3
Naperville, Illinois (630) 983-0030
Plan Commission- Yorkville Multi-Page presently- throughout
September 8, 2004
presently[1] 28:20 19:24 23:13 24:18 segment[1] 12:13 21:24 22:24
prevent[1] 32:3 -R- Residence[6] 6:20,21 send[2] 25:1,22 start[2] 11:1 37:7
primarily[2] 34:4,6 R[2] 2:1,13 9:22,24 10:1,2 September[2] 1:9 36:13 started[i] 17:16
primary[3] 8:22 11:15 R-1 [1] 9:22 residential[6] 19:6 28:4 Service[1i 3:17 state[5] 9:15 32:16,22
33:3 28:23 29:2 30:14 33:6 session[1] 39:12 41:1,7
R-2[5] 26:24 27:1,6,9 residents[2] 17:24 18:23
private[1] 33:2 29:13 set[z] 35:13 41:14 States[2] 14:2,6
proceedings[4] 1:6 40:7 R-3[10] 6:20 9:23 10:1 respect[2] 12:8 13:3 sets[1] 35:22 statistical[3] 33:14
41:9,13 26:15,17 27:3,10 28:21 response[6] 6:2,11 32:10 35:12,16
39:6,22 40:3 several[2] 14:11 19:12
process[8] 4:18 15:23 28:24 29:12 sewer[z] 22:16 34:20 statistics[4] 31:1 36:1,4
16:3,8 20:3 29:18,19 R-4[6] 6:21 10:2 26:15 rest[1] 29:24 36:20
36:24 share[1] 31:16
26:19 27:12 28:24 restated[1] 30:5 still[1] 31:8
processes[1] 14:22 R.P.R[1] 1:8 result[1] 24:13 shopping[3] 18:24 24:14 stormwater[18] 16:14
PROCHASKA[1] 8:1 25:17 16:21,23 17:1,23 23:6
raise[1] 3:7 resumes[1] 11:13 shorthand[3i 41:6,8,11
product[1] 35:24 ranked[1] 14:5 retail[1] 4:24 24:17,18,23 25:1,7,9,22
products[1] 28:10 read[i] 9:18 review[7] 4:18 35:10 show[1] 13:1 25:23 26:6 37:19,24 38:5
showing[2] 10:14 27:6 Stough[21] 11:16 12:24
professional[3] 12:6 real[2] 3:18 6:23 36:2,15,18,18 37:23
33:1 41:6shows[1] 12:19 13:14,17,18 16:2 24:16
really[2] 10:16 11:17 reviewed[3] 33:12,1325:16 26:13 27:22 28:2
ro ession[1] 11:20 33:15 side[7] 7:15 14:13 15:2
P rearranged[1] 20:19 28:11,18 30:3,11 31:3,21
g 16:5,5 34:9 38:23
project[s] 5:5 11:18 rezoning[s] 3:15 6:18 38:11,13,17,22
receive[2] 31:4 36:8 sides[I] 7:1
34:10 38:15 39:5 9:21 26:15 28:17 street[8] 2:14 22:2 23:18
received[2] 8:16 10:11i signify projects[2] 33:7 36:19 ris
ght [6] 3:7 15:23 16:9 g Y[1] 39:24 23:21,24 24:8 31:24 32:4
properties[121 3:11 4:5 recognizes[2] 34:16,18 19:17 37:5 39:14 simply[1] 25:21 study[1] 12:12
4:6 20:19 24:15 25:13 recommendations[1] right-hand[1] 35:18 single-family[8] 24:1 subject[1] 37:10
27:14 29:19 30:20 31:20 39:11 Road[7] 1:10 7:1 10:6,7 26:18,23 27:2,4,5 29:14 submit[1] 8:3
31:23,24 recommended[2] 26:23 14:17 22:1,11 36:1
property[41] 3:18 4:16 27:5 site[17] 4:14 16:16 17:19 submitted[6] 8:20 27:18
roadways[1] 34:19 28:9 33:10 36:5,6
4:17,17,19,22 5:14,16,18 record[12] 6:4 8:6,10 role[1] 33:4 19:2 20:8,13,20,22,23
6:23 8:23,24 10:4 12:4 9:15,18 10:22 12:2,9,16 23:7,12 25:15,17 27:9 submitting[1] 30:5
13:21 14:23 15:2,18 16:2 26:12 32:12,14 Rosenwinkle[6] 29:16 29:5,11 33:10 suburban[3] 18:8,9
16:4,9 17:22 18:10 19:14 recreation[1] 17:12 30:18 37:11,14,16 38:15 Six[1] 32:21 34:10
20:9 22:8,14 25:4 26:3,15 recreational[7] 17:8,10 Route[13] 3:19 4:11,11 small[1] 5:15 successful[1] 17:19
28:19,20 29:1,8,11,16,17 17:24 18:3,5 20:11 23:7 7:2 10:5 14:24 15:8,10,16 such[1] 9:10
29:24 30:16 33:11 37:10 15:22 17:2 22:8 25:24 smaller[1] 19:10
reference[3] 27:14 Smith[1] 12:10 summary[1] 29:22
proposal[1] 31:18 running[4] 14:16,18
35:20,21 22:2 23:20 somewhere[1] 25:10 surrounding[2] 15:17
propose[a] 16:14,15,15 referred[1] 34:10 15:18
16:16 soon[1] 17:4
proposed[2] 13:20 29:9 reflect[1] 26:24 -S- sorry[3] 12:18,19 34:5 swimming[1] 21:5
proposing[3] 28:5 29:9 regarding[1] 5:24 S[2] 2:1,13 south[Io] 4:12,14,21 6:24 sworn[6] 3:9 4:1 5:8 7:8
29:12 regards[1] 29:10 14:18 15:2 17:2 23:20 13:15 41:5
SANDRA[2] 2:47
proud[1] 11:2 regional[19] 16:20 17:825:3 32:3, system pi 18:19 19:21
provide[6] 20:6 24:22 17:9,23 18:2,4,16 20:10 sanitary[1] 34:20 22:3 23:21 38:1
southeast[1] 10:7
30:23 31:5,10 38:4 21:21 22:23 23:5,8 24:11 Saratoga[1] 16:4 southwest[3] 4:11 10:7
-T-
provided[1] 26:14 24:17 25:23 26:6 30:23 Saravanos[5] 3:11 4:5 15:21 -T-
P 32:2 38:4 4:5,6,13
provides[i] 25:5 Registered[1] 41:6 sat[1] 37:21 s
ace 291 16:20 17:7,17 T[ ] 2:1
18:5,15,16 19:6,14,19,22 takes[1] 25:10
providing[7] 16:20 19:5 relationship[1] 12:17 says[1] 41:5 21:8 22:24 23:3,4,12 24:2
22:3,6,21 31:21,23 taxing[1] 34:20
relative[3] 28:16 33:15 scale[1] 21:18 24:4,9 25:1 27:8 28:3
proximity[2] 15:14,15 35:6 30:23 31:2,6,11,13,14 tennis[2] 19:4 21:5
Scenario[1] 30:13
public[11] 3:4,6 6:14 9:1 remaining[1] 29:15 32:2 35:24 testified[5] 4:1 5:8 7:8
26:14 30:6 33:7 37:1 report[z] 1:6 27:24 S I 30:9LINGER[2] spaces[1i 19:9 13:15 36:16
39:13,16,20s eak[1] 35:15 testifying[1] 8:4
PUD[14] 26:15,16,19,24 reported[2] 40:7 41:8 school[6] 16:16 20:8,13 P
27:6,10,11,12 28:21,24 Reporter[2] 41:6,7 20:20 23:12 27:8 speaking[2] 3:21 7:4 testimony[s] 8:13 9:5
Specific[1] 25:16 11:13,14,21
28:24 29:12,13 37:1 represent[1] 27:16 schools[1] 19:2 P
urchased[1] 4:13 re resentation[2] Scho a[23] 2:11 6:5 split[1] 34:6 thank[12] 3:10 7:10 8:9
P P PP 8:13,18,19 10:21 32:6
putting[1] 32:3 11:11 12:15 32:17,17,21,24 33:12,21 ss[1] 41:1 39:1,9,15 40:5
representing[2] 10:23 33:23 34:15 35:1,6,20 Staff[9] 11:19,20 12:14 they've[1] 20:2
_ 29:4 36:6,10,13,17 37:2,5,13 13:8 16:17 17:3 20:2
-Q requested[2] 16:19 37:21 38:6,10 26:22 36:22 three[3] 3:6,7 8:20
qualifications[3] 8:3 20:20 Scott[3] 4:7 5:3,7 stand[2] 3:7 12:20 through[18] 4:18 9:9
32:16,23 Second[1] 39:18 11:20 12:24 13:7,11 14:5
requesting[3] 3:14 6:17 standards[101 18:15 14:22 15:23 16:8 20:3
quarter[z] 15:8 18:17 9:21 seconded[1] 39:20 19:22 20:1 26:9 27:19 22:4,9 23:20 26:12 29:18
questions[5] 5:19,21 required[1] 23:11 see[s] 5:20 7:16 21:22 28:8 35:12,13,23 36:20 32:4 35:10
12:8 32:9 39:4 requirements[4] 18:13 30:21 35:11 standpoint[3] 18:14 throughout[s] 11:8,9
Depo Court Reporting Service Index Page 4
Naperville, Illinois (630) 983-0030
Plan Commission - Yorkville Multi-Page TM ticket - zoning
September 8, 2004
14:2 19:12 36:24 25:24 30:16 31:22 34:17
ticket[11 11:4 35:7
today[11 37:4 usually[21 14:5 25:10
together[1] 13:11
Tom[31 2:2 4:17 5:22 -V-
tonight[6] 3:6 4:20,23 value[11 30:22
10:15 29:4,10 various[2] 29:20 30:17
took[11 17:12 version[11 10:19
total[1] 38:18 versus[1] 24:7
towards[2] 17:22 25:12 view[11 24:3
townhome[3] 26:18 virtue[11 12:5
27:10 29:12 VITOSH[31 1:8 41:4,19
Township[3] 3:20 7:2
10:8
traditional[3] 16:13 -w
19:11 25:18 walk[3] 12:24 20:12
Trail[21 10:8 22:13 26:11
transcript[11 41:11 walkable[3] 18:21 19:10
transition[3] 15:6,12 20:14
18:8 walking[2] 18:17,23
transitional[8] 18:14 west[4] 14:16 16:5 22:2
34:3,8,13,15 35:13,22 29:14
36:21 western[2] 23:17 34:6
transportation[2] WHEREOF[1] 41:14
19:21 21:24 whole[11 9:5
treatment[1] 22:17 wishes[2] 3:5 5:24
triangle[2] 5:11,15 within[6] 14:6 15:6
true[11 41:10 18:17,23 21:12 28:22
truly[21 18:2,20 without[1] 25:7
trustees[11 30:7 WITNESS[1] 41:14
try[11 23:24 Witnesses[1] 3:9
trying[i1 37:23 words[11 18:22
turn[11 7:20 worked[11 11:18
twenty[1] 33:1 wrong[11 12:19
two[1] 3:19
two-acre[1] 4:20 -Y-
type[4] 16:3 27:24 35:24 year[i1 14:4
36:21 years[9] 11:4,5,10,10
types[2] 33:5,6 13:24 14:1,11 32:21 33:1
yellow[11 27:8
-U- yield[11 28:1
unbuildable[11 26:4 Yorkville[1s] 1:2,10
under[3] 6:14 30:13 2:15,16 3:13,15,17 6:16
38:20 6:18,20 9:20,22 10:1
underline[11 13:4 12:17 14:10,13 18:1 35:4
underlying[2] 26:11,24 yourself[11 32:15
understand[11 24:20
unique[11 38:4 -Z
unit[9] 6:20,22 9:23,24 zone[11 27:5
10:1,3 13:4 26:8 27:20 zoned[111 4:23 15:1
United[1s] 1:2 2:16 3:13 26:24 27:9,10,12 28:19
3:14,16 6:16,18,19 9:20 28:21 29:3,24 30:1
9:21,24 14:2,3,6 35:3 zoning[19] 6:6 10:17
units[1] 28:6 13:3,9 15:4 26:11 27:3
up[7] 5:4 20:21 24:3 29:2,6,18,20 30:2 33:16
25:24 31:5 35:13,23 33:19,24 34:14,16 35:7
38:9
upper[11 35:17
urban[11 18:8
uses[13] 15:13,17,18
16:16 18:9 19:20 23:2,7
Depo Court Reporting Service Index Page 5
Naperville, Illinois (630) 983-0030
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG November 3, 2004
NAME PETITIONER TYPE OF DATE OF STATUS
APPLICATION AP
Fox Hill Unit 7 POD 10 DCI Charrington Preliminary/Final Plat 12/11/03 Approved @ 10/12/04 City Council
Villas at the Preserve Burnside Homes Annex, Zoning,PUD & 5/25/04 Approved @ 10/26/04 City Council
Preliminary Plan
Grande Reserve Unit 9 MPI Final Plat 7/12/04 11/10/04 Plan Commission
Swanson Lane Estates Gordon & Marcia Annex, Zoning & PUD 7/16/04 11/18/04 Plan Council
Swanson
Rt. 71 & Rt. 47 Larry Saravanos Annexation& Zoning 8/4/04 11/2/04 COW
2 acre Commercial
Autumn Creek (f.k.a. Pulte Homes Annex, Zoning & 8/10/04 Public Hearing @ 11/9/04 City
Theidel Property) Preliminary Plan Council
Bristol Bay Centex Homes Annex, Zoning & PUD 8/17/04 *See Below
Grande Reserve Unit 10 MPI Final Plat 9/23/04 12/9/04 Plan Council
Blackberry Oaks Annexation & Zoning Pending Future Plan Commission
Golf Course
Yorkville Ace Hardware Annexation & Zoning Pending Future Plan Commission
Wynstone Townhome Dev. Wyndham Deerpoint Preliminary Plan 10/6/04 11/18/04 Plan Council
Herren Property (NE corner of Rt. 47 Carolyn Herren Rezone 10/14/04 Public Hearing @ 11/10/04 Plan
& Corneils Rd.) Commission
Gospel Assembly Church Gospel Assembly 1 '/2 Mile Review 10/19/04 11/18/04 Plan Council
Church
Anderson Farm Kimball Hill Homes Concept Plan 10/25/04 11/10/04 Plan Commission
Challey Farm Wyndham Deerpoint Concept Plan 10/21/04 11/10/04 Plan Commission
Heartland Center Marker & Associates Resubdivision Final Plat 10/15/04 11/18/04 Plan Council
Caledonia Inland Final Plat 10/21/04 12/9/04 Plan Council
Fox River Bluffs Inland Concept Plan Pending 12/8/04 Plan Commission
*Centex has purchased two additional parcels, 40 acres and 3.5 acres. There will be a public hearing for annexation and zoning scheduled for the
December Plan Commission meeting with a redesign of the master PUD plan.
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG November 3, 2004
NAME PETITIONER TYPE OF DATE OF STATUS
APPLICATION AP
Fox Hill Unit 7 POD 10 DCI Charrington Preliminary/Final Plat 12/11/03 Approved @ 10/12/04 City Council
Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 Approved @ 10/26/04 City Council
Preliminary Plan
Grande Reserve Unit 9 MPI Final Plat 7/12/04 11/10/04 Plan Commission
Swanson Lane Estates Gordon & Marcia Annex, Zoning & PUD 7/16/04 11/18/04 Plan Council
Swanson
Rt. 71 & Rt. 47 Larry Saravanos Annexation& Zoning 8/4/04 11/2/04 COW
2 acre Commercial
Autumn Creek (f.k.a. Pulte Homes Annex, Zoning & 8/10/04 Public Hearing @ 11/9/04 City
Theidel Property) Preliminary Plan Council
Bristol Bay Centex Homes Annex, Zoning & PUD 8/17/04 *See Below
Grande Reserve Unit 10 MPI Final Plat 9/23/04 12/9/04 Plan Council
Blackberry Oaks Annexation &Zoning Pending Future Plan Commission
Golf Course
Yorkville Ace Hardware Annexation& Zoning Pending Future Plan Commission
Wynstone Townhome Dev. Wyndham Deerpoint Preliminary Plan 10/6/04 11/18/04 Plan Council
Herren Property (NE corner of Rt. 47 Carolyn Herren Rezone 10/14/04 Public Hearing @ 11/10/04 Plan
& Corneils Rd.) Commission
Gospel Assembly Church Gospel Assembly 1 '/2 Mile Review 10/19/04 11/18/04 Plan Council
Church
Anderson Farm Kimball Hill Homes Concept Plan 10/25/04 11/10/04 Plan Commission
Challey Farm Wyndham Deerpoint Concept Plan 10/21/04 11/10/04 Plan Commission
Heartland Center Marker & Associates Resubdivision Final Plat 10/15/04 11/18/04 Plan Council
Caledonia Inland Final Plat 10/21/04 12/9/04 Plan Council
Fox River Bluffs Inland Concept Plan Pending 12/8/04 Plan Commission
*Centex has purchased two additional parcels, 40 acres and 3.5 acres. There will be a public hearing for annexation and zoning scheduled for the
December Plan Commission meeting with a redesign of the master PUD plan.
m,OF YoPnrir tr
OCT -I 4 ?CODA.
UNITED CITY OF YORKVILLE DzElvED
800 Game Farm Road
Yorkville, IL 60560
630/553-4350
PC# -
D =;C' -_(CI
APPLICATION & PETITION
ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR
SPECIAL USE REQUEST
Development Name: Date of Submission: /g-_/
Requesting: [] Annexation Zoning Planned Unit Development
Special Use:
1. Name of Petitioner(s): p 1"0/11 e i2 e i7
Address:
Phone Number:
Relationship of Petitioner(s)to subject property:
Owner Developer Contract Purchaser
2. Name of holder of legal title, if different from#1:
If legal title is held in a Land Trust, list the names of all holders of any beneficial interest
therein:
3. a). (i). Street address and physical location of subject property:
I }
Q SI Co(_ne-J5 , e Ylek? aV E7 A- eoimelkk
ii). Zoning of surrounding parcels:
North:
South: Acr
East: N
West:
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage:
Page 1 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 2/25/04
3. (con't):
d). Kendall County Parcel Number(s) of property for which PUD is sought:
a.,? _ a q -3 e7e7 -- G o/
e). Current Zoning Classification:
f). Zoning Classification Requested: AB,. .3
g). Is this property within City limits? ;/ Yes No, requesting annexation
4. Names and addresses of any adjoining or contiguous landowners and landowners within 500'
entitled to notice of petition under any applicable City ordinance or State Statute:
Attach a separate list and label as Exhibit"B".
5. List all governmental entities or agencies required to receive notice under Illinois law:
6. List the Illinois Business Tax Number(IBT#)for the State of Illinois and names of businesses
located on subject property to be annexed:
7. Does a flood plain exist on the subject property? Ni 0
8. Do Electors reside on the subject property? o
If so,they must execute this petition to annex. (Electors as defined by Illinois Law is a
resident of the parcel who is a registered voter. Legal owners of the annexing parcel must
sign the petition regardless of place of residence or legal voting status.)
9. Contact Information: Name, address, phone number and fax number of person to whom
inquiries regarding this petition may be directed:
Attorney: Name: (Al rti Da c, 5 4 n
Address: ( ca • c- -�-u�-u -(7a, LQ 0 5`l -o a-1
Phone Number:( o —a (.; y -7 ��3 Fax Number:(D3 o -a - 13 I D
Engineer: Name:
Address:
Phone Number: Fax Number:
Land Planner: Name:
Address:
Phone Number: Fax Number:
Page 2 of 5
United City of Yorkville Ann exation,PUD,Zoning,Special Use Application Revised: 2/25/04
10. Submit the following to the Deputy Clerk in order to be scheduled for the necessary
committee meetings. An incomplete submittal could delay the scheduling of your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee(Please refer to page 4 of this application to"Petitioner Route,
Step 1,Fees"and/or contact the Deputy Clerk for verification of this amount).
c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10"x 13"envelope
In witness whereof the following petitioner(s)have submitted this application under oath and
verify that to the best of their knowledge its contents are true and correct and swear that the
property to be annexed is contiguous to the United City of Yorkville.
Date: //T /f/— C) V
Petitioner(s) Signature: (All legal property owners signatures must appear on this application.)
01;1`)1 1, ':7% 12,-/,t--
Subscribed and sworn to before me this �L�(�` day of ---k -1---. , 200 it .
Cc?., ' ,7.51 c-C- -'
Notary Seal
THIS APPLICATION MUST BE NOTARIZED.
Page 3 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 2/25/04
ANNEXATION,PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE
REQUEST
PETITIONER ROUTE
Step 1: Petitioner must submit a completed application,fees* and all pertinent materials to the
Deputy Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner
is responsible for making submittals to other review agencies such as Kendall County, Illinois
Department of Transportation, Illinois Department of Natural Resources, U.S. Army Corps of
Engineers, etc., to allow timely review by City.
*Fees: a. Annexation or Annexation and Rezoning-$250 plus $10 per acre for each acre
over 5 acres
b. Rezoning only -$200 plus $10 per acre for each acre over 5 acres
c. Special Use -$250 plus $10 per acre for each acre over 5 acres
d. Engineering Review Fees - 1.25%of the approved engineer's estimate of cost
of all land improvements,to be determined by City Engineer.
e. Planned Unit Development fee-$500
f. Engineering Review Deposit- up to 1 acre=$1,000;
over 1 acre but not over 10=$2,500
over 10 acres, but not over 40=$5,000
over 40 acres,but not over 100=$10,000
over 100 acres=$20,000
g. Deposit for Outside Consultants -under 2 acres =$1,000
2 to 10 acres = $2,500
over 10 acres=$5,000
Note: Owner/Developer will be responsible for payment of recording fees and
costs, public hearing costs including a written transcription of public
hearing and outside consultant costs(i.e. legal review, land planner,
zoning coordinator, environmental, etc.). Should Owner/Developer not
pay these fees directly,they will be responsible for reimbursing the United
City of Yorkville for the aforementioned fees and costs.
Note: You must present your plan at each of the meetings below as indicated
Step 2: Plan Council: The Planning Council meets the 2nd and 4th Thursday of the month at
9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council,you
will move forward to the Plan Commission Meeting. Attendees to this meeting include: City
Administrator, City Land Planner, Sanitary District Director, City Engineer, Building
Department Official, Emergency Medical Rep, Public Works Director, Executive Director of
Parks and Recreation, Fire Department Rep, and Police Chief
Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park
Sites included in residential developments. The Park Board Planning Meeting is the fourth
Monday of each month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street.
Page 4 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 2/25/04
Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month
at 7:00 p.m. in the Council Chambers at City Hall. The Plan Commission will make a
recommendation for the City Council's consideration. The Plan Commission consists of 10
members appointed by the Mayor, the City Attorney and City Land Planner.
A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning
request or Special Use request. Notice will be given by publication by the United City of
Yorkville in the Kendall County Record and certified mail by the Petitioner to adjacent property
owners within 500 feet of the subject property no less than fifteen days and no more than 30 days
prior to the public hearing date. A certified affidavit must be filed by the petitioner with the City
Clerk's office containing the names, addresses and permanent parcel numbers of all parties that
were notified.
Step 5: Economic Development Committee: The Economic Development Committee meets the
third Thursday of each month at 7:00 p.m. in the City Hall Conference Room. All projects
(regardless of a positive or negative EDC recommendation)proceed to the Committee of the
Whole for discussion. The Economic Development Committee consists of three (plus one
alternate) City Council members.
Step 6: Committee of the Whole: The Committee of the Whole meets the first and third
Tuesdays of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be
discussed in an informal atmosphere at the Committee of the Whole where no formal voting
takes place. This session is to discuss and consider recommendations of prior committee
meetings.
Step 7: City Council: The City Council meets the second and fourth Tuesdays of the month at
7:00 p.m. in the Council Chambers at City Hall. This is where all City Council voting takes
place.
A Public Hearing will be held at this time for the Annexation Agreement and/or Planned Unit
Development Agreement. Notice will be given by publication by the United City of Yorkville in
the Kendall County Record. A certified mailing to surrounding landowners is not required for
this public hearing. Any annexation agreement, PUD agreement or development agreement must
be signed by the Petitioner prior to being voted on by the City Council.
Agreement:
I understand and accept all requirements, fees as outlined as well as any incurred Administrative
and Planning Consultant Fees which must be current before this project can proceed to the next
scheduled committee meeting.
Please sign and return this original (retaining a copy for your records)to the Deputy Clerk,
United City of Yorkville, 800 Game Farm Road,Yorkville, Illinois 60560.
Date: / - ) `-f -- o (t) ctAAA ,
Signature bf Petitioner
Page 5 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 2/25/04
Accurate vtap of
561.ld.R4'r.' 1116.64; _..\
Territory Annexed to s67s1tAs'w t�yc96'
,
THE UNITED CIT :1-4---
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Mtridon described os infiaum Beginning at the Saa7hAost Corner ' r 1, <,--,..„
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ttarthoaet Carnet thereof; intrac o South 57.58'45" 7rsat, 0019 -Z a, El 1#`_t 0 gn
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LEGAL DESCRIPTION
R-2 Zoned Area
That part of the Southwest Quarter of the Southwest Quarter of Section 9, Township 37 North,
Range 7 East of the Third Principal Meridian described as follows: Beginning at the Southeast
Corner of the Southwest Quarter of the Southwest Quarter of said Section 9; thence North
01 °07'08" West, along the East Line of said Southwest Quarter of the Southwest Quarter,
1325.59 to the Northeast Corner thereof; thence South 87°58'45" West, along the North Line of
said Southwest Quarter of the Southwest Quarter, 475.88 feet to a line which is 850.0 feet
easterly of and parallel with the centerline of Illinois Route No. 47' thence South 01°06'31" East,
along said parallel line, 889.17 feet; thence Southerly, along a line which is 850.0 feet easterly of
and concentric with said centerline, being a tangential curve to the left with a radius of 8597.49
feet, an arc distance of 436.40 feet to the South Line of said Southwest Quarter of the Southwest
Quarter; thence North 87°59'01" East, along said South Line, 465.05 feet to the point of
beginning in the City of Yorkville, Kendall County, Illinois and containing 14.446 acres.
, CC) ( -- 0(1,1
1974 - 2004
52 Wheeler Road • Sugar Grove, IL 60554
;1 TEL: 630 / 466-9350
FAX: 630 / 466-9380
Enc:sca.=Fng www.eeiweb.com
41, r c.
fr 30 YEARS OF
EXCELLENCE
November 2, 2004
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat and Engineering Improvement Plans, Grande Reserve, Unit 9,
(Neighborhood 8) United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the Final Plat and Engineering Improvement Plans for the referenced Unit
9. The Final Plat has been prepared by Midwest Technical Consultants, Inc. and contains 4
sheets with latest revision date of October 5, 2004. The Engineering Improvement Plans have
been prepared by Cowhey Gudmundson Leder, Ltd. and contain 25 sheets with latest revision
date of October 6, 2004. We offer the following comments:
In general, the Final Plat and Improvement Plans are clear and well presented.
Our review of these plans is to generally determine the plan's compliance with City of Yorkville
ordinances and whether the improvements will conform to existing City systems and
equipment. This review and our comments do not relieve the designer from his duties to
conform to all required codes, regulations, and acceptable standards of engineering practice.
Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review.
We cannot and do not assume responsibility for design errors or omissions in the plans.
GENERAL COMMENTS
An engineer's estimate of probable improvement costs has been provided as requested, in the
amount of $1,958,160.85 ($17,500/lot), which appears to adequately cover the required
improvements. This estimate should be utilized to establish the letter of credit for Unit 9.
G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9-02.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
f
SHEET 4, Master Utility Plan
1. All comments under this section from our previous review letter have been satisfactorily
addressed.
SHEETS 5-10, Grading Plan
2. All comments under this section from our previous review letter have been satisfactorily
addressed.
SHEETS 11-19, Plan & Profile
3. All comments under this section from our previous review letter have been satisfactorily
addressed.
SHEETS 21 & 22 Construction Standards & Details
4. All comments under this section from our previous review letter have been satisfactorily
addressed.
STORM SEWER WORKSHEET
5. All comments under this section from our previous review letter have been satisfactorily
addressed.
FINAL PLAT
6. Lot 3016 is noted as to be conveyed to both the City and the Homeowner's Association.
7. There appears to be a dimension missing between the northeast corner of Lot 3015 and
the south right of way line of Mill Road.
8. The easement near the easterly tip of Lot 811 needs to be modified to accommodate
the proposed water main.
9. The sum of the front lot dimensions for Lots 773-776 does not equal the right of way
dimension given.
10. Additional easement width needs to be provided near the northeast corner of Lot 813 to
accommodate the storm sewer.
11. Additional easement width needs to be provided near the northwest and southeast
corners of Lot 812 to accommodate the sanitary sewer and storm sewer respectively.
G:\Public\Yorkville\2002\YO0215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9-02.doc
If you have any questions or comments regarding this review, or require any additional
information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
A John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
Tim Winter, P.E., PDG @ 630-325-5595
Dan Oefner, P.E., CGL @ 630-250-9644
JWF, EEI
G:\Public\Yorkville\20021Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9-02.doc
Jov • 4 . 2004 11 : 37AM No . 657I P. 2/3
Scfioppe Design associates
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax(630) 551-3639
November 4, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Grand Reserve — Unit 9 (Neighborhood 8)
We have reviewed the Final Plat dated 10/15/04 prepared by Midwest Technical Consultants and
the Engineering Improvement Plans dated 10/6/04 prepared by Cowhey Gudmundson Leder,
Ltd., and provide the following comments:
Final Plat
1. The approved Concept Plan shows an open space corridor at the end of Allegiance
Crossing, approximately where lot 806 is located. An open space corridor needs to be
provided in this area.
2. With the exception of#1, the layout of the streets and lots is consistent with the approved
Concept Plan, Exhibit"C", of the annexation agreement.
3. The design standards for lot size, lot width and setbacks as outlined in Exhibit "El" have
been met.
4. All other Final Plat issues have been satisfactorily addressed.
Engineering Improvement Plans
1. A water and sanitary sewer service needs to be provided to the park site.
2. The limits of the bluegrass and native plantings need to be shown on the grading plan.
3. Outline on the grading plan the limits of the area to receive the Perennial Plugs
referenced in the Planting Specifications on sheet 24 of 25.
4. All other engineering comments have been satisfactorily addressed.
Page l c(2
Nov . 4 . 2004 11 : 37AM No . 6571 P . 3/3
Final Landscape Plan
1. All landscape plan issues have been satisfactorily addressed.
We recommend approval of the Final Plat subject to addressing these comments,
If you have any questions,please call.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse, EEl
Tim Winter, MN
'ge 2 o(2
United City of Yorkville
EST. County Seat of Kendall County
800 Game Farm Road
O Yorkville, Illinois, 60560
`°mss- 0 Telephone: 630-553-4350
ft, Name
CwnY
+ \%%) Fax: 630-553-7575
Website: www.yorkville.il.us
October 20, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman, AICP
SUBJECT: Compliance Review
Final Subdivision Plat - Grande Reserve Unit 9 (Neighborhood 8)
I have reviewed the document identified above, along with associated documents, for compliance
with the adopted annexation agreement. Based upon this review I note the following:
1. As noted in my July 22, 2004 memo, there is some conflicting infoiniation found on
Exhibit C (and carried through elsewhere in the agreement) that needs to be addressed
prior to the Plan Council meeting. The density table found on Exhibit C shows 224
dwelling units (or 112 lots) being constructed in Unit 9. However, the graphic found
on Exhibit C shows 111 lots. Therefore, a determination will need to be made as to
how many lots may be platted. If it is determined that 112 lots may be platted, then a
determination needs to be made as to whether a green area needs to be kept on the
west side of Seeley Street, where Allegiance Crossing intersects (i.e., Lot 806). The
petitioner has elected not to provide this green area.
2. Note 3 on the plat has an error where the conveyance of Lot 3016 is discussed twice—
once to the City and also to the HOA. Per Exhibit D6, this area is to be conveyed to
the HOA.
3. Easement language for a bike path and for landscaping is listed on Sheet 4, however,
dimensions and locations of these easements are not reflected on the plat.
4. Exhibit D5 of the annexation agreement indicates that architectural details will be
provided for this unit as part of the PUD approval package. This infoiuiation was not
provided.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 9\10-20-04GrandeReserve.doc
Nov . 4 . 2004 11 : 21AM No . 6564 P . 2/5
Sckoppe Design Associates-
'? Landscape Architecture and Land Planning
126 S. Main St. Ph. (830)551-3355
Oswego, IL 80543 Fax (630) 551-3639
November 4, 2004
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Anderson Farm—Kimball Hill Domes
We have reviewed the Concept Plan for the Anderson Farm prepared by Land Vision dated
October 13, 2004. The following information is provided to assist you, the Plan Commission
and the City Council in providing conceptual input to the developer on their Concept Plan.
General
Kimball Hill Homes is investigating the feasibility of developing the 236 acre Anderson Farm as
a single-family lot development. The property is not yet contiguous to the City. They are
currently looking for conceptual input from the Plan Commission, Park Board and City Council
on their Concept Plan. Formal action by the Plan Commission and City Council is not needed at
this time. However,the Commission and City Council members should be prepared to discuss
and provide comments on the following:
1. The appropriateness of the residential land use, the density, and the lot sizes being
proposed.
2. The open space system.
3. The overall style and general character of the development.
4. Other comments that the Plan Commission and City Council might have.
Comprehensive Plan
The Comprehensive Plan identifies the site as Estate Neighborhood, which allows a gross density
of 1.5 dwelling units per acre or less.
Ries I oft
Joy . 4. 2004 1I : 21AM No • 6564 P. 3/5
Existing Land Uses
The property is currently zoned A-1 in Kendall County. The surrounding land uses and zoning
are as follows:
North: Agricultural use zoned A-1 in Kendall County
East: Agricultural use zoned A-1 in Kendall County and Residential (Timber Creek
Subdivision) zoned R-3 in Kendall County
South: Residential (Hawthorn Village) zoned R-2 P.U.D. in Kendall County
West: Agricultural use zoned A-1 in Kendall County and Residential (Cotzwald Fen
P.U.D.) zoned R-2 P.U.D. in Kendall County
Transportation
The City's Transportation Plan does not identify any collectors or arterial roads in this area.
Schools
The City's School Site Study identifies an elementary school to be located on this site.
Open Space
Based on the City's Land Cash Ordinance, the park requirement for this site is approximately
15.75 acres.
If you have any questions, please call.
CC: Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Anna Kurtman, Zoning Administrator
Page 2 of 2
Nov • 4 . 2004 I1 :21AM No . 6564 P . 4/5
Sclwppe Design associates
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax(830) 551-3639
November 4, 2004
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Challey Farm —Wyndham Deerpoint
We have reviewed the Concept Plan for the Chailey Farm prepared by Land Vision dated
October 13, 2004. The following information is provided to assist you,the Plan Commission
and the City Council in providing conceptual input to the developer on their Concept Plan.
General
Wyndham Deerpoint is investigating the feasibility of developing the 96.2 acre Challey Farm as
a single-family development. The property is not yet contiguous to the City. They are currently
looking for conceptual input from the Plan Commission, Park Board and City Council on their
Concept Plan. Formal action by the Plan Commission and City Council is not needed at this
time. However, the Commission and City Council members should be prepared to discuss and
provide continents on the following:
1. The appropriateness of the residential land use, the density, and the lot sizes being
proposed.
2. The open space system.
3. The overall style and general character of the development.
4. Other comments that the Plan Commission and City Council might have.
Comprehensive Plan
The Comprehensive Plan identifies the site as Estate Neighborhood, which allows a gross density
of 1.5 dwelling units per acre or less. A greenway running along the drainage corridor through
the south central portion of the property is also planned for.
Peg,1 ofz
Nov• 4. 2004 11 : 22AM No. 6564 P. 5/5
Existing Land Uses
The property is currently zoned A-1 in Kendall County. The surrounding land uses and zoning
are as follows:
North: Residential (Pavilion Heights Subdivision) zoned R-3 in Kendall County
East: Agricultural use zoned A-1 in Kendall County
South: Agricultural use zoned A-1 in Kendall County
West: Agricultural use zoned A-1 in Kendall County
Transportation
The City's Transportation Plan does not identify any collectors or arterial roads in this area.
Schools
The City's School Site Study identifies two elementary schools to be located in the area. One
located to the northwest of the property and one to be located to the southwest of the property.
Open Space
Based on the City's Land Cash Ordinance, the park requirement for this site is approximately
5.4 acres. The City's Recreation Master Plan identifies a potential greenway running through the
property generally following the drainage corridor.
If you have any questions, please call.
CC: Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Anna Kurtman, Zoning Administrator
Pip 2of2
e +
UNITED CITY OF YORKVILLE
Clerk's Office
FROM THE DESK OF LIZ D'ANNA
October 22, 2004
TO: Joe Wywrot, Mike Schoppe, John Whitehouse and Anna Kurtzman
RE: Grande Reserve Unit 9-Final Plat
Tim Winter has requested to have Unit 9 on the November 10th Plan Commission Agenda.
Other items on this agenda are:
1. Public Hearing for the South Comp Plan Amendment
2. Public Hearing for the rezoning of the Carolyn Herren Property
3. Swanson Lane Estates-Preliminary Plan
4. Chally Property- Concept Plan
5. Anderson Property- Concept Plan
6. Fox River Bluffs- Concept Plan
Staff comments are due by 4:30 p.m. on Tuesday, November 2nd.
If you have any questions, please do not hesitate to contact me.
Thank you,
Liz D'Anna
Deputy Clerk
cc: Tony Graff
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United City of Yorkville ,�4t5 N
h Comprehensive Lend Use`Plan Update '
� a at Southern Stu• dy Area . <
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Comprekensive Land L1se Plan Update
-Cable of Contents
Table of Contents Page
Introduction 3
Study Area Boundary Exhibit
Planning Process 5
Goals and Objectives 7
Intent 7
Character and Environment 7
Residential 10
Non-residential 10
Transportation 11
Open Space 12
Existing Land Use Analysis 13
Land Use Plan 14
Intent 14
Planning Considerations 14
Prairie Parkway 14
Interpretation Policies 15
Land Use Classifications 16
Residential 16
Commercial 20
Industrial 22
Park/Open Space 23
Public 24
Land Use Plan Exhibit
Additional Considerations 25
"Gateway" Corridors Exhibit
Appendix 26
Options for Preserving a Rural City Boundary 26
Design Guidelines
litni+ec�
City of\owkviIIe
comprehensive Land L/tse Plan L4pdate
Ontroduction
Introduction
■ Future Land Use Planning Purpose and Overview
Over the past decade, the United City of
Yorkville has experienced tremendous growth
in population and development. According to %dip.:
census data, the population has almost •
doubled since 1990. It is expected that this
trend will only continue in the coming years, •
as people continue to seek the quality of life
offered in Yorkville. It is estimated that n _
Yorkville's population will exceed 60,000 = - -
residents by the year 2030.
Desiring to preserve the unique character that embodies '_' .►� 4�y` ,
the spirit of Yorkville, a Comprehensive Land Use Plan 3; *
was created for the United City of Yorkville and its y� -•"
surrounding extra-territorial jurisdictions in September
2002. The Comprehensive Land Use Plan was designed `
to guide growth and development in Yorkville while
documenting the City's goals and objectives. However,
the Comprehensive Land Use Plan drafted in 2002 did not �� •�i - -
address a significant area of land south of the Fox River. 111111
This Comprehensive Plan Update has been created to
more specifically re-evaluate the Yorkville growth areas
which are south of the Fox River. The study area for this
Comprehensive Land Use Plan Update extends from the ' ' ', ,
Fox River to one mile south of Caton Farm Road, east to
Grove Road and west to Helmar Road, encompassing --
approximately 33,000 acres.
The update is intended not to replace .
the current Comprehensive Plan, but to +F. PX
supplement and update the document
based on the current community vision •
for the orderly growth of the Southern
portion of Yorkville. ..
By utilizing the Comprehensive Land
Use Plan Update, City leaders will be - -- 1
able to guide growth and development in — -- I I
ET*.!
a consistent manner. By referencing the ,
Plan Update, City leaders will be able to
evaluate development impacts on a
citywide basis, balancing growth with
City goals and objectives.
�hitec� Cjh of\ovkville
3
Comprehensive Land Use Plan lApdate
Ontroduction
To best assist the City in its endeavor to guide growth and development, the
Comprehensive Land Use Plan Update is organized into the following sections:
• Process — Outlines the methodology and process that went into the creation of the
Comprehensive Land Use Plan Update
• Goals and Objectives — Outlines the City's goals and objectives to maintain the
unique character of Yorkville
• Existing Land Use Patterns— Description of current characteristics and growth trends
being experienced in the City
• Future Land Use Plan — Defines and illustrates the future land uses proposed for the
study area based on land use characteristics, infrastructure availability, future
thoroughfares, market demands and projected growth
• Additional Considerations — "Gateway" Overlay Considerations — Outlines
additional studies recommended for the United City of Yorkville to ensure the goals and
objectives outlined in the Comprehensive Plan are enforced and the desired character
for Yorkville is maintained as the City continues to grow
• Design Guidelines — General criteria to encourage good design practice for future
Yorkville development and maintain an aesthetically attractive City.
litnited City of\ovkville
4
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SCHOPPE DESIGN ASSOCIATES
Landscape Architecture and Land Planning
430 W.DOWNER PI„4('E PH. (630)896-2501 0
AUR()RA,IL 60506 FAX(630)896-3228 NORTH
0 2640 5280 10560
The United City Of Yorkville STUDY AREA ...I
COMPREHENSIVE PLAN
" i,,,— 800 Game Farm Rd. Date: October 21, 2004
I" -.7" Yorkville, IL 60560 UNITED CITY OF YORKVILLE SHEET FILE T12004 Jobs\031068\Gadflies\seep-base dwg
630-553-4350 Base mapping compiled from best available information.All map
ILLINOIS data should be considered as preliminary,in need of verification,and
subject to change This land plan is conceptual in nature and does
not represent any regulatory approval. Plan is subject to change.
Comprehensive Lancl (ase Plan LApclate
Planning Process
Planning Process
To create a Comprehensive Land Use Plan Update that reinforces and enhances the unique
characteristics that define the United City of Yorkville, community input was sought to define the
goals and objectives important to the residents of Yorkville. City officials, business leaders and
residents were brought together in public workshops to discuss and outline the issues and
concerns regarding growth and development in Yorkville. From these workshops, goals and
objectives were refined and provided the foundation for the Comprehensive Land Use Plan Update.
Building upon this information, a site analysis was conducted to gain an understanding of the
elements and features that make Yorkville distinct from other communities.
On June 23, 2004, the first joint workshop was
held with the Planning Commission, City
Council and community leaders. The purpose
of the meeting was for the Consultants to
outline the process for effectively updating the
Comprehensive Land Use Plan and to gain an
understanding of the community's vision and
goals for its future growth. To begin the dialog,
a brief overview of existing land uses was
presented as well as an outline of growth and —
development factors for attendees to consider ,
for future planning. Additionally, a plan *"
illustrating the land use planning area was
presented to give attendees a point of reference for discussion. Attendees voiced thoughts and
ideas about existing growth patterns, their desire to preserve Yorkville's character, their fears about
Yorkville losing its unique identity and concerns about surrounding communities' growth. These
issues and concerns were noted by the planning consultants to be integrated into the
Comprehensive Land Use Plan Update.
Moving forward from the joint workshop, the planning consultants created a preliminary set of goals
and objectives, a draft land use plan and outlined definitions and justifications for each land use.
As a framework for the land use plan, a base map for the United City of Yorkville study area was
created that illustrated open space, infrastructure, schools, roads, city boundaries and existing land
uses. Once the planning factors were analyzed and consolidated onto a base map, a draft land
use plan was created. Again, input was sought from City Officials to refine the preliminary goals
and objectives, design guidelines and the draft Comprehensive Land Use Plan Update.
A second joint workshop was held September 15, 2004, to present a draft of the land use plan
reflecting issues and concerns voiced at the first workshop. Attendees were given the opportunity
to weigh in on the preliminary land use plan as well as the proposed goals and objectives.
Feedback was also sought for guidance in shaping the content and direction of the Design
Guidelines. Throughout the workshop, the consultant team facilitated in-depth discussions to
reveal the core issues and concerns, likes and dislikes of those in attendance.
With this information in hand, the planning consultants revised the land use plan to reflect the vision
outlined during the workshop. Refinements to the goals and objectives were made and preliminary
Design Guidelines were modified, each taking into account the comments and concerns from the
joint workshop.
LAnited Ciiy of Yorkville
5
Comprehensive Land like Plan LApdate
Planning Process
Once refined, the revised draft of the
Comprehensive Land Use Plan Update
was presented to the Planning
Commission, November 10, 2004. The
presentation included definitions and
justifications for each land use category
as well as an overview of the goals and
objectives of the plan. The planning
consultants also presented an overview {
of the Design Guidelines intended to
ensure the unique characteristics that . _
define Yorkville will be reflected in future
developments.
Upon receiving a recommendation from
the Planning Commission, the
Comprehensive Land Use Plan Update
was presented to the City Council.
lAvtitecl City of\o"kvil le
6
Comprehensive Land Ltse Plan Ltpdate
Goals and Objectives
Goals and Objectives
■ Intent
As a tool to guide the City in future decisions regarding growth and development, a set of
goals and objectives have been defined to communicate critical planning factors which
influence quality growth. The goals and objectives have been organized into five
categories:
■ Character and Environment
■ Residential
■ Non-residential
■ Transportation
■ Open Space
These goals and objectives should be used in conjunction with the proposed land use plan
to guide and direct developers and City officials to a vision desired for quality, attractive
growth within the City.
■ Character and Environment
GOAL 1: Preserve and maintain the country
feel and rural charm that defines
the agricultural character of the
area.
Objective 1.1: Evaluate various methods for
protecting large, contiguous -
parcels of rural land for
continued agricultural use or
prairie restoration. Create an
open space or low density
perimeter around Yorkville to maintain a distinct boundary or limit
which defines and differentiates the City from adjacent communities.
Objective 1.2: Consider clustering of density
within proposed developments to
provide larger areas of contiguous
open space within individual
•
projects. These larger open
spaces will provide greater
opportunities to preserve scenic
vistas and have a greater visual
impact than smaller, disconnected
open spaces. -f
Objective 1.3: Plan to incorporate open space and landscape buffers into all
classifications of land use.
Objective 1.4: Develop and utilize design guidelines that carry forward the unique
elements which define Yorkville's character and discourage
development that is inconsistent to the look and feel of Yorkville.
�hitec� Ci+y of\ovvkviHHe
7
Comprehensive Land Use Plan Update
Goals and Objectives
GOAL 2: Create attractive, distinct corridors leading into the City by establishing
design standards that highlight and reinforce the community identity and
unique character of Yorkville. Design standards may include community
welcome signage, landscape buffers, berming, fencing, light fixtures, site
furnishings and planting beds which work together to create a sense of
place unique to Yorkville.
Objective 2.1: Define corridor overlay areas which are prominent "gateways" into
Yorkville and outline specific design and development criteria for
these corridors.
Objective 2.2: In addition to design standards I *�
for individual private ,1�l ' !i 0-: . ''' .1,,,:i
development, create a uniform 1 -......- -_ s.design standard package for w rte:
public projects (i.e. common s _ _
signage theme, landscape and -, „ I
10.1
site furnishings consistently Ivr
used throughout Yorkville). , ?* ;.-4,a`
GOAL 3: Establish development growth �/ s _, �"a�_
boundaries for Yorkville.
Objective 3.1: Work with adjoining communities to coordinate boundary agreements
that define each municipality's development jurisdiction to successfully
co-exist with surrounding communities and maintain the unique
character of Yorkville.
GOAL 4: Develop a set of Design
Guidelines for the City which
encourage distinct, creative,
quality development throughout '
Yorkville. Items to be
considered may include anti-
monotony standards, masonry
requirements, building mass - —
and orientation guidelines,
coordinated site planning
efforts, signage standards,
building materials and façade
treatments, landscaping,
parking lot design and
lighting.
GOAL 5: Encourage the most desirable and efficient use of land while enhancing the
physical environment through functional and compatible land use
configurations.
Objective 5.1: Plan for future development that is compatible with the City's natural
features, environmentally sensitive areas and existing land uses.
lilhited City of\owkville
8
Comprehensive Land Use plan t/tpdate
Goals and Objectives
Objective 5.2: Ensure that new developments will be compatible with existing land
uses in terms of use, density, building heights, scale and impact to
adjacent property.
Objective 5.3: Ensure that the local infrastructure systems can accommodate future
growth; ensure that such systems are expanded as needed.
GOAL 6: Ensure that future development is sensitive to the natural topography,
views, drainage patterns, existing vegetation and historic or agricultural
structures which serve as landmarks for the study area.
Objective 6.1: Ensure that all
reasonable efforts have
been made to preserve
and incorporate existing
trees into future
development plans.
Objective 6.2: Encourage the
preservation of existing
farmsteads in parks, open
spaces or separate lots .
within the development to
maintain the agricultural qualities associated with Yorkville.
Objective 6.3: Encourage
developments
which are 1.111111111111111111111
sensitive to the
natural forms of
the land and
attempt to
maintain scenic
vistas and natural
drainage patterns. Avoid proposals for massive cut and fill alterations
which modify the visual character of the area.
GOAL 7: Establish the Fox River as the"Crown Jewel"of Yorkville.
Objective 7.1: Explore recreational opportunities focused on the Fox River (i.e.
canoe/kayak rentals, picnic pavilions, athletic events) to showcase
one of Yorkville's defining elements.
Objective 7.2: Preserve the natural beauty of the river.
Objective 7.3: Explore the creation of a contiguous trail or greenbelt along the river.
Objective 7.4: Improve access for residents.
Objective 7.5: Improve level of water quality.
L/tnifecd city of\ovkvifle
9
Comprehensive Land i✓tse Plan Ltpdate
Goals and Objectives
■ Residential
GOAL 1: Encourage high quality, distinct and = ` 'T
%
creative residential development through ��r
a mix of larger estate homes and cluster _>'
development, establishing a high level ofti
aesthetic appeal while providing ``
•
sufficient density for retail nodes. n T I
GOAL 2: Provide for a variety of housing types
throughout the City. — _-- ,
Objective 2.1: Encourage the development of Equestrian Estates in areas with
rolling terrain and tree clusters in addition to land designated for
estate land uses.
Objective 2.2: Promote the availability of a variety of housing types within the City
that will meet the needs of all segments of the Yorkville population
including age, family status, income and household size.
Objective 2.3: Encourage high density and multi-family to locate in proximity to
higher intensity land use nodes and roadways.
Objective 2.4: Encourage master planned communities that incorporate a mix of
housing types, recreational opportunities and shopping within a single
development.
Objective 2.5: Where possible, encourage clustering of residential units to reduce
infrastructure costs and future infrastructure maintenance costs,
preserve natural features and maximize the visual impact of open
space.
Objective 2.6: Encourage the development of cluster housing to preserve tree
masses, natural features or prominent view corridors.
Objective 2.7: Encourage the development of active adult, age restricted housing
communities within the study area's residential land use
classification.
GOAL 3: Protect the integrity of existing and future neighborhoods by ensuring that
they are initially developed and then are maintained to a high standard.
Objective 3.1: Review, and revise if necessary, the existing standards regarding
medium and high density development to ensure high quality
development of these housing types.
• Non-Residential
GOAL 1: Encourage the development of non-
residential "nodes", which would
result in concentrated areas of retail
and commercial uses instead of strip
development; consider allowing
L/4nitec1 City of\orkville
10
Comprehensive Land L/tse plan litpdate
Goals and ®bjectives
small-scale retail nodes in close proximity to residential development to
reduce required driving for everyday services.
GOAL 2: Ensure that the Comprehensive Land Use Plan provides for an adequate
amount of non-residential land use that is diversified so that future
economic development opportunities provide the City with a positive fiscal
outlook.
Objective 2.1: Explore economic development opportunities related to the proposed
Prairie Parkway, taking advantage of the limited access points to the
proposed thoroughfare.
GOAL 3: Promote and encourage the creation and maintenance of local jobs.
Objective 3.1: Utilize the Economic Development Corporation (EDC) to promote
Yorkville as an attractive and desirable place for businesses to locate.
Objective 3.2: Utilize the Economic Development Corporation and Chamber of
Commerce to work with the business community to maintain a
healthy environment for businesses to remain in Yorkville.
■ Transportation
GOAL 1: Identify key future roadways and
existing roadway expansions as 4:4`..'
. ..=
candidates for an aesthetically
enhanced parkway design which
features center green medians,
parkway trees and landscaping.
;
Objective 1.1: Create a new roadway cross
section for community
parkways.
GOAL 2: Promote coordinated site planning efforts between adjacent developments
to reduce the number of access points and traffic signals along major
corridors.
Objective 2.1: Coordinate new development plans with the State to limit access
points, promoting the free flow of traffic for the City's major arterials.
GOAL 3: Provide an efficient, safe and connective transportation system that is
coordinated with existing needs and with plans for future growth.
Objective 3.1: Use the Thoroughfare Plan and the Comprehensive Land Use Plan in
conjunction with one another, specifically to ensure that the various
land uses within the City are accommodated by the transportation
system.
Objective 3.2: Continue coordination with the State and Federal Government in
planning and construction of the Prairie Parkway.
lAhited City of VoNkviI Ie
Comprehensive Land Ltse"Plan Ltpdate
Goals and Objectives
Objective 3.3: Coordinate with the County the development, alignment and
construction of the Eldemain Road project and the Countryside
extension.
GOAL 4: Provide for alternative modes of transportation, including pedestrian
connectivity and bicycle accommodation, in order to ensure that
transportation needs are met in ways other than the roadway system itself.
Objective 4.1: Provide alternatives to the automobile, such as citywide hike and bike
trails, as well as identifying means by which such alternatives can be
accommodated within the existing and future transportation system;
hike and bike trails should be incorporated into the greenbelt system
whenever possible.
Objective 4.2: Ensure that within new developments, hike and bike trails are
incorporated and that they are connected to existing trails.
Objective 4.3: Provide for pedestrian connectivity between various land uses (e.g.
parks, schools, neighborhood retail).
Objective 4.4: Explore options for linking the City's trails into the regional trail
system.
■ Open Space
GOAL 1: Identify key scenic view corridors
which define the character of
Yorkville.
Objective 1.1: Take into consideration building
height restrictions and
alignments of community parks
and open space corridors to
preserve desired views.
GOAL 2: Promote respect, conservation, enhancement and protection of important
natural features and resources.
Objective 2.1: Ensure the local environmentally
sensitive areas are documented so that
any development in and around such I
y. y
areas can be carefully monitored. 741
Objective 2.2: Develop guidelines for preservation of
significant trees and natural areas.
GOAL 3: Incorporate the City's park and open space __ U
system into natural areas of Yorkville.
Objective 3.1: Utilize floodplain areas (which are not developable) within the park
system, for greenbelts, improved trails and/or public open space.
L4nited City of\Jo'l<ville
12
Comprehensive Land Use Plan litpdate
Existing Land lAse Analysis
Existing Land Use Analysis
■ Characteristics of Yorkville's Existing Land Use Patterns
■ Single-family land use is
the predominate land use
within the City. The
current land use trend in _
Yorkville consists of more
intense development being
planned and developed E ! �
along the Route 47
corridor. Due to the high
traffic volume associated
with Route 47, retailers are
attracted to the corridor.
The logical and appropriate growth pattern consists of higher intensity residential uses
located around the commercial areas. The higher density residential areas (including
townhomes and multi-family) serve as a transitional uses to the more traditional single
family suburban and estate neighborhoods.
In addition to the growth along the Route 47 corridor, traditional suburban and estate
subdivisions are planned throughout various portions of the study area.
• The Downtown area is characterized by a mixture of land uses, including single family
residential, multi-family residential, public/semi-public and commercial uses.
• Although no national
standard or ratio exists
for land use
percentages, a
sweeping survey was
conducted by the
American Planning
Association that
attempted to define
acceptable land use
percentage ranges for thriving, sustainable cities. The study divided communities into
two categories, communities with populations over 100,000 residents and those with
less than 100,000 residents. The study does underscore the difficulty in defining
sustainable land use percentages, as each city utilizes a different means to classify
land uses. Since there is no national standard for land use classification and/or
definition, the data set forth in the survey is a rough estimate. However, even with
imprecise measuring tools to quantify and compare land use ratios, the data does
provide a rough comparison of land use percentage ranges for cities of similar size.
For cities with populations similar in size to Yorkville, the single largest land use was
residential, usually with 80-90% being single family residential classification. As for
commercial/industrial land use, the cities ranged from 12% to 28% of land zoned in this
manner while the range of parkland ranged from 1% to 15%. The wide range in
percentages illustrates that each city is unique and is affected by different market
forces and development goals.
IliniteJ City of\ovkviIIe
13
Comprehensive Land Use Plan Update
Land Use Plan
Land Use Plan
• Intent
The land uses that develop in the coming
years, combined with maintaining the
viability of existing land uses, will shape the
character and feel of Yorkville as it expands
geographically to accommodate the
continuing surge in population. To -
effectively plan for this unprecedented
growth, a Comprehensive Land Use Plan
Update has been created to study the
existing land uses and plan for the sensible
future growth and development of Yorkville.
The Comprehensive Land Use Plan Update evaluates a large area south of the Fox River
as previously stated. For the purpose of this update, the land use classifications defined in
the September 2002 Comprehensive Land Use Plan have been maintained. The only
exception to the land uses is the addition of a `neighborhood retail' land use category
intended to provide for smaller scale community retail services to serve residents within a
closer proximity to their homes.
• Planning Considerations
This Comprehensive Land Use
Plan Update takes into account
the elements that define the • .
unique character of Yorkville, •••
.
preserving and enhancing those
elements that work to create a iM
recognizable identity for the City. •
The Comprehensive Land Use
Plan Update will assist City •
leaders in guiding and directing
growth to ensure that new n
developments integrate
seamlessly into the fabric of Yorkville. To accomplish this goal, the Comprehensive Land
Use Plan Update was created based upon specific criteria to effectively direct growth and
development. Such criteria included: compatibility with existing land uses, existing zoning,
environmental features, residential density, open space, transportation systems and
aesthetic criteria.
The following discussion outlines the different types of land uses that are recommended for
Yorkville's Comprehensive Land Use Plan. All of the land uses discussed should be tied to
the Design Guidelines chapter of this Comprehensive Land Use Plan Update, ensuring that
new development makes a positive contribution to the character of the City.
• Prairie Parkway
At the time of adoption of this Comprehensive Land Use Plan Update, the State of Illinois is
evaluating alternatives for a corridor for the Prairie Parkway, a proposed limited access
highway to connect Interstates 90, 88 and 80. In relationship to the Yorkville planning area,
l4hitecd City of\ov'kville
14
Comprehensive Land Use Plan Update
Land Use Plan
one proposed alignment enters from the south near Route 52 and continues north to Route
30 along the western boundary of the study area. While a commitment to build this
highway and even its exact location are not yet a certainty, the continued debate to provide
a major transportation route in the vicinity signals the need for Yorkville and surrounding
jurisdictions to recognize the possibility of its construction and appropriately plan for it.
Similarly, Kendall County continues its discussion on the possible extension of Eldamain
Road from Route 30 at the north to 1-80 on the south, crossing the Fox River along the
western limit of the Yorkville planning area.
Consistent with its intent, this Comprehensive Land Use Plan Update allows for changes to
the Future Land Use classifications to accommodate appropriate uses adjacent to the
Prairie Parkway and an extended Eldamain Road, particularly at interchanges and access
points. Such areas may be well suited for concentrations of uses that provide local and
regional employment and commerce opportunities.
■ Interpretation Policies
The City should utilize the
Comprehensive Land Use Plan Update
and the associated policies in this
report to further establish the general
pattern of development within Yorkville
and its growth boundaries. This
pattern of development should be
implemented through adopted policies, ,
enacted ordinances and recognized
guidelines (as appropriate). This
Comprehensive Land Use Plan Update
provides a context for this pattern
through a general description of land
use categories and explanation of key
components of the Plan. It is important to note
that the Comprehensive Land Use Plan Update
is not the City's official zoning map. Rather, it
is a guide to decision making in the context of s.
the City's future land use patterns.
It is important to recognize that proposals
contrary to the Comprehensive Land Use Plan
could be an improvement over the uses shown
on the Comprehensive Land Use Plan for a
particular area. This may be due to changing
market demands, development trends and/or
economic trends that occur at some point in the
future after the Comprehensive Land Use Plan
is adopted. If such changes occur, and mow ,
especially if there is a significant benefit to the wall
United City of Yorkville, then these proposals
should be approved and the Comprehensive
Land Use Plan should be amended - y =
accordingly.
L/tv,ited city of yoNkvi1te
15
Comprehensive Land Use Plan Update
Land like Classifications
Land Use Classifications
■ Residential Land Use Classification
One of the residential development goals of the Comprehensive Land Use Plan is to
provide a diverse range of housing choices well distributed throughout the planning area.
The Comprehensive Land Use Plan designates locations and sets development design
parameters to help provide quality residential neighborhoods for all residents of the United
City of Yorkville.
For the purposes of this Comprehensive Land Use Plan Update, the land use definitions
have been referenced from the City's current Comprehensive Plan. However, the density
within the Estate category has been modified. As a supplement to the definitions, a brief
narrative has been added to each land use as it relates to the updated study area. The
narrative provides a general justification for the placement of each use shown on the plan.
To effectively guide appropriate residential development and densities that best fit the
Comprehensive Land Use Plan's residential development goals, the Comprehensive Land
Use Plan Update defines the following Residential Land Use classes: Estate
Neighborhood, Suburban Neighborhood, Transitional Neighborhood, Urban Neighborhood
and Traditional Residential Neighborhood.
Future developments ideally would provide a variety of housing types, as well as
opportunities for citizens to interact with each other, their natural surroundings and the
entire United City of Yorkville. Such distinct residential environments are not only
characterized by their location and density, but are defined by the quality of the
architectural design, landscape and preservation of open spaces and existing natural
features. The design of a development is equally crucial in its affect on the City as its
overall density.
An important consideration with regard to locational criteria for this land use classification is
to ensure that any non-residential uses that are adjacent are as compatible as possible.
Higher intensity residential land uses, such as townhomes and apartments, are considered
to be compatible uses between single-family residential and non-residential uses.
■ Estate Neighborhood
17,178.1 acres •51.8%
Intent
The Estate Neighborhood is intended to provide areas for low-density detached single-
family residences. The Estate Neighborhood is characterized by substantial open
spaces along roadways and between properties. This "open" character is often
identified with the United City of Yorkville and this land use classification intends to
protect and enhance this identity. Gross density in Estate Neighborhood areas should
be less than 1.75 dwelling units per acre.
Developments requesting densities above 1.5 dwelling units pre acre shall illustrate
compliance with the Design Guidelines chapter of this Comprehensive Land Use Plan
Update. In addition to showing compliance with design guidelines, the developer must
also demonstrate their ability to add specific improvements such as:
lAni ed City of Yo 'kville
16
Comprehensive Land Use Plan Update
Land Use Classifications
• Assist with funding offsite City infrastructure improvements (water, wastewater,
transportation)
• Integration of architectural standards (i.e., masonry, side entry garages, anti-
monotony setbacks and elevations) that exceed the requirements of the City's
current appearance codes and architectural standards
• Landscaping (i.e. increased landscape buffers, planting)
• Increased allocation of open space beyond City requirement
Location
• Existing developed areas of large lot single-family detached residences
• Planned locations outside of the City's urban/suburban core situated to create an
effective transition to the outlying rural and agricultural areas
• Areas adjacent to existing estate neighborhoods
• Areas in the Northeast and Northwest portions of the study area which contain
significant tree masses
• In areas with more substantial topographic relief
• In areas with limited wastewater service
• Along the Prairie Parkway corridor to maintain a rural feel
• Along the eastern and western limits of the study area to maintain a lower density
perimeter for the City
• Suburban Neighborhood
8,575.7 acres •25.9%
Intent
The Suburban Neighborhood is intended to be a residential area primarily comprised of
single-family detached residences. The Suburban Neighborhood seeks to preserve
existing developed areas at this density and to create new lower-density environments
characterized by intimate neighborhoods and residences of distinctive design. As with
the Estate Neighborhood, integration of open spaces, particularly along major
roadways and at the periphery of each development to transition to adjacent areas, is
vital to both the character of the development and the identity of the City. Gross
density in this classification should be between 1.50 and 2.25 dwelling units per acre.
Developments requesting densities above 2.0 dwelling units per acre shall illustrate
compliance with the Design Guidelines chapter of this Comprehensive Land Use Plan
Update. In addition to showing compliance with design guidelines, the developer must
also demonstrate their ability to add specific improvements such as:
• Assist with funding offsite City infrastructure improvements (water, wastewater,
transportation)
L4 ited City of\o.'kville
17
Compv'elkensive Land Use Plan Update
Land Use Classifications
• Integration of architectural standards (i.e., masonry, side entry garages, anti-
monotony setbacks and elevations) that exceed the requirements of the City's
current appearance codes and architectural standards
• Landscaping (i.e. increased landscape buffers, planting)
• Increased allocation of open space beyond City requirement
Location
• Planned locations generally situated between the Estate Neighborhoods and
denser Transitional, Urban and non-residential locations within the planning area.
• Generally in areas with limited topographical constraints
• Centrally positioned along the Route 47 corridor
• Transitional Neighborhood
1,813.7 acres •5.5%
Intent
The Transitional Neighborhood establishes a medium-density residential setting that
includes a mix of residential uses within master planned communities. These master
planned communities can have neighborhoods of varying densities, open spaces and
carefully integrated commercial uses.
High-quality multi-family developments would also provide additional areas for young
professionals and families moving into the City. Also, economic development
opportunities are often enhanced by a diversified housing market that would offer a
potential new company's employees a wide-range of housing choice, including
attached housing. In order to ensure that new apartment and townhome complexes
develop such that they are representative of the high quality of living found in Yorkville,
the City should ensure that requirements related to aesthetics and compatibility are
contained within related ordinances. Such requirements should address:
• Masonry
• Setbacks
• Site Amenities (i.e. landscaping, open space)
• Provision of covered and enclosed parking spaces
This type of housing generally serves as a positive buffering element between single-
family residential areas and major roadways, non-residential uses or high density
residential uses. The Transitional Neighborhood can be designed to provide
intermediary space between lower density residential areas and non-residential areas
allowing greater flexibility of development adjacent to areas subject to development
pressures. Gross residential density in this classification should be between 2.25 and
3.50 dwelling units per acre.
L4hitecJ Ciiy of?ovkviIte
18
Comprekensive Land like Plan lApdate.
Land litse Classifications
In order to achieve a specific density for a Transitional area, the City's current
standards for providing additional open space still apply. Please refer to the current
Comprehensive Land Use plan for the open space calculation table to determine the
additional amount of open space required to achieve the desired density.
Location
• Generally between Suburban Neighborhood areas and non-residential uses along
primary roadways.
• As a transitional use at major intersections such as Highway 71 and Highway 126
as well as Route 47 and Caton Farm Road
• Along a potential interchange at Highway 71 and the Prairie Parkway as a housing
option near a potential employment center.
• Urban Neighborhood
36.4 acres • .1%
Intent
The Urban Neighborhood is intended to recognize and preserve existing high-density
residential use areas. Gross density in this classification is between 3.50 and 8.0
dwelling units per acre. Future development likely will be in the form of redevelopment
of existing sites.
Location
• Existing areas in the City developed within the density intended by the Urban
Neighborhood classification.
• Traditional Residential Neighborhood
195.2 acres • .6%
Intent
The Traditional Residential Neighborhood classification is created to recognize and
preserve the existing unique residential and mixed use neighborhoods in the developed
core of the City. Residential densities vary within the Urban Neighborhood. Future
development likely will be in the form of redevelopment of existing sites.
Location
• Existing residential neighborhoods in and around the downtown area of the City.
LAvtitecl City of\oNkville
19
Compi^ekensive Land Mse Plan l/tpdate
Land like Classifications
■ Commercial Land Use Classification
The concept of providing areas for retail development is important for Yorkville; retail sales
tax revenue can provide significant funding for City Projects, and will help Yorkville to
continue to provide high quality public services to residents. The Comprehensive Land
Use Plan Update recommendations regarding the locations and amounts of retail use are
intended to provide adequate areas for retail development such that Yorkville's residents
are able to purchase the goods they need locally, without having to travel to surrounding
cities. This will benefit citizens by enabling them to have their retail needs met locally, and
will benefit the City by enabling it to capture the retail tax revenue generated by its
citizenry.
• Commercial
922.5 acres •2.8%
Intent
The Commercial Land Use classification includes uses such as retail, service,
restaurant, entertainment and professional and small business offices. This land use
classification intends to promote market-sensitive development of commercial uses
within strategically located areas to efficiently, effectively and conveniently serve the
growing local population while reinforcing the importance of the United City of Yorkville
as a regional center. The Comprehensive Land Use Plan's goal for such development
includes expanding the economic vitality and employment base of the City.
Although office, retail and commercial uses are all permitted within areas on the
Comprehensive Land Use Plan map that are designated as such, the nature of each of
these uses are different in terms of their compatibility with residential uses and in terms
of their aesthetic quality. The following discussion of each of these uses should be
used to help guide the City in making specific decisions regarding the appropriateness
of future proposed locations.
Offices uses are generally considered compatible with residential uses, as long as they
are relatively small in terms of their building (and related parking area) size. Offices
can be developed between residential and higher intensity non-residential uses
(commercial, light industrial) as a transitional use. When adjacent to residential uses,
offices should be designed in a manner that is compatible with them. Small scale
offices are recommended in designated Commercial areas throughout Yorkville while
large-scale offices are recommended along major thoroughfares such as the proposed
Prairie Parkway.
The Comprehensive Land Use Plan Update strengthens the presence of the existing
core of commercial uses in the City while allowing for additional locations of
commercial development that serve the planning area and minimize conflicts with the
transportation network and adjoining properties. As the Comprehensive Land Use Plan
Update map shows, it is recommended that commercial uses locate along the major
thoroughfares in Yorkville, principally so that such land uses will have good
accessibility. However, because of the nature of commercial land uses, which often
require outside storage, display and sales areas should be buffered from public view
(i.e. they should not be visible from the roadways) and from nearby residential uses. In
addition, it is not generally recommended that residential land uses be located directly
adjacent to commercial land uses.
L4iii+ed City of\owkvitte
20
Comprehensive Land like Plan Update
Land like Classifications
Location
• The intersection of State Routes 126 and 71
• Intersection of Route 47 and Walker Road
• Intersection of Route 47 and Caton Farm Road
• At the intersection and potential interchange of Highway 71 and the Prairie
Parkway
• Neighborhood Retail
295.3 acres• .9%
Intent
The purpose for the neighborhood retail classification is to provide opportunities for
smaller scale, service oriented retail establishments intended to serve only the
residents within the immediate area. Small-scale retail trade is further defined as land
used for the purposes of serving the retail needs of neighborhoods in close proximity
(e.g. convenience stores, florists, beauty salons, dry cleaners, cafes, coffee shops, day
care centers, small grocery stores, restaurants, etc.). By providing retail opportunities
in close proximity to future residents, trips for everyday needs and services can be
concentrated near residents' homes and reduce the demands for continuous retail and
additional vehicle trips along the major highway corridors.
Where possible, developments should provide pedestrian connections to the
neighborhood retail nodes for alternative transportation access. The neighborhood
retail nodes should also strictly comply with the Design Guidelines sections of this
Comprehensive Land Use Plan Update to ensure attractive, coordinated retail centers
are planned.
Location
• At the intersection of existing and proposed major thoroughfares within the City
such as:
• Ashley Road and Wheeler Road
• Emmanuel Road and Wheeler Road
• Walker Road and Lisbon Road
• Caton Farm Road and Lisbon Road
• Ashley and Block Roads
• At centralized locations to areas of future residential concentrations
• At intersections of highways and major collectors
• Highway 126 and Ashley Road
• Route 47 and Ament Road
• Route 47 and Wheeler Road
L4nitec1 City of\orkviIIe
21
Comprekensive Land Use Plan Update
Land Use Classifications
■ Industrial Land Use Classifications
The Comprehensive Land Use Plan includes distinct, significant areas to locate industrial
uses and large office and business parks. Such uses provide necessary employment
opportunities for area residents, and strengthen the economic base of the United City of
Yorkville, as specified in the goals and objectives of the Comprehensive Land Use Plan. In
order to provide a variety of industrial uses in Yorkville, two (2) classes within the Industrial
Use Classification are established. The Industrial Use class includes uses such as
manufacturing, assembly, wholesaling and warehousing. The Office/Research/Industrial
Use class envisions a business park setting that includes a significant office component,
along with provisions for limited industrial and hospitality uses.
• Industrial Use
152.8 acres • .4%
Intent
The Industrial Use class intends to allow limited and general manufacturing, assembly,
wholesale and warehouse uses in distinct areas that can be served well by
transportation and other infrastructure. Because significant land use has been
designated for industrial use at the Northwest portion of the City, this Comprehensive
Land Use Plan Update only illustrates the existing industrial area directly south of the
downtown core.
■ Office/Research/Industrial Use
266.5 acres • .8
Intent
The Office/Research/Industrial Use class seeks to encourage development of office
and light industrial uses in a business park-like setting. Primary uses are intended to
be large office properties and facilities for research, testing and product development.
Light manufacturing uses are intended to be limited in scope. Hospitality uses can be
integrated into the business park as an ancillary use. The Office/Research/Industrial
Use class can be used as a transition from traditional industrial uses to other land uses.
Developments in this class should be designed to be non-obtrusive to adjoining
properties and uses.
It is recommended that the City concentrate on attracting businesses engaged in light-
industrial type activities that would be contained within a building (i.e. a minimal amount
of open storage), such as high-tech services, medical services and software
manufacturing. Such light industrial businesses tend to have many of the advantages
of general industrial uses (i.e. employment, increase tax base) without the
disadvantages often related to traditional, heavier industrial uses (i.e. adjacency
challenges, pollution). Target industries for these areas should be refined by the City
through the Yorkville Economic Development Corporation.
Due to the characteristics of the study area for the southern portion of the City, only
limited areas were deemed appropriate for a potential employment center. Because
the Prairie Parkway would provide exceptional access to the north and south from
Yorkville, the intersection of Highway 71 and the Prairie Parkway was identified as the
most appropriate location for a future business park. Alternative employment sites
could also be appropriate around the designated commercial center at Route 47 and
L4v itecJ city of\o 'kviIte
22
Comprehensive Land Use Plan lApcla+e
Land lAse Classifications
Caton Farm Road. Additionally, although not specifically within the study area
boundary, significant potential exists for an employment center at the intersection of the
Prairie Parkway and Route 47 (approximately 3—4 miles south of Caton Farm Road).
Location
■ Highway 71 and Prairie Parkway
■ Potentially at Route 47 and Caton Farm Road
■ Park/Open Space Land Use Classification
3,636.5 acres • 11%
Intent
The Park/Open Space Land Use
classification is intended to preserve
existing recreational and environmentally
sensitive areas and to establish appropriate •
locations for new designated open spaces. 'f•''
Consistent with the goals and objectives of WOR Loe,,;r
the Comprehensive Land Use Plan Update
the Land Use Plan also seeks to provide a
connected open space and trail system
linking developments and residents within
Yorkville. -
Identified open space areas on the Land
Use Plan Update include large privately
held properties, properties under jurisdiction of the Kendall Country Forest Preserve District
and City owned parks. This classification is not intended to establish locations for open
spaces that are located with Planned Unit Developments or other developments. All
planned developments are expected to consult with the Yorkville Parks and Recreation
Department to ensure that the recreational needs of Yorkville residents are being
addressed.
Location
■ Chicago Council Boy Scouts of America property on Fox Road
■ Harris Forest Preserve
■ Kendall County Forest Preserve
■ Along existing floodplains and natural drainage corridors
■ Along the Fox River corridor
L4vlitecd City of\o 'kville
23
Comprehensive Land Use Plan Update
Land Use Classifications
■ Public/Quasi Public Land Use Classification
61.9 acres • .2%
Intent
The Public/Quasi Public Land Use
classification is intended to locate existing �r
City, County and sanitary district facilities,
as well as school and church properties,
cemeteries and other non-private land '-I
uses. The Comprehensive Land Use Plan •
Update assumes that these future facilities . ;
are allowed within the various land use ,ra;
categories illustrated on the plan as
deemed necessary by the City.
Location
1
• Existing locations of government,
educational, religious or cemetery
facilities.
■ Within future neighborhoods
Based on the land use quantities and possible density ranges shown for the study area, it is
estimated that between and future residents could inhabit the study area of this Comprehensive
Land Use Plan Update. Based on this potential future population, it is estimated that an additional
elementary, middle and high schools will be necessary to meet the needs of the future population.
The exact acreages and locations for these future facilities should be evaluated and mapped by the
Yorkville School District in a supplemental study to this Comprehensive Land Use Plan Update.
L4nitecl City of\oi'kville
24
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AT INTERSECTION OF HIGHWAY 47
ISP AND PRAIRIE PARKWAY I I ESTATE NEIGHBORHOOD 17178.1 51.8%
I I SUBURBAN NEIGHBORHOOD 8575.7 25.9%
S.
I I TRANSITIONAL NEIGHBORHOOD 1813.7 5.5%
I URBAN NEIGHBORHOOD 36.4 .1%
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SCHOPPE DESIGN ASSOCIATES TOTAL STUDY AREA 33134.6
Landscape Architecture and Land Planning
430 W.DOWNER PLACE PII. (630)896-2501 NORTH
AURORA,IL 60506 FAX(630)896-3228 0 2640 5780 10560
,,ac.,,, The United City Of Yorkville Scale: 1" = 1 MILE
�. ., COMPREHENSIVE PLAN Date: October 21, 2004
,c)1 `- 800 Game Farm Rd.
1 Yorkville, IL 60560 SHEET FILE.T.12004 Jobs 10310681cadfles1seep base dwg
UNITED CITY O F YO R KV I L L E Base mapping compiled from best available information.All map
630-553-4350 ILLINOIS data should be considered as preliminary,in need of verification,and
subject to change. This land plan is conceptual in nature and does
not represent any regulatory approval. Plan is subject to change.
Comprellensive Land Ltse Plan L'tpdate
.Additional Considerations - "Gateway" Overlay Corridors
Additional Considerations - "Gateway" Overlay Corridors
Although this Comprehensive Land Use
Plan provides a means to guide growth and
development within the United City of
Yorkville, additional studies may be
warranted to maintain the City's unique
heritage and character. It is strongly
recommended that an analysis of the major
roadways both present and planned be
undertaken to establish "gateway" corridor
guidelines that emphasize the goals
described by the Comprehensive Land Use
Plan. Corridor overlays have been
depicted on the Comprehensive Land Use
Plan as key visual "gateways" leading into Yorkville. These corridors and their corresponding visual
quality are critical to the perception of the City. By analyzing the land uses, businesses, views and
environmental features along the roadways of Yorkville, corridor plans and design guidelines can
be implemented to guide development along these crucial avenues. Once in place, the design
guidelines will work to create a sense of place, establishing uniform community signage, site
furnishings, landscaping and gateway locations along the major roadways of Yorkville.
Combined with the Comprehensive Land Use Plan, a comprehensive corridor study will ensure that
the unique character of Yorkville is not lost as the City continues to grow and develop. The City
should consider undertaking an analysis of the major roadways, resulting in the adoption of design
guidelines for new development. The corridors identified for further analysis include Routes 71, 47
and 126. This would ensure that development that occurs along these well-traveled corridors is in
keeping not only with the character of Yorkville, but also with the image that the City wants to
project.
�nitec� Cih' of Vo 'kvi I Ie
25
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ally
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imil GATEWAY OVERLAY
D RAFT
SCHOPPE DESIGN ASSOCIATES
Landscape Architec tore and Land Planning
430 W.DOWNER PLACE PH.(630)896-2501 NORTH
AURORA,IL 60506 FAX(630)896-3228 0 2640 5280 10560
,t,,,-,,, The United City Of Yorkville Scale: 11' = 1 MILE
"GATEWAY OVERLAYS" Date: October 21, 2004
,(�4 N 800 Game Farm Rd.
.- Yorkville, IL 60560 SHEET FILE'T:\2004 Jobs\0310681cadfiles\gateway corritlors.dwg
630-553-4350 UNITED CITY O F YO R KV I L L E Base mapping compiled from best available information.All map
ILLINOIS data should be considered as preliminary,in need of verification,and
subject to change. This land plan is conceptual in nature and does
not represent any regulatory approval. Plan is subject to change.
Govnprekensive Land Use plan Update
Appendix
Appendix
Options for Preserving a Rural City Boundary
In the process of creating the Comprehensive Land Use Plan Update, debate ensued regarding the
possibilities for preserving large contiguous tracts of open space and agricultural land. The open
space was described as a rural perimeter defining the edge of Yorkville. In response to these
discussions, several possibilities have been outlined below for further study and debate regarding
the acquisition and/or preservation of open space within the study area. The pros and cons
associated with each possibility have been listed to aid City Officials in future discussions.
Land Pooling
Pros Cons
• Can better control land uses as property • No comparable case study
owners • Requires multiple land owner cooperation
• Easier to entitle • Long term returns
Impact Fees
Pros Cons
• Development can pay way for preserving • May drive developers away
City boundary • Land prices are already very high
• Only taxing new growth • Raises housing costs
Bonds/Referendum
Pros Cons
• Buy large, contiguous property at one • Taxes all existing and future
time homeowners
• Risky for City financially
• Compromises City's position to back
other needed improvements
Prairie Land Preserve—Conservation Group
Pros Cons
• Can preserve and restore large areas of • Price of land might be too high
open space • Limited organizations available
Greenbelt
Pros Cons
• Implement through master parks plan • Narrower land area for buffer
iAnited City of\oNkvi!Ie
26
Comprehensive Land Use Plan Llpda+e
Appendix
Density Transfer
Pros Cons
■ Developer can receive an increase in unit • Higher density product
count in return for bringing density from • High price of land
desired City preserve area • Land owners must be willing to sell their
■ City could set up fund to bank all of density rights
density credits and buy land in logical
pattern
Lilhited City of\o 'kvi I Ie
07
Design Guidelines
-cable of Con-Fen-Fs
Design Guidelines
Table of Contents
Introduction 2
Description/Background
Purpose of Guidelines
Submittal/Approval Process
Principles Overview
Overall Planning Principles 5
Desirable Elements
Undesirable Elements
PRINCIPLE 1: Preserve/enhance open space and environmental features 5
and rural character
Preserve Existing Vegetation
Create Recreational Opportunities
PRINCIPLE 2: Promote connectivity between land uses and 6
adjacent developments
Develop Comprehensive Master Plans
Provide Continuous Paths
PRINCIPLE 3: Provide transitions between land uses 7
Building Mass Hierarchy
Use of Open Space and/or Landscaping as a Transition Zone
Site Planning Principles 9
Desirable Elements
Undesirable Elements
PRINCIPLE 4: Incorporate existing site conditions into development plans 10
Drainage Patterns
Topography and Soils
Vegetation
PRINCIPLE 5: Provide a sense of architectural interest and unique 11
identity throughout the City
Buildings
Orientation
Facades
l/tni+ed city of\o 'kviI Ie
Comprehensive Lancl (Ilse Plan (/lpclate
Design GNiclelines
-Cable of Contents
Roof Treatment
Materials and Colors
Height
Scale
Hierarchy
Entrances
Retaining Walls
PRINCIPLE 6: Enhance pedestrian experience and establish sense of 19
place through careful design and location of open spaces
View Corridors
Parks and Trails
Courtyards and Plazas
PRINCIPLE 7: Thoughtful consideration of vehicular and pedestrian 21
circulation within individual developments
Vehicular Circulation
Primary Site Entrances
Internal Drives
Drop-Off Areas
Service Areas
Pedestrian Circulation
Sidewalks
Crosswalks
Pedestrian Circulation in Parking Lots
Accessibility
PRINCIPLE 8: Appropriate design of parking lots, utilities, service areas 25
and detention areas to reduce the negative impact of
typically unattractive site components
Parking
Shared Parking
Store Front and Street Parking Requirements
Bicycle
Substations/Water/Wastewater Stations
Detention
Location of Utilities
Location of Service/Delivery/Trash/Storage Areas
Landscape Principles 29
PRINCIPLE 9: Provide a unified landscape treatment throughout the City 29
through the use of consistent right-of-way and buffer
treatments
Landscape Character
"Gateway" Corridor Landscape Treatments
Primary Gateway Corridors
United Cih of\oNkviIle
Comprehensive Land Llse Plan Llpclate ii
Design Guidelines
Table of Contents
Secondary Gateway Corridors
General Planting Requirements
PRINCIPLE 10: Enhance the aesthetic appearance of development 33
and lessen the impact of undesirable site components
through the effective use of landscaping
Intersections and Site Entrances
Landscaping Adjacent to Non-Residential Buildings
Parking Lot Landscaping
Unimproved Pad Sites
Dumpster/Trash Receptacles/Outdoor Storage
Community Character Principles 35
Desirable Elements
Undesirable Elements
PRINCIPLE 11: Establish unique gateway entry features to identify 36
the City
PRINCIPLE 12: Establish a comprehensive theme and a consistent 37
family of lighting and site furnishings for all public and
private spaces
Architecture
Site Furnishings
Seating/Benches
Planters
Waste Receptacles
Light Fixtures
Public Art Program
PRINCIPLE 13: Create a cohesive signage program. 41
Signage Design
Project Entry and Monument Signs
Neighborhood Entry Signs
Directional Signs
Wall Signs
Projecting Signs
Window Signs
Street Address Markers
Prohibited Signs
L4nited Cily of YoNkviIIe
Compp^ellensive Land like Plan lApdate iii
Design Gtiidelines
Ontroduction
Introduction
In addition to presenting a pattern of
land uses and guiding residential
densities, this Comprehensive Land
Use Plan Update is equally committed
to realizing attractive and functional
de signs for land uses, stressing
quality site design, building design
and landscape design. Therefore this
Comprehensive Land Use Plan
Update expands upon the more
general land use goals, objectives
and policies through the •
1
establishment of specific development 9 t
Design Guidelines. These Design
Guidelines identify and address site
development, architecture and
landscape issues while providing
general guidance to developers and
City staff creating and evaluating land
development proposals. As a result, Rural character of Yorkville
future development can respect and
enhance the character and quality of
life in the United City of Yorkville.
■ Description/Background
The United City of Yorkville is located 55 miles
southwest of Chicago, Illinois. Yorkville is known
as a picturesque community located along the Fox
River, offering residents a pastoral setting and
rural living. The community is currently faced with -
rapid growth and desires to maintain the natural
characteristics of the area while planning for a
orderly, appropriate growth. The City has t y_
commissioned a Comprehensive Land Use Plan
Update for approximately 30,000 acres south of
the Fox River to ensure coordinated, high quality '
development occurs which maintains the unique Fox River
heritage and character of Yorkville. These design
guidelines are intended to supplement the Comprehensive Land Use Plan Update and provide
general direction for those wishing to develop property within the City's growth boundaries.
united CHy of\oNkviWWe
Comprehensive Land lAse Plan l✓lpdate 2
Design Guidelines
Ontrodtiction
The key objectives of the Design Guidelines are to:
• Educate the public, developers, property owners and plan reviewers as to the desired and
expected vision for development in Yorkville.
• Present clear principles and priorities for achieving the vision for the City.
• Create a sense of place.
• Increase connectivity and focus commercial activity into defined nodes.
• Illustrate specific techniques to use when planning and developing within the City
■ Purpose of Guidelines
The Design Guidelines for the Comprehensive Land Use Plan are intended to maintain the unique
character and acknowledge the heritage of Yorkville. In order to respect these objectives, there is a
need to establish and maintain certain standards by which future development within Yorkville may
occur. While the guidelines provide specific recommendations for development, they cannot cover all
circumstances. It is the intent of the design guidelines to provide flexibility while achieving a sense of
continuity and visual harmony within the United City of Yorkville.
These design guidelines illustrate the proposed community character and establish an overall
framework and comprehensive set of principles to allow the community to develop in an orderly and
cohesive manner. They establish criteria for overall community planning, individual site planning,
landscape concepts, signage design as well as the architectural style and design for commercial,
residential and civic areas. The guidelines outline ways to maintain the inherent character of the City
while at the same time enabling individual developments to be distinct from one another.
■ Submittal/Approval Process
All site development proposals are required to be submitted to the City for review. Further, it is the
applicant's responsibility to ensure compliance with the latest revisions to these guidelines. Copies
will be made available upon request to the City.
These design guidelines apply to all improvements including construction involving remodeling and/or
additions to existing buildings and developments. The City will review all proposed site plans for
compliance with the established regulations/guidelines contained herein.
Modifications to this manual may be made to clarify or expand the requirements and to maintain the
overall goals established in the Comprehensive Land Use Plan.
• Principles Overview
The design guidelines focus on the overall scale of the City while also considering individual sites. In
addition to general guidelines, detailed design components such as site furnishings, specific
landscaping, architectural styles and themes for community identity are presented to further define
the character of Yorkville.
The Design Guidelines of the Comprehensive Land Use Plan are divided into four categories of
design principles: Overall Planning, Site Planning, Landscaping and Community Character.
Lits ited CHy of\owkviIIe.
Govnprekevtsive Land lase Plan l/tpdate 3
Design Guidelines
Onfroduc+ion
■ Overall Planning
One of the objectives of the Overall Planning principles is to respect existing environmental and
cultural features and outline ways development can appropriately occur without compromising the
integrity of the existing features. Another critical component of the Overall Planning principles is
ensuring coordinated, comprehensive developments which are connected and incorporate
appropriate transitions between various land uses.
■ Site Planning
The objective of the Site Planning principles is to address individual developments and provide
standards for creating attractive projects. The Guidelines outline specific techniques to achieve
the desired aesthetics within individual developments.
■ Landscaping
The Landscaping principles outline requirements for landscape treatments for developments with
respect to buffers, right of way treatments, screening and site enhancement.
■ Community Character
A fundamental goal of the design guidelines is to create a cohesive vision that reflects the unique
character of Yorkville. By establishing a vision/theme for public and private properties within the
City, a sense of character will be evident throughout the entire community. The Community
Character principles outline specific design features such as architectural elements, gateways,
major intersection enhancements, site furnishings, light fixtures and signage criteria
recommended to maintain a consistent and unique identity for the City. The character principles
are intended to allow for variation between individual developments while maintaining consistent
features throughout the City.
L/lnitecl City of\o'kvi H He
Comprehensive Land Litse Plan Litpclate 4
Design Gtiicjelines
Overall Planning Principles
Overall Planning Principles
The Overall Planning Principles address issues that impact development within the City, primarily
focused upon issues related to land-use within the City.
PRINCIPLE 1: Preserve/enhance open space, environmental features and rural character
PRINCIPLE 2: Promote connectivity between land uses and adjacent developments
PRINCIPLE 3: Provide transitions between land uses
• Desirable Elements:
The following elements shall be incorporated into the developments within the City:
• Preservation of historical structures and rural landmarks such as barns and farmsteads
• Preservation of existing trees
• Trailheads signifying the starting point of pedestrian pathways
• Shared access points to development
• Connections to adjacent properties to incorporate future development
• 'Step down' of building height with respect to adjacent, lower intensity land uses
• Protect and preserve right-of-way for future expansion
• Incorporate exclusive turn lanes into developments and at intersections
• Undesirable Elements:
The following elements are discouraged in developments within the City:
• Destruction or loss of natural open space and environmentally sensitive areas
• Fragmented open space
• Numerous traffic signals and uncoordinated driveway connections
• Curb cuts for individual businesses
• Drastic change in intensity of land use within developments and among adjacent properties
PRINCIPLE 1: Preserve/enhance open space, environmental features and rural character
One of the primary goals of the design guidelines is to preserve the unique character of Yorkville.
Several strategies can be implemented in order to protect the open space that currently exists and
enhance the quality of open space throughout the City.
• Preserve Existing Vegetation
Recognizing that the existing tree cover throughout
Yorkville is a significant benefit to the character of the City, `'' "•{
z..
emphasis shall be placed on preservation of existing _44 r ti
trees.
s� ._n• .
• When developing private property, grading should be -
managed in an effort to reduce mass grading activities
that would negatively impact existing tree cover. -r - "'
• Site planning should incorporate strict preservation
Preservation of existing
vegetation along roadway
lilnited City of\oi"kville
CompNekensive Land Ilse Plam Apdate 5
Design Guidelines
Overall Planning Principles
requirements, focusing development into clusters that protect existing tree stands. (Refer to
PRINCIPLE 4)
• Utilize existing vegetation as a natural screen for •4
parking and other elements that need to be '.;,
screened from public view. (Refer to PRINCIPLE 8) "i'a , 4'�
• Preserve historic structures and farmsteads ac',;.�rit
• When developing private property, consider r,ry, #� 1 •‘
incorporating barns or other structures and i ,'
features, which express the rural character of ,, x
Yorkville, into the plans for open space or parks.
• Create clear sight lines from adjacent major
roadways to the preserved structures to maintain
some of the rural qualities currently experienced Historic Farmhouse
throughout the City.
• Create Recreational Opportunities
Yorkville's existing and proposed open space s
•
network provides a significant opportunity to "+
establish a comprehensive trail system and ,
iM i
expand the City's recreational open space system.
Thoughtful design and incorporation of a
coordinated trail system will provide critical .
linkages between developments and open --
spaces. .r
• Provide public trailheads within or adjacent to
new development to serve as a means to
integrate development into the open space
System. Locate trails through open space
• Careful consideration should be given to trail connections within individual site plans to
encourage alternative modes of transportation.
PRINCIPLE 2: Promote connectivity between land uses and adjacent developments
Provide a comprehensive approach to development that focuses upon developing master plans that
provide vehicular and pedestrian connections between adjacent properties. Consideration should
be given to future development on and off-site. Planning for future expansion and connection helps
create a sense of organization and assists in mitigating the traffic and number of access points
along major roadways.
• Develop Comprehensive Master Plans
Master plans should be developed to address relationships with adjacent properties, including
but not limited to; the impact on circulation, building orientation, building massing, building scale,
drainage patterns, topography and existing vegetation.
Unifed City of\orl<ville
Comprekensive Land (Ilse Pan Update 6
Design Guidelines
Overall Planning Principles
• Provide Continuous Paths
Having convenient and easy access to a variety of activities and uses is important in creating a
strong sense of community. Providing connections between developments and considering how
future developments can be incorporated into the comprehensive plan is critical to the overall
success of the City.
Vehicular
• In order to provide connections between
developments while at the same time limiting the
number of access points onto Route 47, site
plans shall be developed to incorporate letaik.. �-_ +`"connections to existing and future adjacen -
development. '
• Site planning of non-residential areas shall ,-,461-•'--••'‘.›,.''‘,;•
consider designing parking lot circulation to ,3 ;%;�4
provide shared access points for adjacent y�. tee , 4.:*
developments, thus minimizing access points
along major roadways. +/'
Shared access points for
• Add street stubs for future development in non-residential developments
residential areas to create continuous street
networks.
Pedestrian
• Proposed site plans shall incorporate pedestrian routes
within the development as well as connections to
adjacent development. __
■ Pedestrian links shall be provided to public destinations —
such as schools and parks.
• Buildings and plazas should be oriented to clearly ;,%'= o
identify linkages to adjacent developments.
Pedestrian link to park
PRINCIPLE 3: Provide transitions between land uses
Providing an appropriate means of transition between different land use intensities is important for
creating compatible uses within the City. This can be done a variety of ways, ranging from the
architectural style, scale and location of buildings, to the use of open space and landscaping.
r
/nor,,
• Building Mass Hierarchy rLONErJ -4-T—zo,.'�n—��f
I I
■ Incorporate medium
intensity development _4X ` /.
between projects of low and
—ab Alp
high intensities.
GcW MPorm H/4H
{NTP-/+517Y
/NTJ5l TY INTi44117•`/
Building masses`step down'between different intensities
Ltnited Ciiy of VoNkviHHe
Comprehensive Land (Asa Plan Vlpdate 7
Design Guidelines
Overall Planning Principles
■ Building massing and height should provide a "step down" effect as a transition between
different land use intensities.
■ Similar architectural styles may be incorporated on different land uses and various
densities within a development.
■ New buildings should be compatible in relation to scale and materials of existing adjacent
developments.
■ In residential developments, higher densities should be located closest to core activity
areas.
■ Use of Open Space and/or Landscaping as a Transition Zone
When transitions cannot be achieved through the variety of techniques listed previously,
landscaping and/or open space may be used to provide a transition. Utilizing any existing
vegetation provides a mature, natual buffer. If existing vegetative buffers are not possible, utilize
landscaping to screen and buffer residential uses from high intensity, non-residential uses.
L I itecd city of\ov'kvifte
Comprehensive Lana Lisa Plan l/tpdate 8
Design Guidelines
Site Planning Principles
Site Planning Principles
The Site Planning Principles address issues that affect the way that individual sites should be
developed in order to blend in with the existing character of the City.
PRINCIPLE 4: Incorporate existing site conditions into development plans
PRINCIPLE 5: Provide a sense of architectural interest and unique identity throughout the
City
PRINCIPLE 6: Enhance pedestrian experience and establish sense of place through careful
design and location of open spaces
PRINCIPLE 7: Thoughtful consideration of vehicular and pedestrian circulation within
individual developments
PRINCIPLE 8: Appropriate design of parking lots, utilities, service areas and detention areas
to reduce the negative impact of typically unattractive site components
• Desirable Elements:
The following elements shall be incorporated into development within the City:
• Richness of building surface and r i.•A t
texture 'r�v:
s�.�r /
• Articulated mass and bulk *• 9. ;:
Design Guidelines
Site Planning Principles
• Undesirable Elements:
The following elements are discouraged in developments
within the City:
• Concrete detention basins
• Large, blank, unarticulated wall surfaces
• Visible outdoor storage, loading, equipment and
mechanical areas Avoid large expanses of parking lots
• Disjointed parking areas and confusing circulation
patterns
• Large expanses of parking/asphalt
• Service areas near major entries and/or that are easily
visible from roadway
• Poorly defined site access points
• Large"boxlike" structures Avoid large blank wall surfaces
PRINCIPLE 4: Incorporate existing site conditions into development plans
New development shall protect the existing
environmental features throughout the City and minimize
the impact of the development on the site and the
surrounding land.
• Drainage Patterns
Proposed site plans shall incorporate existing
drainage patterns on site in an effort to avoid _
significantly altering the manner in which drainage
flows offsite. At the time of site plan submittal to the
City, a drainage and detention plan must be
submitted. The location and type of drainage
facilities must be shown. Drainage swale utilizes natural drainage patterns
• Topography and Soils
• Minimize cut and fill on site to reduce
effects upon the natural drainage
pattern and natural character of the
site.
• Minimize disturbance in areas of
significant existing vegetation. If
necessary for site development,
consider using tree wells and retaining
walls to preserve existing trees where
possible.
Work with existing topography to avoid large cut and fill
lArifed City of\orkvitIe
Comprehensive Land Lose Plan L/tpdate 10
Design Guidelines
Site Planning Pv'inciples
• Development on unsuitable soils is prohibited. Incorporate unsuitable soils into an open
space component of the site plan.
• Stockpile top soil for later use in landscape areas.
■ Vegetation
• Preserve existing trees
Every effort should be made in j
the planning process to
incorporate quality, existing trees -t=
Design Guidelines
Site Planning Principles
• Create view corridors
between buildings, plazas, FO VIEWS OFF SHE OFF SHE nY
FRT
OR V
courtyards and adjacent j
4 B FOOTPRINTAND
buildings. Q /1-'' VEGETATION CREATE
r _ GOOD OPPORTUNITY
L'
FOR PATIO
',
• Create pedestrian spaces '`` E 11M114) LOCATE BUILDING TO
,tk PRESERVE VEGETA
plazas by varying
building facades. ' 1 -
PORCH ENCOURAGES
• Cluster buildings whenever ( FROM YARD ACTIVITY
possible, creating 1
opportunities for plazas and Residential building orientation creates
pedestrian malls. Prevent private,intimate backyard space
long, linear facades from
dominating the view.
• Buildings adjacent to
Routes 47, 71 and 126
must face the primary •L
roadway. No service ORIENATBUILDINGS � ��" z, -' -5,'—
'O FORM OPEN SPACES.
access, storage, etc. is wA , ,x
allowed to face Routes y K ' '
47, 71 and 126. hW � 4 Z
;.
BUILDINGS FORM A
• Develop sites in a SMONO AXIAL
RDATONSI IIP
comprehensive and • -, •.; i t 1
coordinated manner to I I'' - F,
provide order and . r ' • --
compatibility (especially :4-z ` - 5- -
in the case of large sites Building orientation can define main activity areas
which will be developed
in phases).
• The exterior character and
orientation of all buildings and
the spaces they define should
encourage and enhance
pedestrian activity.
• Attention should be given to
III
F �
the quality and usability of the
outdoor spaces formed by the h -
exterior of a dwelling and
FrP1111/1"
adjacent dwellings. Avoid '
locating the private area of f E ;
one dwelling adjacent to the
public area of an adjacent
dwelling. Rear and side facades should incorporate
architectural design elements
1Anited Cify of\olAkviIte
Comprehensive Land Iitse Plan Mpclate 12
Design Guidelines
Site Planning Principles
• In multi-family residential developments, buildings should be oriented to create
functional outdoor spaces.
• In residential neighborhoods, consideration should also be given to the views from
adjacent dwellings and public spaces.
• Facades
Building facades should achieve a high level of visual interest when viewed from
automobile and pedestrian vantage points.
• In residential developments, front yards and
porches should be used to create a sense of
place and community. II.,-.
unera BREAD y
• Natural stone and masonry materials are to beused on the lower portions of buildings to it
create a visual anchor to the ground and •- s - _ T
provide interest at the pedestrian level. i► - ; -I _
• Vary the planes of exterior walls in depth and/or s
direction. Awnings along facade
• Wall planes shall not run in a continuous
direction more than 65 feet without an offset "� '''` -�` 1
of at least 3 feet. :".-i,- ,
• Wall planes of more than 20 feet high are 1
prohibited without incorporating meaningful : ,_.--:,,_
techniques, such as awnings or a change in ,
building material, to break up the perceived NOW OPEN �'
building mass. = _� me
rr
• Awnings are encouraged along facades to ---; T7t
provide color, shade and architectural y�
interest. Where awnings are used along a ; R ._',/-"rr ..
row of contiguous buildings, a consistent i -+ .r=form, material, color, location and mounting Ii� m� 4 -..
arrangement must be used. bt N °,"'
-T 1
• Awnings should be located to provide a �`''°
consistent minimum 8 feet vertical clearance
with a maximum generally not to exceed 12 .
feet. ----,„ ....,„..t- a
• Colors of awnings must complement the Awnings provide pedestrian scale element
buildings.
lAnitecl City of\o"kville
Comprehensive Land lAse Plan L4pdate 13
Design Guidelines
Site planning Pv.inciples
• Incorporate the awnings along _ --
with any signage to provide a '' '!*'.4`.',-,11!-';`,•'
uniformly designed building ,.. '4 4
pi
facade. 11111
• Signs on awnings are permitted. _
• Internally illuminated awnings are , _ =
prohibited.
Garage doors oriented to side
• Awnings and canopies may be
made of sheet metal or canvas membrane. Plastic or vinyl awnings are not permitted.
• In new residential neighborhoods, houses shall not repeat the same elevations without
two lots of separation. Houses across the street from each other and back-to-back
corner lots shall not be of the same elevation.
• In residential areas, garages should not dominate the street view. Rather, provide
parking and garages to the side or rear of lots or set the garage face back from the
primary façade of the house. Avoid allowing the garage to become the primary
architectural feature.
■ Roof Treatment
Rooftops should be considered
important design elements as viewed
from a variety of vantage points such y�.
as at ground level, from other i�
buildings and from adjacent perimeter 0♦, u�''
1011
roadways. A well-composed
"roofscape" achieves an interesting ° AL A1110 )
skyline without becoming overly busy
or contrived. Roof forms should serve ' e
as natural transitions from the ground —
level to intermediate masses to the �,. jti
tallest masses and back to the Variation in roof treatments creates an interesting'roofscape'
ground. Form should also be
interesting when seen from above in
adjacent buildings.
■ Materials & Colors
Visual continuity in major building materials and colors is desired throughout the City.
Specific criteria include the following:
• Material samples of all proposed buildings must be provided for review and be
approved by the City.
• Materials should be consistent with the Community Character principles outlined in
these guidelines.
LAnited City of\o 'kvitIe
Cow prekevtsive Laved (Ase Plavt L4pdate 14
Design Guidelines
Site Planning Principles
• Wall materials that are muted, earth tone in color and
have texture are to be used.
• Reserve the use of strongly contrasting materials and
colors for accents, such as building entrances, railings "� �
and trim. Avoid an excessive variety of facade 01
materials.
• Avoid using highly reflective materials and surfaces, II
such as polished metal, that generate glare, particularly
at the pedestrian level. MEW"ROTUO
. 111111
• Materials which may be incorporated include: native I Iv
stone, brick, stucco and textured concrete. Alternative
v• � a i
materials that achieve similar looks and are of high am, -
quality and low maintenance may be considered. • ih.
771
• Common materials shall be located on all sides of the s - `
building with the exception of service areas not visible ..
from a public street. Varying roofline breaks up long
expanse of building facade
• Coordinating materials within a development can tie
together buildings of different sizes, uses and forms.
• In new residential neighborhoods at the time of initial building permit, houses shall not
be the same color unless there are at least two lots of separation. Houses across the
street from each other are not permitted to be the same color.
• Use contrasting but compatible building materials and textures to unify exterior building
elements and to create depth, proportion and scale.
• In residential developments, buildings should complement each other by using
materials and colors within the same "family".
• Building colors should be derived from, and related to, the finishes of primary building
materials.
• Height
The overall appearance of development shall be low
and horizontal, with building heights throughout the
„-
community generally low to medium scale. Building
heights are expected (and desired) to vary to ensure k —
visual interest. -.
• Consider the use of taller buildings and/or
•
elements to highlight significant intersections and
pedestrian nodes.
• Building heights shall be determined in a manner
which enhances an overall residential quality. Taller buildings help identify intersections
�Jtnited CHy of VovkviIIe
Compvvekensive Land like Plan l/tpdate 15
Design Ginidelines
Site Planning Principles
• Maintain compatible relationships with 'i
adjacent dwellings and street frontages.
• Building heights shall be responsive to
heights of homes located on slopes above
and below the dwelling. 1 i=
• Sight lines to greenbelts, open areas,•
- T '
water features and scenic horizon views f -
are to be optimized and maintained to the
fullest extent possible by minimizing the � �� . •
building height and obstruction. Front porch provides one-story element
• Scenic view compatibility shall be
considered in determining building height.
• Within a neighborhood, a combination of
one, one and a half and two story
dwellings is encouraged to add diversity
to the streetscape. Entire neighborhoods
or blocks of continuous two story • •;<i i� iii 1111
dwellings are discouraged. i
• For multilevel dwellings on corner lots,
locate a one-story element of the dwelling Front porch roof provides human scale element
at the street corner to help reduce the
feeling of enclosure in the neighborhood.
• A two-story dwelling can best relate to a neighboring one story if it contains a one-story
element.
■ Scale
Buildings should appear to be of a
"pedestrian" or "human" scale. When
components in the built environment are
designed in such a way that people feel
comfortable, then human scale has been
achieved. In general, this means that ..�
the size, patterns, textures, forms and
overall three-dimensional composition
can be appreciated at the pedestrian
level.
• Vary the height of buildings, and/or Varied building scale provides distinction between masses
building elements where feasible, so
they appear to be divided into
distinct elements or masses.
Llnitecl City of\oiAkviIle
Comprekensive Land Llse Plan Update 16
Design Guidelines
Site Planning Principles
• Avoid large-scale
buildings that are ---1__ f --,
"box-like" and -z-- _ _
typically dominate a -f_,
site. f -- —'� •`T"
• Use building mass .- ,;,/� /i/�;�,,�.�_,//z/ ' iiappropriate to the --- �'� ����• .� fw� ����� ,
site. Place buildings r *` gi b 0-,
} ''with larger '� '4 :11�� riejr � � ����footprints, height Y `�_ _ '
11111
and massing in core . � d •C, , ��„ ---- ,-
activity areas or in ar'r 1� ',' ��fi
the heart of the ;1 a, i� � 11 II"'' �47,vv 'i ,% .11.14 1
s '1
development near !'- -f • , -i i` �j1 A 0; a>
similar densities. By —L (t, , _,t! ,; `'wd / t�1
doing so, the impact t�''
itta
on adjacent land Pedestrian scale elements located along building facade
uses will be reduced.
• In residential areas, the relationship
between the lot size, street width and
building scale are important to creating a
human scale. Elements such as trees,
pedestrian path lighting and porches can
aid in achieving human scale. - *:: "
■ Hierarchy 4 j' -` , .. ,;
--=- I
It is important to recognize that future I 'l1i '" '
projects will be developed using a variety of - ='a
buildings with various uses. Vehicular and
pedestrian traffic should be able to Avoid box like'building scale
recognize the hierarchy of buildings and be
able to decipher primary buildings from I_
secondary buildings.
4'llb..
iffliim
• Primary Buildings `T
O •
Primary buildings; such as major anchors, public
buildings or major attractions, shall be located at Oa I* r ..«.
prominent locations, anchoring a major view axis and M 4 ) ; ,,
serving as focal points in the community.
• Gateway Buildings y ..«-
■ Buildings at major entrances, corners, intersections
or along significant roads should use special
architectural elements to help identify that location as
a "gateway". These elements also begin to define the MP mi
sense of place for the community. Primary buildings located on
axis and create focal point
(united CHy of Vowkvifle
Comprekensive Land Lose Stan L'tpdate 17
Design Guidelines
Site Planning Principles
• Special architectural features may include corner towers, cupolas, clock towers,
balconies, colonnades or spires.
• The use of vertical elements helps to frame the entrance and guide people into and
through the development.
CRS H E±?;_v.^,-FT
ir. -1
1 Y
I � iii a� `-�r-
J
1."1 III
__._ _ , 4_L1.4_11_1J I _mg) }-�1, r, N' I� - �i r-' - _
WI
4t _ERIN
r� =" y'
t r -r
-IE
a.
El rr--
a 1 ( lR (4 lit:, +'
?AL-
Gateway buildings
• Entrances
■ Primary entrances should be easily identifiable and relate '
to both human scale as well as the scale of the building(s) ,
they serve. '
• Wherever possible, entrances should be inviting without i 111 ``
becoming dark. 3 , ,,,:
-e* `,:
• Main building entrances should be designed to be clearly , ,,
identifiable from primary driveways and drop-offs. 'I i
Additionally, they should be visible from parking areas. -
If
■ Retaining walls
• All retaining walls must be faced (veneered) with masonry Main entry to store
(stone, brick, stucco or approved equal). clearly identifiable
• Retaining walls adjacent to or visible from any street shall not exceed 4 feet in height.
Grade changes that require retaining walls exceeding 4 feet must be terraced with a
minimum of 4 feet clear separation between each wall. Exceptions may be reviewed and
approved by the City in order to preserve existing tree stands.
LAnited City of\o 'kville
CompP-ekevIsive Land flue Plan L'tpdate 18
Design Gtiidelines
Site Planning Principles
• Walls should be designed as an integral part of the dwelling design. Stone sizes should be
consistent and laid in a horizontal course. Masonry materials shall match or complement
the facade of surrounding buildings.
• Walls at intersections must not interfere with safe sight distances.
PRINCIPLE 6: Enhance pedestrian experience and establish sense of place through careful
design and location of open spaces
The creation of open space throughout the City is an essential technique used to break up building
facades. The use of such pockets of interest creates views into the various developments. A wide
range of open spaces such as public gathering plazas, open "greens", common play areas,
neighborhood parks and natural preserves can be incorporated into development plans.
• View Corridors
• Open space is considered a valuable amenity, therefore r- -.*
careful consideration of vistas into open spaces from `_-_ T
residential lots, streets and drives is required.
•
Maintain view corridors to provide vistas of amenities, `"'
natural features, open spaces and other significant
'''''..elements.
___. -.__.. t 1, .I'1 -sa
• Create focal points at main entries, on axis with major
circulation route and pedestrian corridors to establish a Community Park
strong identity and structure for the project.
i7
-/L7
-__-_
& j 1 y — _ - - - --- --- - , j 1,
LOCA-E SPECIAL FEA1JRES ' f k' - �+ I
•A--ERMINUSOFDRIJESy _- --- ---- -- \ \ t 1\ 1, ,
V \ i� - - s ',v, , Y
/
f Y,/r rl q� . \ j/ ��y x
� Y v+,1
VEGEP"ION FRAMES VIE7v1,1� - 5 4'1 ,,,�1 v `l IAI,
AND CRUCES CORRIDOR ( •,,. 1� mil._, I y
`�_
View of amenity feature is framed by use of vegetation and
road alignment,creating a signature element
Llnitecd City of\o 'kviIIe
Gompvekensive Land Llse Plan Llpclate 19
Design Guidelines
Site Planning PY•inciples
Parks and Trails ,_
a
■ In residential areas, parks should be located within a 5 minute -_
walk (approximately 1,000 feet) from each home. k`s
• Trail linkages should be provided from proposed neighborhoods • ‘' ra T
to the City's comprehensive trail system, forest preserve trails "
and adjacent developments.
■ Courtyards and Plazas
Neighborhood Park
Courtyards, plazas and terraces should be designed at a human scale and incorporated as
public amenities around non-residential buildings. Interrupting building facades to create
"outdoor rooms" as well as varying the width of walkways will help create pedestrian spaces.
These pedestrian spaces will create opportunities for comfortable outdoor experiences and are
critical in defining plazas and courtyards.
• Orient plazas and courtyards to views 't
of site amenities such as open space, -
water features, sculptural elements or
landscaped areas. ..
• Consider opportunities to orient plazas
and courtyards toward views of
significant buildings or down long " I.
corridors. 'et •
,moi . ,ter .__i
■ Wherever possible, create a sense of .1
enclosure for outdoor seating areas. ' •
Such areas should be light and airy ,.
while providing a sense of safety from Landscaping and special paving give the
the elements. seating area a sense of enclosure
• Add elements such as trees, water features, a variety of seating areas and landscape color
to give the public spaces an inviting appearance and visual interest.
• Incorporate pedestrian scaled lighting for safety and to promote use in the evening.
• Incorporate pavers and paving patterns to add interest and enhance the aesthetic quality of
the spaces.
• Allow for outdoor tables
and seating to promote use -ter» r _
of the space. By doing so, _ >
an energy is created along - -=—� - i'
the structure. r Ctrs �� �.;,
NCORPORATE A VARETY )' / G� _ '�'
OF SEATNG,PAVERS '-"--�-�-
COLOR.ETR TO ADD s 7 i _ �1i,ll' - y� �l'i �I Hi
COLOR
MEREST T _+ "sem 1 it : 1'
p
wm.i ri
� � Ott ... .11!_ ' :;
LOCATE SITE ELRNSHNG --- _ �;�� ,��e��... - - — —_ - ---
TO ENCOURAGE USE - - — : 1
Plazas and courtyards offer spaces for outdoor cafes
LAnited City of\oNkville
Comp.el'tensive Lancl LAse Plan lApclate 20
Design Guidelines
Site Planning principles
PRINCIPLE 7: Thoughtful consideration of vehicular and pedestrian circulation within
individual developments
The purpose of the circulation standards is to minimize hazards and conflicts and establish logical
circulation patterns. The appropriate integration of vehicular and pedestrian circulation is intended
to provide safe and convenient access to all sites while being attractive, efficient and functional.
• Vehicular Circulation
• Primary Site Entrances
Each entrance to a parcel, individual
building site or residential ,..1-....1
ry
neighborhood from a primary '� - "' �`.'4, �
roadway should be designed as a 9�"�"S nY r .
"gateway" to the area it serves. :'
Design elements should be visually :r, ; .
interestingand consistent with other .
. =.;_:,' "a,"
streetscape materials used ' ' " k'"`
throughout the City. '
rv. ,.. ,
Primary residential entrance highlighted with signage,
When designing entries into landscaping and water elements
residential and non-residential
tracts, developers shall:
• Coordinate with adjacent properties to consolidate entries and minimize access points
along major roadways
• Minimize pedestrian and vehicle conflicts by reducing the quantity of crosswalks.
• Clearly identify site entries and provide a clear entry/arrival sequence.
• Provide "secondary" entries to parking lots and smaller residential neighborhoods from
adjacent perpendicular minor roadways to major roadways. Paving material, plants,
signs and lighting should match primary entrance treatments, although landscaping
intensity and signage may be reduced in scale.
• Provide at least one "primary" entry to parking lots or residential communities. The use
of medians and/or special paving or landscaping to identify primary entries is required.
- - - DESIGN PARKING WITHA
LOGICAL FLOW.
MINIMIZING INTERSECTIONS
AFD CONFLICTS
y/v
CROSSWALKS IDENTIFIED br
WITH PAYING lIJ '1 I ,.
gt
j
i ■ rb.:
:.1 L I , ,
PRIMARY ENTRY TO
PARKING LOT IDENTIFIED
aiI__-_,--, ,Y BY IANDSCAPINGMD
!' MEDLAN
SECONDARY ENTRY CONSISTENT
WITH PRIMARY GATEWAY \
Single primary entrance reduces access points along Corridor
libnited City of VoNkviIIe
Comp'ekev'tsive Land Lose Plan L4pdate 21
Design Gtiidelines
Site Planning Principles
■ Internal Drives
All internal drives should visually -
lead drivers to building entries,
site amenities or focal elements. ____________________________
• Design drives and parking ' 5g ,
areas to fit the natural 1 u i' - - alit—J,
contours of the site in order to '!" —- �y el�..
minimize cut and fill and
maintain natural drainage.
__
41111,
■ Align streets and drives to Street alignment offers views of significant architectural feature
offer views to significant
architectural features and site amenities and ..
to direct drivers. ; i,', it "*=, d' ..4`
,. ' �E 0 ri
• Internal streets shall be separated from A . IPI' -_,Air'.--4.44816.441`
aenr-
parking lots by landscape islands and t,ll' , ,.
walkways. ,
■ Drop-Off Areas
_, = ;
aims" 6n;
ss
Drop-off areas for vehicle passengers shall be
incorporated into development plans and should —~ -
provide safe, convenient access to building ' ` "'" '
entries, pedestrian plazas and public open Landscaped island separates
spaces. Drop-off areas must conform to all ADA parking lot from internal drive
regulations and standards.
• Emphasize drop-off areas with special paving material.
• Design drop-off lanes so they do not obstruct traffic flow when vehicles are stopped.
• Install bollards at drop-offs to provide protection for buildings and pedestrian walkways.
,::., , „:„.(--
----). ,---,
, ,,_ LANDSCAPING CREATES
INVITING ENTRANCE
USE BOLLARDS TO CREATE SPACE AND
PROTECT PEDESTRIANS
IDENTIFY DROP-OFF AREA WITH SPECIAL
PAVING
DROP-OFF AREA DOES NOT OBSTRUCT
TRAFFIC FLOW
Drop-off area doesn't conflict with regular traffic
and is identified with paving and bollards
LtnH-ed Cify of\oi"kviUUe
Govnpv-ekensive Land Ltse flan Update 22
Design Gtiidelines
Site Planning Principles
■ Service Areas
Service vehicle circulation throughout the City shall
be designed to provide safe and efficient delivery
routes for all anticipated service and delivery
vehicles. The design of individual parcels to -
accommodate truck access shall meet all regulatory ;
requirements for turning movements without
sacrificing other important design objectives.
• Locate service areas away from major streets
and building entrances.
•
• A noise barrier is required in situations where Service area screened with landscaping
service areas are adjacent to a residential land
use.
• Minimize pedestrian and service vehicle conflicts.
• Hide/screen views into service areas. Screening can be provided with landscaping or
screen walls. Screen walls shall repeat materials and elements of the primary building.
• Adjoining uses should share service drives where possible.
• Design service drives to accommodate the traffic intended to use them including all
entrance roads and access aisles that will be used to access the service areas.
• Pedestrian Circulation
The purpose of pedestrian circulation standards is to establish guidelines for creating a
pedestrian circulation system that is safe and efficient. Good walking environments include:
continuous routes between sites, clearly defined access from parking areas, a variety of
connected destinations and a feeling of safety and security. In essence, creating a sense of
comfort.
• Sidewalks
Sidewalks must be constructed to MT
provide pedestrian access to adjacent
development and connections to the
pedestrian trails throughout the City. •
Within specific developments,
sidewalks shall provide access to and —
from parking lots, neighborhoods,
r `
schools, parks and open spaces.
• Create distinct pedestrian corridors, ,
which funnel pedestrians to logical
gateways, plazas or other f -
destinations.
Path provides access to park and adjacent neighborhood
united Ci+y of\o 'kville
Comprehensive Lancl lAse Plan lApclate 29
Design Guidelines
Site Planning Principles
• Place special emphasis on pedestrian connections that '
link schools, recreation areas and other major activity i:.
,1 P
areas.
• Neighborhoods should have access to open space and r. j
pocket parks by way of sidewalks and trails. -- + .
• In residential areas, sidewalks should be located on both __
sides of the street.
• Pavers or other changes in material should be used for
walks adjacent to buildings and at street intersections to Pavers next to building
identify and enhance pedestrian routes. enhance appearance
• Crosswalks
Crosswalks are required at all intersections and key pedestrian _.,..----
crossings. Crosswalks must be identified by a change in color, _
height, width, texture, or materials. Refer to ADA regulations ;
and standards for any specific criteria regarding crosswalks and _.',----- -'_,--',- , .rte' s
ramps.
Enhanced paving
delineates crosswalk
• Pedestrian Circulation in Parking Lots
Walkways that lead pedestrians from parking areas to buildings
or plazas should be designed to facilitate easy movement and
minimize crossing conflicts with vehicles. Pedestrians should
feel comfortable about their walkways to buildings and — - f= = _,T_'
pedestrian corridors should be clearly identified.
,.` •_.
• Pedestrians should not be required to cross service drives to .
reach major entrances from primary parking lots. _
,,._ vim ,
• Where major pedestrian routes within parking lots cross Landscaped median with sidewalk
roadways and drives, use textured or colored paving
materials to distinguish the route.
• Medians with sidewalks allow for safe I
LOCATE SERVICE AREA
TO AVOID PEDESTRIAN
circulation and reduce circulation conflicts. lFoM NRREENAIOE
r
• Wherever feasible orient parking aisles 4<
perpendicular to building entrances.
SPECIAL PAVING SIGNS ES
MAJOR CROSSWNNFRCNI
]t PARING LOT
-
1±)
•_
-': - DIRECT PEDESTRIAN
- -'' -T. TRAFFIC PERPENDICULAR
i
.. '�-: _... TODUILDING ENTRANCE
• ` � � -- --lip _ __ I
PROVIDESDRVAIN IN
MEDIAN
mEAN uNiN SANDE ff5
_ _ Median with sidewalk allows safe
1 access to building entry
Crosswalk delineated with paving and bollards
Lunited City of\owkviIIe
Comprehensive Land (Ase Plan L4pdate 24
Design Guidelines
Site Planning Principles
■ Accessibility
Owners and developers are expected to meet or exceed all requirements of the Americans with
Disabilities Act (ADA), 1992, and all amendments thereto in the design and development of
individual parcels, sites, buildings, and facilities. To the greatest extent possible, provide equal
access in a manner that integrates ADA accessibility with ordinary accessibility, rather than
separately.
PRINCIPLE 8: Appropriate design of parking lots, utilities, service areas and detention
areas to reduce the negative impact of typically unattractive site
components
This section provides standards for the siting and layout of parking lots, service and loading areas,
utilities, trash, storage and detention facilities. Specific landscaping criteria for these areas are
included in the Landscape Principles section. Site plans specifying parking and circulation designs,
utility and detention requirements shall be submitted to the City for review.
• Parking
• Parking ratios and quantity of spaces shall comply
with the criteria set forth in the United City of
Yorkville Zoning Ordinance. ._k4�
• Parking areas should be designed and located so ,Y
they provide safe and efficient vehicular and - -
pedestrian circulation within a site.
•
• Minimize negative visual impacts from adjacent y 46.
roadways.
• Break large expanses of pavement with landscape Minimize negative visual impacts of
medians and islands. parking from roadways
• Divide parking areas which accommodate a large number of vehicles into a series of
smaller, connected lots.
• Avoid situations where parking spaces directly abut structures.
• Separate parking aisles from interior collectors and entry drives whenever possible.
Cluster buildings to
r77f
create open space
courtyards j
;-1!"
Walkways to buildings or +~ /*".. � •�
1 s
plazas should be designed to •
facilitate easy movement and -
1*♦ /
minimize crossing conflicts °4, ER "
with vehicles 4114
,;rr/
Arrange parking aisles
perpendicular to building Provide pedestrian
entrances access to adjacent
developments
�v e.c1
CH-y of Vo"kvi H H e
GompNekensive Lcmcl L/lse Plan Litpclate. 25
Design Guidelines
Site Planning PNinciples
• Shared Parking
Where opportunities exist for shared parking between uses with staggered peak parking
demands, consider reducing the total number of parking spaces within each site or parcel.
Parking should be shared between complementary uses such churches and office
buildings.
• Store Front& Street Parking Requirements
All store front parking areas shall use angled parking or parallel parking. Areas shall be
provided for sidewalks and landscaping between the store front and the edge of parking
stall.
• Bicycle
To encourage and accommodate alternative transportation modes, provide bicycle parking
within each building site. Locate bicycle parking areas so they are visible from building
entrances and convenient for riders. Parking areas shall be landscaped in a manner
consistent with pedestrian plazas. Also, bike racks should be of a style consistent with
other site elements.
• Substations/Water/Wastewater Stations
Proposed electric substations, water pump stations and wastewater lift stations shall be
screened from public views by a means of a 6 foot masonry wall on all sides with the exception
of the area for gate access to the facility combined with landscaping. Service access shall be
considered and incorporated into the screening program.
• Detention
• Drainage facilities should be used as an amenity to
a development. If the existing topography allows,
the location can be incorporated into an entry = .
feature or can be the foundation for a park with -
trails and open space. v N• atural and/or vegetated drainage swales provide ` q�;- y t•- ° '`' -,
open space connections, filter runoff and improve
the aesthetic appearance of development. Lake serves as main entry feature
• Detention facilities should not be designed as to
require chain link fencing or concrete walls. If such es
designs are required due to engineering
requirements, consider using decorative modular Jr
stone to give the appearance of a retaining wall. -
• Detention ponds located in the front yard building
setback shall be designed as a curvilinear, Naturalistic drainage channel provides
contoured shape. opportunities for trail connection
L nifecd Ci-I-Y of\o'kviIIe
CompNekensive Land L/lse Plan Vpclate go
Design Guidelines
Site planning principles
■ Location of Utilities
Visual and sound impacts of utilities, mechanical equipment, data transmission dishes, towers
and other equipment should be minimized in all development plans.
• Design and install all permanent utility service lines underground.
• During construction and maintenance, minimize disruptions to other sites and businesses
within the City.
• Temporary overhead distribution power and telephone lines are permitted during
construction but shall be removed immediately upon completion of site and building
construction.
• Wherever possible, mount data transmission and receiving telecommunication devices at
ground level to the rear of structures and screen views from adjacent roadways, pedestrian
paths and building sites.
• Screen all electrical transformers, gas meters and other utility cabinets from view.
• Structures are prohibited from being located in utility easements. Avoid locating signs,
special landscape features, etc. in utility easements.
• Air conditioning units, vent systems and other mechanical systems that must be located on
building roofs shall be screened from sight at the ground plane.
• In residential communities:
• Items requiring screening should be located on the rear or side yards when possible
and should be integrated into the unit design.
• Air conditioning units must be located behind a screen wall or planting hedge.
• Utility meters must be located on side or rear elevations of the dwelling.
• Location of Service/Delivery/Trash/Storage Areas
The visual impacts of service, delivery, trash and outdoor equipment or storage areas should
be minimized, particularly relative to views from public roadways and pedestrian corridors.
Thoughtful placement and integration into the architecture and site design is a priority for all
sites.
• Orient service entrances, loading docks, waste 71911..,
disposal areas and other similar uses toward service
roads and away from major streets and primary
building entrances.
• Locate loading, service, trash and delivery areas so
they do not encroach on any setbacks.
Screen dumpsters with walls and materials
that match architecture of primary building
Limited city ofYoNkviIte
Govnpvekensive Land litse Plan i'✓tpdafe 27
Design Guidelines
Site Planning Principles
■ Avoid locating service areas where they
are visible from adjacent buildings or
where they may impact view corridors. }
Such facilities are more appropriate at the _
rear of buildings or sites.
■ Trash enclosures must be located away �. , `
from residential property lines. ��
• Wherever possible, coordinate the t I
locations of service areas between
adjacent users or developments, so that Screen dumpsters with walls and materials that
match architecture of primary building
service drives can be shared.
• Locate parking areas for outdoor equipment, trucks, trailers, service vehicles, etc. away
from public parking lots and major pedestrian circulation routes. Unless totally out of view,
screen these areas architecturally and with landscaping.
• All proposed dumpsters, trash receptacles, refuse storage containers, outdoor storage, and
ground mounted equipment should be located within an enclosure providing screening
along with landscaping along the perimeter. Such enclosures shall repeat materials and
elements on the primary building.
Litnited City of\oi'kviIIe
Compp-ekensive Lana like Plan L/Ipcdate 28
Design Guidelines
Landscape Principles
Landscape Principles
Landscape guidelines are essential for reflecting and enhancing the distinct character of the City.
The standards and requirements for the installation of landscaping and screening walls throughout
the City are set forth in order to:
• Enhance Yorkville's sense of place.
• Promote the general welfare of the community.
• Enhance the living environment.
• Aid in the enhancement of property values.
• Create an attractive, consistent appearance.
• Complement the visual effect of buildings.
• Provide appropriate buffers between land uses.
• Support the landscape character of the City.
• Use sustainable practices to reduce the impact of the built landscape on the natural ecosystem.
PRINCIPLE 9: Provide a unified landscape treatment throughout the City through the use of
consistent right-of-way and buffer treatments.
PRINCIPLE 10: Enhance the aesthetic appearance of development and lessen the impact of
undesirable site components through the effective use of landscaping.
PRINCIPLE 9: Provide a unified landscape treatment throughout the City through the use
of consistent right-of-way and buffer treatments
• Landscape Character
The overall character of the City will be enhanced in large part by the landscaping found
throughout the City. To enhance the overall desired character throughout the City:
..
liorf
&I L., . •/
•
y r
•
•
Gateway
L4v iteci City of\ov'kville
Comp►^ekensive Land like Plan Llpclate 29
Design Guidelines
Landscape PNinciples
• Landscaping will be done in informal clusters to create a more natural appearance.
• Street lighting will be kept to a minimum.
■ Meandering sidewalks will be located throughout the City in the landscape buffers.
■ "Gateway" Corridor Landscape Treatments
• Primary Gateway Corridors
Several major corridors lead residents and visitors into
the City of Yorkville. The visual experience along these •
"Gateways" is critical to the overall perception and
character associated with Yorkville. Due to the
importance of these "Gateways" and the influence they •-.. •
have on the identity for the City, specific criteria has been
•
added to these guidelines to ensure that an attractive
landscape appearance is maintained as properties are
developed adjacent to these primary corridors. The
primary corridors identified for specific landscape buffers
include:
Scenic vista
• Route 47
• Route 126
• Route 71
• Prairie Parkway and Caton Farm Road
Primary Gateway Residential Buffer Requirements
All residential development adjacent to the primary
"Gateway" corridors must have a landscape buffer
of 100 feet or more measured from the edge of the ,
ultimate right-of-way. Residential land uses require itK
larger depth buffers to allow for berms, tree 71,
preservation, view shed protection, noise barrier
and separation of residential areas from the
roadway.
Landscape plans within the buffers should have an
informal quality to capture the natural feel of the "`
Preserve existing trees for Gateway buffers
rural landscape. To enhance the rural identity,
additional elements should be considered when
designing the buffers, i.e. incorporating split rail fencing, using plant material to frame
scenic vistas and preservation of existing vegetation and tree lines to maintain the rural
quality of Yorkville.
Non-Residential Buffer Requirements
For all non-residential development, `_ minimum landscape buffer is required along
the primary "Gateway" corridors. The 25 ft. buffer allows for a meandering walk within the
CHy of\ovkvile
Comprehensive Lancl ase Plan Vpclate 30
Design Guidelines
Landscape Principles
buffer and provides more area for plant clusters and massing. Focus should be placed on
site entrances by highlighting entries with ornamental landscaping to signal the access
point. The landscape buffer width must be measured from the edge of the ultimate right-of-
way. All buildings must be set back a minimum of ' ' from the ultimate right-of-way
line.
i►
sae, ti
-s +� i
I�J ►
Non-residential planting requirements
■ Secondary Gateway Corridors
In addition to the primary gateway corridors leading into the City, several additional
roadways have been identified as secondary gateway corridors, possessing unique and
attractive qualities which also define the character of the City. Development along these
secondary corridors should be carefully evaluated to ensure the inherent rural character of
Yorkville is preserved. These roadways include:
• Fox Road
• High Point Road
• Legion Road
• Van Emmon Road
• Collectors identified on the City Thoroughfare Plan
However, where scenic vistas are prominent along a"Gateway"corridor(such as Route 71)
the buffers should be designed in a manner which frames the distant views. Development
plans should consider creative means to preserve the sight lines which currently provide
the scenic views that define the rural character of Yorkville.
L4v iced City of Yorkville.
Comprehensive Lana Use -Plan Update 31
Design Guidelines De-sign GE4iclelines
Landscape Pi.inciples l_anclscape Pr-inciples
• Avoid more than 10 parking stalls in a row without a landscaped island.
PRINCIPLE 10: Enhance the aesthetic appearance of development and lessen the impact
• A 10 foot landscape median is required between every other parking bay. of undesirable site components through the effective use of landscaping
• Every parking stall must be located within 60 feet of a tree. • Intersections and Site Entrances
• Unimproved Pad Sites Intersections and development entrances should be identified
with ornamental landscaping coordinated with the signage. ,
All portions of the development site not occupied by buildings, structures, vehicle access and Clearly enhancing the entrances with landscaping and • .,,'
‘
parking areas, loading/unloading areas and approved storage areas shall be landscaped. lighting will help identify key access points and add to the "1:t.,,, °F, ..i,:,
Future building pads within a phased development shall be kept in a neat and orderly manner aesthetic appeal of the City. . ',,,C3,p, ---'? ,-' . •
though no landscaping is required.
, . _
.7 • Landscaping Adjacent to Non-Residential Buildings
Z4111 ••,....%.11
• Dumpster/Trash Receptacles/Outdoor Storage
• Incorporate planting beds into plazas to create shade 01111.1N11110_,,,„
All proposed dumpsters, trash and add human scale. .,-
- —
receptacles, refuse storage containers .sea*aks....................... ......"1/0
rm.. .... 1.
and outdoor storage shall be located • Consider evergreen trees to create wind-blocks against Ornamental plantings accent entrance
within an enclosure providing screening by prevailing winter winds.
,
means of combining the following • . . _ - - ,
. ,
landscape elements: 1 , - - • ' • Accent entrances and architectural elements with r 11 la'''i '*,,
.....t.1 -
' ornamental plantings. '6 °
, ..
._
• Decorative masonry wall with a non- —T: 112 ' ••44 ' 411
,•
, • L.--;-4- • I
, . •
masonry gate, a minimum of 6 feet in 1 - ---,,,.. .. • Landscaped islands shall be planted with seasonal [ Jc.
height. The construction materials of • 77."--,, , color and/or groundcover. I -'
1 : 1
11'''' j
the wall shall match material used on '- ---- ---- _I " , I I •. la. -4
.. 74
the principal building. ....._ .
._,_.„..
. _ ... . • Use plantings adjacent to buildings and along ill . '1 i 1 -- :,..";;; ;•-
*7
walkways to soften the experience.
45.-..., „..-..._. ---•-•- . -, ,.
• Large shrubs and small trees shall be „„...,.•`__-.--- ..1•'-_ --- .f.'-V! --4:-` ,--
_ tit0- ..,.... 1
arranged as foundation planting •k_ ' , - - T . ,„-tvrt°' .'- •-'.-;4.---, . • Mature trees should be pruned of branches up to 9 ,--- : - r -.1 .,
,...2
around the perimeter of the pad area. t - -----k- — - • -- --. • • • ' feet high to maintain safe pedestrian passage. . .., ...;-: '
_,
Screen dumpsters with walls and landscaping ',...,., '.., ..c
The opening for the equipment --. • 7 ;• .'•.111' .r.7 '-- ---however shall shall not be obstructed. The • Incorporate landscape beds and planters at key - ' ' - • •
above landscape requirements do not apply when the enclosure is an architectural entryways and seating areas.
extension of a principal building or where service areas are not visible. Plantings along building soften edge
• Landscaping is encouraged at pedestrian
,,......-4 ':::?,•.-'=',:.ii.,:: '44...r-_,,.• ..-,-* Tro:--err.t-"lat zli, ig''' -...44V _Idy crossings and seating areas. However, consideration should be given to
-- - - -.•.0--r7:---', - , „,...,..44. vehicular/pedestrian sight lines.
-,-4-`- '';'.,F-.;, --;•. -. -,fr,-;it. ' -. .-, ...• -? .0 ,),-,-- -4 '.'4 •- .'
:30.4;'''..: ,• i.,,,,, .„...-Art . 4,. .: ;....., ., ” A •
• "' • Explore opportunities to break up large expanses of pavement.
._ • --- - ---* - or *41: ' ' -1-.1 • Parking Lot Landscaping
''-
.
Landscape islands are required at the Tc°,==.
CLOSE TO BUILDNG AVOID ...
_ --- ...,i-
-
,
1
. ...,_
-_. ..._ .•,,-4..„..-,4.--, - - • I-
terminus of each parking bay. Within ,,r-,,,,G,,,,,,'"'
, I
. each island, 2 shade trees or 2
ornamental trees shall be planted. The
- ground plane shall be seeded with grass, '
IN !gnmnommommaomonnmnumo mulched or planted with groundcover. HSIEH/IDE LAMMAS
EMS Of KARAM 1 Place utility utility boxes at the rear of structures and screen with berms and/or landscaping TVILEA REQUIRED TO
LOCATE A TREE MD.
al A Of A CAA 1
EVERY OTHER RAMO
BAY MUST ASA A
LAMY-PAD ISLAND eI:a ,.;'I_
I
Medians are required between every other parking bay
tiblifed Cify Of YoA<viiie lArtited City of Vov.kville
Compv'ekevlsive LatIcl lAse Plcol litpolate 34 C-ompt.ehertsive .Loolci litse Plcal lApdate 33
,
Design Guidelines
Community Gkaractev'-Peinciples
Community Character Principles
The Community Character Principles address issues related to creating a unified sense of place
and a positive identity for the United City of Yorkville.
PRINCIPLE 11: Establish unique gateway entry features to identify the City.
PRINCIPLE 12: Establish a comprehensive theme and a consistent family of lighting and
furnishings for all public and private spaces.
PRINCIPLE 13: Create a cohesive signage program.
• Desirable Elements:
The following elements are encouraged within - r• _F ; '� *� �►
all public and private areas throughout the 1
City: t
• Significant gateway defining entry into the f`
City _
• Unique intersection enhancements to
provide visual landmarks and repetitive
design elements ••
• Significant landscape areas with 7* _ %
interesting hardscape design ' ` , ,
• Comprehensive, uniformly themed
signage program for public and private
spaces Character of Yorkville
• Consistent family of site furnishings and
light fixtures
• Continuation of landscape buffer yards along the "Gateway" Corridors
• Richness of building surface and texture
• Consistent and cohesive architectural elements on buildings
• Consistent window and door patterns
• Significant wall articulation
• Building facades with many windows for streetscape interest and appeal
• Undesirable Elements:
The following elements are discouraged within the City:
• Large, billboard type signage structures for individual businesses
• Wide ranging lighting and site furnishing styles
• Stand alone signage for individual businesses within a development
• Large, out-of-scale signs with flashy colors
• Highly reflective surfaces or heavily tinted glass fronts
• Metal siding on primary facades
• Vinyl siding on residential buildings
• Mix of unrelated styles, i.e. rustic wood shingles and polished chrome
• Strongly themed architectural styles, which will soon become dated
• Sparsely landscaped parking lots, entries and right-of-ways
• Large non-residential building facades with few or no windows
L/lnitecd City of\ovkville
Compvekensive Lancl CAse Plan l tpcdate 35
Design Guidelines
Community Character principles
PRINCIPLE 11: Establish unique gateway entry features to identify the City
Creating clearly defined gateways provides ` .!:-.:5--.•
definition of the City's corporate limits, makes a
welcoming statement to visitors and creates a
sense of arrival. It also allows visitors to
associate elements found within the City, such .
as signage and architectural elements, to
characteristics of the gateway design. The 11-11-
gateway feature should incorporate "Welcome to
the United City of Yorkville" in some consistent
articulation and be consistent with the signage ,
styles adopted for use in other public areas in '
the City. Using similar materials, forms and ---------.______
colors will help introduce those elements that will
be consistently found throughout the City.
Area for future gateway
- �.
r
';
•
�8illl� + ,qIi" l':.,)
I 7.1.1).:-I- 1r.-7-t u..'.TOTHE1\-ra cr o ." _.... ,yr i • "..) ,`
; : YORKVILLE - f es
r
: .,,,. 7.E.;-,:i4....... ...-• -_-__ - - ,7-;:Tiripi.,., .. —4:1 ) )
■ Masonry columns constructed of red brick and limestone as a counterpart to the historic
Kendall County courthouse
• Cast metal signage and bridge like detailing to recall the historic significance of the Fox
River and the original iron bridge that connected Yorkville and Bristol
Ltnitecd City of\okville
Comprehensive Land Llse Plan Llpclate 36
Design Guidelines
Community Ckaracter Principles
,,4447-4.— 1.---0‘—t,.. -43-
1--
' ..tro w -,.c,--,:.--.);:rd.,A - .: 4/-
ti:.-�. . —.b -. Z ' ter,,. ' .i '`'i` a
T. '.�•. .a`7.- t,. . A ,•.t ..<• .sir+ z,., -
, \7 l Ye� s • ra t. -
• Split rail fence between columns to impart the importance of Yorkville as a town founded as
a community of agricultural settlers on the prairie
• Six masonry columns (three before the sign and three after the sign) with the Yorkville six
pillars of character set in limestone
• Plantings that move from naturalistic to more ordered in composition as you move towards
the City
PRINCIPLE 12: Establish a comprehensive theme and a consistent family of lighting and
site furnishings for all public and private spaces
Develop special areas that contain similar forms and/or
materials to visually unify a sequence of events within the
City. Establish design themes with complementary -- a® S 43
architecture, site furnishings, landscaping and lighting which �3
are carefully coordinated to create unique identities while �t:i
enhancing the sense of place that defines Yorkville. E ;
• Architecture I + 1 — -sp
Design themes for individual developments should have
a consistent palette of materials, forms and fixtures that �.�,;-
is consistent with the Illinois vernacular architecture that ` ..,,
unifies the City. The intent is to allow for unique designs .__._ -
and flexibility, but within a set of parameters outlined in
Principle 5. By doing so, development within the City is • -,- -
visually compatible. A,
•
Examples of a shopping center
with a unified theme
L4nited City of\o 'kville
Comprekensive Lancl l/lse flan L4pclafe 37
Design Guidelines
Community Ckavactev Principles
• Site furnishings
A palette of complementary site furnishings shall be used throughout the City to provide
continuity between developments. The palette includes the following furnishings: seating,
planters, waste receptacles and street lights. When development occurs within the City, the
following furnishings or equivalent styles must be utilized in the site design and approved by the
City planning staff.
■ Seating/Benches
Outdoor seating should be constructed of materials 1 A. "�"`
that are durable and easy to maintain in order to best .. ''
withstand the elements and vandalism. Where 1 olly ------ -- __________________
_.
seating is designed to be affixed, provide a variety of
arrangements (both linear and grouped), which mayIiII* .-- —
accommodate 2 to 6 people. Provide benches at -... Ann
~
major building entryways, drop—off areas and
pedestrian courtyards and plazas. -
Seating/Bench
• Planters
Planters shall complement the other furnishings in ,� '.'N., e g,
the palette. Planters should be incorporated into ',,,,,t';',',5
building entrances, plazas, or as a complementary P!`.4
feature to the overall architecture. ii,Vil' , ,
t,; M ti sI
•. --.]:4,-;,;:•.Z.:�' ?, tip , _—- - -
';1*. 4 04
i 4 '4 P a T ;' ` ,Pi / [ire.:
Vis. Planters accent building entrance
+
. r 4.,,,,,
IP
• ._ •
.moi .. /1��
': ' ' lit 1 ' lel ' ,-, ..
saxPlanters incorporated into architecture Planters complement surrounding materials
• Waste Receptacles
1111 I(f
Waste receptacles shall complement the other furnishings in the
palette. Waste receptacles shall be provided at building
entrances, intersections, plazas as well as other locations. f l
Waste Receptacle
l/tnitecl City of\o 'kvi He
Cornpv^elkensive Lancl ase Plan LApclate 38
Design Guidelines
Community Character Principles
■ Light fixtures
Developing a family of lighting fixtures is critical to successfully
developing a consistent style throughout the City. As a
prominent element in the landscape, during the day and night,
lighting must respond to a number of design criteria, including:
• Provide consistent street lights throughout the City; allowing '"
flexibility within the family of fixtures to provide for varying f
applications.
•
• Lights should be pedestrian in scale; larger lighting
applications such as traffic lights shall incorporate a detailed I
base which provides interest at the pedestrian level. j • -
• Highlight interesting architectural or landscape elements .. I 11.11
with the use of accent lighting.
• Light fixtures attached to buildings shall be consistent with
the style of the lighting family and compatibility with the
architectural style.
Light fixture
• Creativelyutilize lighting to emphasize design 9 9 P 9 Vit. _z i.jt-
elements, including entry signage and public art.
• Fixtures shall be appropriately shielded so that the K x •
light source is not directly visible from public roads or I.
adjacent properties.
• Aesthetic and other non-security lights shall be placed
on timers which are set to turn off during non-peak * � /f
hours of the evening.
• Y
� t •'cs
41141
• Indirect light designs should limit light pollution onto -
surrounding properties. +iii 'Ijfe
< <
S f Utilize lighting to emphasize design
V ; elements and special features
C
The variety of lighting applications should be
selected from a family of compatible fixtures
L4nited city ofYovkviiie
Comprelhensive Land )Ilse Plan l/tpdate. 39
Design Guidelines
Community Ckaracter Principles
Public Art Program
Incorporating outdoor sculptures, fountains and other artwork is encouraged. Such elements
and features help establish strong visual identities for individual facilities and greatly enhance
the unique character of Yorkville.
• Artwork should have relevance to the United City of Yorkville; past, present or future.
• The placement of artwork shall be visibly located throughout the City
• Accent public open spaces with sculptures or fountains to give added community character.
V,
i
0111=itirommr........•4100.0
Fountain provides focal point Utilize sculpture to add
community character i '
I_
Sculpture incorporated into
building architecture
l4tnited City of Yorkville.
Comprehensive Land lase Pan LApclate 40
Design Guidelines
Community Ckaractev'Pvinciples
PRINCIPLE 13: Create a cohesive signage program
It is important to consider the experience of a first time visitor when developing a family of signage.
Creating an easily identifiable, unified signage system facilitates movement to both public and
private destinations. Consolidating the identification of multiple individual entities into a single
system reduces the amount of visual clutter usually associated with individual businesses using
competitive signage strategies. Proposed signage should be evaluated on material, color, shape,
scale, size, location and overall appropriateness. Signs of all scales within a development should
relate to each other through a consistent use of materials, colors and text style.
The following criteria are intended to supplement the
signage requirements currently adopted by the City.
Where any conflict or overlap exists with current City
codes, the stricter of the two shall apply. .
• Signage Design
• Colors
• Sign colors should complement the colors
and theme of the entire development.
Neighborhood Entry
• Avoid too many colors, small accents may
make the sign more attractive and unique but limit amount of colors used.
• Materials
• Sign materials should be compatible with the materials used on the building facade
upon which they are associated with or placed upon.
• New materials may be appropriate only if they are designed in a manner consistent
with the theme established by that development.
• Metal signs are permitted but avoid finishes that will create glare.
• Paper and cloth signs are not permitted.
• Legibility
• Limit the number of text styles to avoid confusion and increase legibility.
• Avoid symbols and fonts that are hard to read or too intricate.
• Use symbols and logos in place of words whenever appropriate.
L/tvtitecd City of\oNkville
GompNekensive Land like Plan L'tpdate 41
Design Guidelines
Community Character Pwinciples
• Illumination
• Illuminate only signs that are necessary, allow for monisommos
illumination from other sources, such as streetlights
ff ;, —mac
or pedestrian lights. � `��� e�•
• Individually illuminated signs, either individual -' 4°%
illuminated letters or back-lighted are encouraged. e
• Internally illuminated plastic cabinet signs are t-
discouraged. Signs with individual letters are better
integrated with the architecture.
Whit
i orr
• Location
• Signs should not dominate the site in height and -
should not project above the rooflines of the Monument sign with individual
buildings. letters and indirect lighting
• Signs should not obstruct doors or windows.
• Utilize the building's architectural features to delineate where signs should be located.
• Window signs should not cover a majority of the window.
■ Project Entry and Monument Signs
Project entry identifiers are located within
landscape lot areas adjacent to major `;% TIIEVILLnc t;
thoroughfares and at major intersections and
primary entries. Projects with more than one tenant �.` •
should locate no more than one sign along the #
City's "Gatewa/' corridors.
• All freestanding signs should be monument
type �.
Monument sign with correlating materials
• Freestanding monument signs should be
perpendicular to the street.
r
• Signs should be oriented so that sight lines at ' � `t tg
intersections are not obstructed. '
• Solid architectural bases and sides are , .• ,
encouraged. Each sign should incorporate a ` .�
base, which is a minimum of 2 feet high. Sign - •
materials should complement the materials -
used throughout the development.
• Landscaping should be incorporated at the Multiple tenants consolidated on a single sign
whited City of\ovkville
Compvekertsive Land lase Play' l/tpdate 42
Design Gtiidelines
Community Ckaractevv Pv'inciples
base of the sign. A minimum 5 ft. landscape bed shall be created on all sides of the sign.
■ Lighting of monument signs is permitted, minimize the amount of light pollution and glare
onto surrounding property.
■ Neighborhood Entry Signs
Neighborhood entry identifiers shall be
placed at the primary entrance of individual 4 _
neighborhoods within a community and shall -, ;, i--
be installed by the neighborhood '
i O:
homebuilder. The neighborhood signs shall •
be reflective of the main entry signage
through the use of like forms, materials, logo
and landscape. The location of
neighborhood signs must be reviewedood •
approved by the City.
Neighborhood Entry Sign
• Directional Signs
When deemed necessary by the City or developer,
easy to read motorist and pedestrian directional signs
will be placed along public streets and greenbelts within 4Ymitor Center
Carmel
Yorkville. The location of each of these signs must ;Cedar ,011ng
receive the approval of the City 4 Promontory Ridge wt - rk
4 Sagewood
♦WectCGRe _. • ( !
• Wall Signs • _. _ 4
• All wall signs should not project from the surface of •
,; ► ' r'�
which they are mounted more than 12 inches. •
• Wall signs should be located where the building's ; s
architectural features suggest. Wall signs can •
--‘•
break up large blank walls and can provide a
variation on walls greater than one story. Direction sign
• New wall signs in a development should be TA.
consistent in location with all other adjacent wall
signs in the development. •
• Lettering should not occupy more than 75% of the
area of the panel where the sign is located. A
�L V
•
Wall signs should not project above the roofline or '"� '1-11
outside the edge of a building corner. I
1 r — 1 -
•
-j a --`
�
• Projecting Signs
Locate signage at a consistent
■ On a multistoried building, the sign should be height with adjacent businesses
suspended between the bottom of the second floor
United City of\oi"kville
Compwekensive Land litse Plan L4pdate 43
Design Guidelines
Community Gkaracter Principles
windowsill and the top of the first floor doors.
• Projecting signs should be made of metal, wood or fiberglass. Plastic signs are
discouraged.
• Signs should be hung at a 90 degree angle to the building façade. Signs should be pinned
away from the building slightly to increase visibility but should not protrude into the vertical
plane of drives or streets.
• The bottom of the sign should provide a 10 foot
clearance above pedestrian sidewalks. 8�
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• Decorative iron and wood brackets are
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encouraged and should complement the overall k
design theme of the development. 4e. � ;•-_,.-
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Sign projects from façade
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Projecting sign does not
■ Window Signs dominate front of building
• Text should be limited to the business name and/or a message to describe the services
offered.
• Signs should be limited to individual letters placed on the interior surface of the window.
• Letters should be white, black or gold leaf paint. Avoid bright, distracting colors that may
become too dominant and contrast the overall theme.
Lnited City of\oNkviIIe
Comprehensive Land Lose Plan L/tpdat-e 44
Design Guidelines
Community Glkawacter Principles
• Street Address Markers
• In non-residential developments, address markers should be incorporated into the project
signage with similar materials and colors.
• In residential developments:
• The address marker must be located within 5 feet of a light fixture, which will illuminate
the street number from dusk until dawn.
• The address marker must be located closest to the street either on the front façade of
the house closest to the driveway or porch column closest to the driveway.
• Prohibited Signs
• Signs that obstruct the clear view of pedestrian and/or vehicular traffic or interfere with
efficient operations of vehicles.
• Billboards within "Gateway"
corridors.
• Neon or signs with bright j g
lights unless individuallyt
approved by the City.
• Signs excessive in scale,
size, height or use materials ANTIOCr COMMERCE CENTER
not consistent with the overall 224'5H 173
design theme. 110110wc-rs1-1®.s' ax
• Off-premise signs including
signs or graphics applied to
parked vehicles for nearby _
vendor identification. .-._
• Signs or graphics painted •
directly on exterior of
buildings, fences or walls.
• Landscaping that becomes a
sign or message. Pole mounted and billboard signs are prohibited
• Pole mounted signs.
United Cify of\ ov4kviIIe
CompNehensive Lana ase Pan lApclate 45