Plan Commission Packet 2005 12-14-05 ecto Co
o United City of Yorkville
,-.. 'ck 800 Game Farm Road
EST. „ ' 18361 Yorkville, Illinois 60560
P it iti
Telephone: 630-553-4350
Fax: 630-553-7575
PLAN COMMISSION
AGENDA
Wednesday, December 14, 2005
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: September 14, 2005 and October 26, 2005
Public Hearings:
1. PC 2005-52 Herb and Pam Kleinwatcher and Old Second National Bank Trust 8051, petitioners,
have filed an application with the United City of Yorkville, Kendall County, Illinois requesting
annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to
United City of Yorkville B-3 Service Business District and R-2 One-Family Residence District.
The real property consists of approximately 9.81 acres located on Route 47 south of Legion Road
and north of Ament Road, Kendall Township, Kendall County, Illinois.
Presentation: None
Old Business: None
New Business:
1. PC 2005-52 Herb and Pam Kleinwatcher and Old Second National Bank Trust 8051, petitioners,
have filed an application with the United City of Yorkville, Kendall County, Illinois requesting
annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to
United City of Yorkville B-3 Service Business District and R-2 One-Family Residence District.
The real property consists of approximately 9.81 acres located on Route 47 south of Legion Road
and north of Ament Road, Kendall Township, Kendall County, Illinois.
2. PC 2005-56 Dhuse Farm Concept Plan(93 acres south of Ament and west of Route 47)
Additional Business:
Adjournment:
UNITED CITY OF YORKVILLE PETITION APPLICATION LOG December 7, 2005
NAME PETITIONER TYPE OF DATE STATUS
APPLICATION OF AP
Silver Fox Midwest Dev. Annex & Zoning 12/7/04 Pending Fox Road Traffic Study
Preliminary Plan
Aspen Ridge Estates Aspen Ridge Estates LLC Annex & Zoning 1/12/05 Pending Fox Road Traffic Study
Preliminary Plan
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 Pending Per Developer
Schramm Property Donald Schramm Annex & Zoning 4/12/05 Pending
218 acres SE corner of Rt. 30 & Rt. 47
Kendallwood Estates (Willman Property) John Tomasik Preliminary Plan 4/15/05 1/11/06 Plan Comm
Harris Woods Woodlands & Meadowbrook Concept Plan 5/6/05 Pending per Developer's Request
Homes
Eldamain Center for Business Inland Concept PUD Plan 6/7/05 Pending submittal of Preliminary PUD Plan
4.5 Acre Commercial Site Woodlands, Inc. Annex & Zoning 6/10/05 Pending per Developer's Request
East of Rts. 34 & 47
20.375 acres West of YBSD facility Yorkville-Bristol Sanitary District Annex & Zoning 6/16/05 Pending drafting of Annexation Agreement
Evergreen Farm Estates Tanglewood Dev. Corp. Annex & Zoning 7/7/05 12/13/05 City Council public hearing
Preliminary Plan 12/22/05 Plan Council
Corneils Crossing Corneils Crossing LLC Annex, Zoning & 7/14/05 1/3/06 COW
Prelim. Plan
10701 Route 71 Daniel Laniosz Annex & Zoning 8/17/05 12/13/05 City Council public hearing
McHugh Professional Building - 1100 McHugh Payne Onishi Annex & Zoning 8/19/05 12/13/05 City Council public hearing
Yorkwood Estates (Anderson Farm) Wyndham Deerpoint Annex & Zoning 8/19/05 Pending submittal of Preliminary Plan
Chally Farm Wyndham Deerpoint Annex & Zoning 8/19/05 Pending submittal of Preliminary Plan
Oak Grove Subdivision Ron Tucek 1 1/2 Mile Review 9/30/05 12/13/05 City Council
708-710 S. Bridge Street Van Riper Insurance Agency Rezoning 10/6/05 12/20/05 COW
Kleinwatcher Herb &Pam Kleinwatcher Annex & Zoning 10/17/05 Public hearing @12/14/05 Plan Comm
Grande Reserve Unit 12 Pasquinelli - Mill Crossing LLC Preliminary/Final Plat 11/1/05 12/22/05 Plan Council
Grande Reserve Unit 13 Pasquinelli - The Commons LLC Preliminary/Final Plat 11/1/05 12/22/05 Plan Council
Dhuse Farm(93 acres south of ament and west RA Faganel Builders Concept Plan 11/28/05 12/14/05 Plan Comm
of Rt. 47)
Kiddie Campus - 705 Conover Lane Belinda Lies, Hendra Conrad and Special Use for a 11/28/05 1/11/06 Plan Comm public hearing
Faith Unlimited, Inc. daycare
Hudson Lakes Kendall Creek Development Annex & Zoning 12/2/05 1/11/06 Plan Comm public hearing
Preliminary Plan 1/26/06 Plan Council
Page 1 of 5 D
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, SEPTEMBER 14, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Anne Lucietto, Sandra Adams, Michael Crouch, Clarence Holdiman,
Brian Schillinger, and Tom Lindblom. Members absent: Jack Jones and Bill Davis.
A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; and
Aldermen Marty Munns and Rose Spears. Also see attached sign-in sheet.
MINUTES
Minutes from the July 13, 2005 meeting were approved. Commissioner Michael Crouch
made a motion to approve the minutes. Commissioner Sandra Adams seconded the
motion. The motion was unanimously approved by voice vote.
Crouch made a motion to move agenda item Public Hearing#4 to #1. Adams seconded
the motion. The motion was unanimously approved by voice vote.
Commissioner Anne Lucietto made a motion to open the public hearings. Adams
seconded the motion. The motion was unanimously approved by voice vote.
PUBLIC HEARINGS
1. PC 2005-45 Payne Onishi and Richard and Monica Claahsen petition to annex
and rezone: See attached.
Adams made a motion to close the public hearing. Commissioner Jack Jones seconded
the motion. The motion was unanimously approved by voice vote.
Crouch made a motion to close the public hearing. Commissioner Clarence Holdiman
seconded the motion. The motion was unanimously approved by voice vote.
NEW BUSINESS
1. PC 2005-45 Payne Onishi and Richard and Monica Claahsen petition to annex
and rezone.
Crouch said he believes the requested B-3 zoning is too broad and would prefer the
petitioners' request office zoning instead.
Commissioner Brian Schillinger agreed the B-3 zoning is too broad. He said he doesn't
have a problem with traffic and lighting,which were two of the main concerns residents
Page 2 of 5
expressed at the public hearing. Those issues would be addressed in the city's ordinances,
he said.
Crouch also said this type of requested use doesn't comply with the city's comprehensive
plan. This are in the plan is residential, he said.
Schillinger made a motion to recommend annexation approval for PC 2005-45.
Commissioner Charles Kraupner seconded the motion. The motion was approved 6-0
with one abstention. Adams, Holdiman, Kraupner, Crouch, Schillinger and Lindblom
voted yes. Lucietto abstained.
Crouch then made a motion to recommend approval of rezoning for PC 2005-45 to office
zoning. Adams seconded the motion. The motion failed 5-1 with one abstention. Adams,
Holdiman, Kraupner, Crouch and Lindblom voted no. Schillinger voted yes and Lucietto
abstained.
Lucietto made a motion to return to public hearings. Adams seconded the motion. The
motion was unanimously approved by voice vote.
PUBLIC HEARINGS
2. PC 2005-43 Daniel A. Laniosz and Hinsbrook Bank Trust petition to annex and
rezone: See attached.
3. PC 2005-18 Del Webb, Pulte Home Corporation, LaSalle Bank, N.A. petition to
rezone: See attached.
Lucietto made a motion to close the public hearings. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Schillinger then made a motion to move the scheduled presentation on the Fox Road
Study to the end of the agenda. Lucietto seconded the motion. The motion was
unanimously approved by voice vote.
NEW BUSINESS
1.PC 2005-43 Daniel A. Lanoisz and Hinsbrook Bank Trust petition to annex and
rezone
William Garrett,who lives next door to the Lanoisz property, spoke in objection to the
proposed annexation and rezoning. He said Lanoisz assured him there always would be a
buffer between the two properties.Now, Lanoisz is asking to build on that buffer area.
Garrett said Lanoisz removed the trees in that buffer area and put up fencing.
Garrett also alleged Lanoisz is in two violations with Kendall County regarding building
requirements.
Schillinger said if there are violations with Kendall County, then the city should table the
issue until the matter is resolved. However, Lanoisz said there are no current violations.
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Lindblom suggested the city staff investigate to see if there are any violations with
Kendall County and then the matter can come back to the Plan Commission.
Schillinger made a motion to recommend annexation approval for PC 2005-43. Kraupner
seconded the motion. The motion was unanimously approved in a roll call vote.
Holdiman, Kraupner, Crouch, Schillinger, Lucietto, Adams and Lindblom voted yes.
Lucietto then made a motion to table the request for rezoning for PC 2005-43. Crouch
seconded the motion. Kraupner, Crouch, Schillinger, Lucietto, Adams, Holdiman and
Lindblom voted yes.
2. PC 2005-18 Del Web, Pulte Home Corporation, LaSalle Bank petition to rezone.
Reviewing some of his comments, City Planner Mike Schoppe said the densities for the
active adult portion of the development are consistent with the comprehensive plan.
Two of the most important issues to consider are the architectural standards and setbacks,
he said. As for the architecture, he said, active adult communities are of a different
nature. Just because they have been built successfully elsewhere, doesn't mean they're
right for Yorkville. He said the city would need to ask for samples of the products to look
at.
Regarding the setbacks, Schoppe said they aren't a visual issue, but can become a
functional issue. He said the city's public works department had some concerns about the
proposed setbacks in the development.
Among other items to consider, Schoppe said in the duplex area three-foot parkways are
planned. The city suggested eight feet, he said. City staff also recommended the bike trail
system be rerouted and the developers have agreed. The developers also requested letting
golf carts drive on public streets.
Adams said she has a problem with golf carts on the streets. In many cases, once people
lose their driver's licenses,they drive golf carts instead. Meanwhile, she said she visited
the Sun City development in Huntley and was surprised. She said the homes were nice
and the residents there all seemed happy to live there.
Whitehouse said the city's main concern is the city's utilities and long-term maintenance
of them. Whitehouse added he like the Del Webb concept and said from the standpoint of
the city,he thinks the right of way should be 66 feet on public streets.
Lucietto made a motion to recommend approval of the PUD/preliminary plan for PC
2005-18 subject to staff comments. The motion was approved in a 6-1 roll call vote.
Schillinger, Lucietto, Adams, Holdiman, Kraupner and Lindblom voted yes. Crouch
voted no.
4. PC 2005-26 Eldamain Center for Business preliminary plan
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Mark Kurensky presented the proposed plan. He said zoning is already in places for a B-3
P.U.D. After speaking with business owners,Kurensky said the plan was created to fit
was businesses need or want.
Whitehouse said he hasn't had an opportunity to review the newly revised plan and
neither had Schoppe.
Lindblom questioned why the developer would take such a nice piece of commercial
property and cut it up into one-acre segments. He said it would be better to leave the
piece in one large or several larger segments to try to attract bigger businesses. But
Kurensky said that because the owner doesn't own the piece of land to the south, a big
box user isn't attracted to it. Also,there are some access issues. He believes the parcel
would be more attractive to prospective buyers as presented.
Commissioners decided to table the request until staff comments could be completed.
Lucietto made a motion to table PC 2005-26. Adams seconded the motion. The motion
was unanimously approved in a roll call vote. Crouch, Schillinger, Lucietto, Adams,
Holdiman, Kraupner and Lindblom voted yes.
5. PC 2005-37 Corneils Crossing—Preliminary Plan
Kevin Carrara, attorney representing the developer, said the annexation of the property
was approved with six conditions. Those conditions for the most part have been met.
Schoppe agreed saying the developer has done a good job meeting the city's conditions.
He added that city engineer Joe Wywrot had some concerns about traffic on Corneils
Road and suggested that money from impact fees on the project go toward Corneils Road
improvements.
Attorney David Zycheck, an attorney representing a property owner, said that the
property owner wants the character of the road maintained. The developer has agreed to
move the setback on Lot 3 to 40 feet. For consistency,he suggested the setbacks be the
same on Lots 1, 2 and 3. Schillinger said that seems too picky. Lucietto said it seems as if
the developer has adequately met the concerns already expressed.
Schillinger made a motion to recommend approval for PC 2005-37 subject to staff
concerns. Lucietto seconded the motion. The motion was unanimously approved in a roll
call vote. Schillinger, Lucietto, Adams, Holdiman, Kraupner, Crouch and Lindblom
voted yes.
6. PC 2005-47 Swanson Lane Estates—Final Plat
Wyeth said the petitioner has met all of the city's requirements, except for three items,
which the petitioner has agreed to meet.
Lucietto made a motion to recommend final plat approval for PC 2005-47. Adams
seconded the motion. The motion was unanimously approved in a roll call vote. Lucietto,
Adams, Holdiman, Kraupner, Crouch, Schillinger and Lindblom voted yes.
Page 5 of 5
PRESENTATION
1. Fox Road Study
Whitehouse gave a presentation on the Fox Road Study. He said the results shouldn't be a
surprise to anyone. Everyone knows the condition of the road and what the impact will be
on it, he said.
One key recommendation in the study is to not allow any construction traffic on the road.
Also, he said some developments proposed in the area have been put on hold until a
viable plan for Fox Road is developed.
Summarizing the study,he said Greenbriar Road should be constructed as the east-west
collector road then Fox Road would be a secondary roadway. Also, some traffic calming
devises for Fox Road were recommended in the study.
Bob Nelson who has a proposed development in the area said it doesn't make sense for
the city to require a 100-foot right of way along Fox Road if it no longer will be a major
collector. But Whitehouse said the requirement is for aesthetics reasons and allows for a
place for utilities.
The meeting adjourned at 9:55 p.m.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE , ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R . , on September 14 ,
2005 , at the hour of 7 : 00 p . m. , at 800 Game Farm
Road in the City of Yorkville, Illinois .
D-772005
—(
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
www.depocourt.com
2
1 PRESENT :
2 MR. TOM LINDBLOM, Chairman;
3 MR . CLARENCE HOLDIMAN;
4 MS . SANDRA ADAMS ;
5 MS . ANNE LUCIETTO;
6 MR . CHARLES KRAUPPNER;
7 MR . MICHAEL CROUCH;
8 MR . BRIAN SCHILLINGER;
9 MR. MIKE SCHOPPE ;
10 MS . DINA GIPE .
// APPEARANCES :
12 WYETH, HEITZ & BROMBEREK
300 East Fifth Avenue , Suite 380
13 Naperville , Illinois 60563
( 630 ) 355-1458
14 BY : MR . JOHN JUSTIN WYETH,
appeared on behalf of the United
15 City of Yorkville, Illinois .
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1 ( Pledge of
2 Allegiance )
3 CHAIRMAN LINDBLOM : At this time I ' d
4 like to entertain a motion to change the agenda
5 to move PC 2005-45 to first on the public
6 hearings , and then to adjourn the public hearing
7 and make it first in new business .
8 MR . CROUCH : So moved .
9 MS . ADAMS : Second .
10 CHAIRMAN LINDBLOM : Moved and
11 seconded . Any discussion on the motion?
12 (No response )
13 CHAIRMAN LINDBLOM: Hearing none,
14 those in favor signify by saying aye .
15 (A Chorus of Ayes )
16 CHAIRMAN LINDBLOM : Opposed?
17 (No Response )
18 CHAIRMAN LINDBLOM : Motion passes .
19 At this time I would entertain
20 a motion to go to public hearing .
21 MS . LUCIETTO : So moved .
22 CHAIRMAN LINDBLOM : Moved --
23 MS . ADAMS : Second .
24 CHAIRMAN LINDBLOM : -- and seconded .
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1 Those in favor signify by saying aye .
2 (A Chorus of Ayes )
3 CHAIRMAN LINDBLOM : Opposed?
4 (No response )
5 CHAIRMAN LINDBLOM : Motion carries .
6 At this time, for people in the audience , those
7 that wish to address the Commission, ask
8 questions , make comments , would you please stand
9 and please take the oath? Stand and raise your
10 right hand .
I1 I would caution you that if you
12 have not been sworn in, I am not going to
13 recognize you to speak before the group, so if
14 you think you are going to, stand up and raise
15 your right hand . It doesn ' t cost you a thing .
16 (Witnesses sworn)
17 CHAIRMAN LINDBLOM : Thank you .
18 Okay . PC 2005-45 is Wayne Onishi . Am I
19 pronouncing that correct?
20 MR . KRAMER : Payne Onishi , you are
21 correct .
22 CHAIRMAN LINDBLOM : Payne Onishi and
23 Monica Claashen?
24 MR . KRAMER : Correct .
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1 CHAIRMAN LINDBLOM : Have filed an
2 application with the United City of Yorkville ,
3 Kendall County, Illinois , requesting annexation
4 to the United City of Yorkville , and rezoning
5 from Kendall County R-3 Single Family Residential
6 to United City of Yorkville B-3 Service Business
7 District .
8 The real property consists of
9 approximately 9 . -- . 903 acres at 1100 McHugh,
10 Bristol Township , Kendall County, Illinois .
I1 Dan Kramer speaking for the
12 petitioner?
13 WHEREUPON :
14 DANIEL J . KRAMER,
15 having been first duly sworn, testified before
16 the Plan Commission as follows :
17 MR . KRAMER : Correct . For the
18 record, Dan Kramer . I am an attorney licensed to
19 practice law in the state of Illinois . My
20 address is 1107A South Bridge Street , Yorkville ,
21 Illinois , and I represent the petitioners in this
22 cause .
23 We do have the petitioners here
24 tonight , as well as our engineer on the project ,
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1 Richard Scheffrahn, if there is any questions
2 that either members of the audience or the
3 Commission should have during the public hearing .
4 Basically we are asking to do
5 three things with this particular plan . We are
6 asking to annex this approximate one-acre parcel
7 to the United City of Yorkville .
8 It ' s contiguous to the city
9 across the street from the Heartland Office
10 Center that is on the old McHugh Road at the
11 corner , and we are contiguous by more than 300
12 feet with the current city limits . The property
13 is out in Bristol Township, as we stated here
14 tonight .
15 Secondly, we are asking for
16 zoning for the property, and, again, we filed a
17 petition asking for a B-3 or office zoning,
18 whichever Plan Commission ' s feelings are for the
19 particular neighborhood we are involved .
20 The Onishis plan on removing
21 the house that ' s currently on the parcel . The
22 actual usable space is a bit less than the acre
23 that ' s shown on the survey, due to the fact that
24 the current owners own to the center of the
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1 township roadway, that ' s one street .
2 The streets would become all
3 public streets surrounding it , and that land, of
4 course , would become dedicated to the United City
5 of Yorkville .
6 We would anticipate hooking to
7 city water and city sewer so that we would get it
8 on municipal utilities .
9 The site drawing to my left --
10 and I turned one with the front to the audience
11 so they could see it -- shows somewhere between a
12 five and 6 , 000 square foot office building that
13 the Onishis would like to build .
14 Ms . Onishi would actually
15 practice in her -- practice right in the building
16 and they would have additional rental spaces ;
17 again, pending an ultimate build-out , we would
18 see how many .
19 We would look at strictly
20 professional offices there . We don ' t see it as
21 being a retail center at all .
22 In terms of the way Richard ' s
23 designed the building on the particular parcel ,
24 we have tried to face the front so it ' s facing
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1 towards the street .
2 We would provide buffering to
3 the residential uses to the back of the building .
4 There we would be willing to either do fencing --
5 I noticed tonight on the way over to the meeting
6 when you drive down Route 34 , we have a very nice
7 office facility just down the street from City
8 Hall here , the Zeiter-Dixon building .
9 It has a stockade fence next to
10 it , to the residential owners , but it ' s the
11 perfect neighbor in the sense that we ' re -- at
12 seven o ' clock at night there is one car in the
13 parking lot , there is no domestic disputes , there
14 is no dogs barking, there is no trash visible .
15 It ' s a very nice , quiet neighbor in the evening .
16 We would propose something more
17 along a board-on-board, I think it would look a
18 bit more aesthetic surrounding the residential
19 adjoining owners , and we would also look at
20 landscaping .
21 With the size of the site , we
22 don ' t see berming as an option, and that could
23 create water and drainage problems that we
24 wouldn ' t want to see here .
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1 I ' ve got an exhibit -- and
2 we ' ve numbered our site plans as 1 and 2 -- that
3 we would offer into evidence as Exhibit No . 3 ,
4 and although it ' s not a full architectural
5 build-up of it , it ' s generally the outside of the
6 structure . The Onishis would like to see a
7 combination of brick and fieldstone cut face
8 block .
9 The roof line , they would do a
10 one-story office building, they are not asking to
11 go up, so it would fit with the residential
12 character and the office building that ' s across
13 the street .
14 So we believe it would very
15 much be an attractive addition to the city, to
16 the neighborhood, and would have a very, very low
17 impact on the neighborhood .
18 In fact , with sidewalks , we
19 would hope some people could even walk to
20 Ms . Onishi ' s practice and use her facilities with
21 their children and so on .
22 So with that being said, we ' ll
23 be happy to answer any questions we can , and,
24 again, we are asking for annexation and for the
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1 zoning recommendation .
2 We will have to go through an
3 entire Staff review on site approval , of course .
4 CHAIRMAN LINDBLOM : Okay . Thank
5 you, Dan .
6 MR. KRAMER : Thank you .
7 CHAIRMAN LINDBLOM : And at this time
8 then I would entertain questions , comments , from
9 people in the audience .
10 WHEREUPON :
I1 TERESA JUODIS ,
12 having been first duly sworn, testified before
13 the Plan Commission as follows :
14 MS . JUODIS : Hello . My name is
15 Teresa Juodis and I reside at 627 Heartland
16 Drive, and just hearing the recap we got on the
17 office building that ' s proposed, I have a few
18 questions .
19 The traffic in that area is
20 already very congested . Across from Farmstead
21 Drive, there is already an existing office
22 building and there is already a day care center,
23 and the potential exists for three more buildings
24 to go up in that same area , which also provides
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1 potential for 18 business units to be added to
2 that area, and that ' s directly across the street
3 from Farmstead Drive , and we also have a
4 restaurant that ' s being put in that area right in
5 front on Route 34 .
6 So we already have areas
7 congested with traffic, and we ' re afraid by
8 adding this office building, even though it may
9 be professional , there could be five or six other
10 offices there that are not professional office
11 buildings , we are worried about the traffic
12 concern .
13 Is that going to be addressed?
14 MR . KRAMER : If you want me to
15 answer --
16 CHAIRMAN LINDBLOM : Sure .
17 MR . KRAMER : -- as we are going
18 through . One of the things the city a lot of
19 times will have us do in terms of the site plan
20 is prepare a traffic study to show how many
21 movements we ' ll have in, how many out , and then
22 peak hours .
23 We don ' t anticipate anything
24 remotely close to the day care center . That ' s a
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1 much more intense use .
2 And again, I don ' t believe with
3 the practice they have , they don ' t schedule where
4 they block in six or seven people at a time and
5 make them sit in a waiting room, so you wouldn ' t
6 have that like morning peak hour where people are
7 going to work and the afternoon when the children
8 are coming home .
9 But I think the best answer is
10 that the City will have us do a traffic study and
11 then they ' ll show under the circumstances what we
12 have to do as far as turning lanes based on
13 movements in and out .
14 In other words , they could do
15 an average daily trip generation and they may say
16 look at that first drive , we need you to put in
17 an extra turn lane so it doesn ' t cause
18 congestion, or, conversely, on Farmstead Drive ,
19 we may want a left turn lane in, so a traffic
20 study will show us those things .
21 MS . JUODIS : There is a left turn
22 lane now .
23 MR . KRAMER : Right . But again ,
24 depending on how they want us to go on our
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1 driveway, they make those things . That doesn ' t
2 mean what , there is a lot of options .
3 MS . JUODIS : Then whose lot gets
4 smaller?
5 MR . KRAMER : Well , again, it would
6 come off of our property; in other words , we
7 can ' t take your property, for instance , if you
8 were across the street , to do that .
9 MS . JUODIS : Okay . If I may, I had
10 another question that was also brought up during
11 his presentation .
12 How long are we guaranteed that
13 this will remain professional office buildings ?
14 We really don ' t have any
15 guarantee . For all we know, they could move
16 their practice within a year , within six months ,
17 and we don ' t have any control of what business
18 would go in there .
19 MR . KRAMER : No , you really do
20 because the zoning ordinance limits the type of
21 uses , again, and that ' s why we filed it in two
22 different fashions .
23 Sometimes the city prefers to
24 see it B-3 , sometimes they prefer office use . If
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1 it ' s an office use, there is literally a laundry
2 list of permitted uses in the ordinance that
3 could be , attorney, doctor, dentist, surveyor ,
4 things like that . Could not be Dairy Queen,
5 cannot be Burger King, that sort of thing . But
6 there is a specific list of uses .
7 CHAIRMAN LINDBLOM : Mike , have you
8 got the zoning code handy as to the information?
9 Could we maybe go through a few of the uses for
10 office versus B-3 ?
11 MR . SCHOPPE : Well , as Dan said, in
12 the office , if it were to be zoned for open or
13 office , it ' s just that , it ' s office uses , and I
14 can read you some , beauty shops , coffee shops ,
15 engineering office , government office , insurance
16 office , real estate office, professional or
17 medical clinic . All office types of uses .
18 The B-3 , the B-3 is a more
19 intense type of zoning . It allows for automotive
20 sales , catering service, greenhouses , nurseries ,
21 pumps , retail sales . That ' s -- the B-3 is
22 normally our shopping center districts that we
23 see , all of our retail stores . Those are in the
24 B-3 zoning .
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1 CHAIRMAN LINDBLOM : Okay . Thank
2 you . Do you have another question?
3 MS . JUODIS : That ' s all I have for
4 now . Thank you .
5 CHAIRMAN LINDBLOM : Okay . Thank
6 you . Somebody else? Yes , sir .
7 WHEREUPON :
8 RICHARD SCHROEDER,
9 having been first duly sworn, testified before
10 the Plan Commission as follows :
11 MR . SCHROEDER : Good evening . My
12 name is Richard Schroeder , and I live at 683
13 Heartland Drive . I am right across from the
14 offices presently built , and my back property
15 line will be, according to this plan, 20 feet
16 from this building .
17 20 feet , ladies and gentlemen .
18 I don ' t know how you would feel about having an
19 office 20 feet from the back of your property
20 when you already have offices across the street
21 now .
22 I moved into the City of
23 Yorkville in January, very nice city, liked the
24 area . I knew there were offices across the
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16
1 street . I understood that .
2 I came in here, and now all of
3 a sudden somebody wants to build another office .
4 It just does not seem to me to fit .
5 A residential area I believe
6 should be a residential area ; commercial area
7 should be a commercial area . To me , a commercial
8 area should be something along Route 34 ,
9 something along Route 47 , along a major
10 thoroughfare where -- if I ' m a businessman and I
11 am building an office , I want people to be able
12 to see it as they drive on by .
13 It just does not fit in this
14 area . It does not fit . It ' s going to hurt --
15 Not only is it going to bring increased traffic
16 flow, it ' s going to hurt the aesthetics of the
17 area .
18 CHAIRMAN LINDBLOM : Just for --
19 Excuse me . Just for clarification, is your
20 property indicated on the exhibit right here ,
21 and, if it is , could you point to it ?
22 MR . SCHROEDER : My property is about
23 exactly where you have that pointer right now .
24 CHAIRMAN LINDBLOM : 72 ?
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17
1 MR . SCHROEDER : Yes .
2 CHAIRMAN LINDBLOM: Okay . Thank
3 you .
4 MR . SCHROEDER : So it ' s going to
5 hurt -- I believe it ' s going to hurt our property
6 values .
7 I don ' t think people are going
8 to want to move into a neighborhood if they see
9 that somebody can put up a commercial property
10 right next door to it , that ' s not what I
11 bargained for, and I don ' t think that ' s what most
12 people bargain for when they move into a
13 residential neighborhood .
14 MR . SCHILLINGER : Do you have a
15 problem with B-3 zoning, not with office zoning?
16 B-3 , there is potential for delivery trucks and
17 such behind the buildings , but typically not with
18 an office-type setting .
19 MR . SCHROEDER : I don ' t want to see
20 it rezoned, period, to be commercial of any type .
21 CHAIRMAN LINDBLOM : So your
22 objection is as strong to offices as it is to
23 B-3 ?
24 MR . SCHROEDER : Absolutely .
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18
1 Absolutely . It is residential now and I believe
2 it should remain residential . Like I say,
3 commercial property just does not fit in there .
4 Thank you very much .
5 CHAIRMAN LINDBLOM : Thank you .
6 WHEREUPON :
7 ROBBIN ARNFELT,
8 having been first duly sworn, testified before
9 the Plan Commission as follows :
10 MS . ARNFELT : Good evening . My name
11 is Robbin Arnfelt . I live at 661 Heartland
12 Drive, right next to Richard, so my lot is the
13 one right next to it , so I am also in the
14 proposed area of 20 feet away from the proposed
15 building .
16 Again, I have lived in
17 Yorkville about eight years , moved into Heartland
18 about a year and a half ago, and I chose
19 Heartland because it was a nice residential
20 neighborhood .
21 I used to be out in the country
22 more ; it was great to come into town and be
23 closer to everything, and it was a nice , safe
24 family community .
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1 I am a single mother with two
2 kids , it ' s nice and safe there, so the idea of
3 commercial buildings coming into that area that
4 close to my house, it leaves me very distressed,
5 and I would have to agree with Richard that I am
6 not in any favor of any kind of commercial
7 rezoning to that area .
8 The other thing about the
9 Heartland community is I think it ' s been around
10 three or four years , but the plan had the
11 existing commercial area, that was always in the
12 plan . Each of us who bought our homes there knew
13 about that . They ' ve built berms , they have done
14 all sorts of things , they have built the houses
15 that tailor towards that .
16 Other houses over in this area
17 were not built this way . I have a stand of pine
18 trees in my back yard to help block the older
19 house, which, you know, is fine , too , but it
20 just -- the concept of that family community and
21 the idea that this was never planned for , and, as
22 I understand, it ' s never been in the
23 Comprehensive Plan for the city, that I just
24 think something like this is just too drastic of
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20
1 a move for the neighborhood .
2 McHugh Road is a very nice
3 residential neighborhood, sidewalks , kids can
4 ride on it , there ' s homes all along there, and my
5 fear is that once this starts , it will spread all
6 the way down that way, and so I guess I don ' t
7 have any questions , I am expressing my concerns .
8 Thank you .
9 CHAIRMAN LINDBLOM : Okay . Thank
10 you .
11 WHEREUPON :
12 TODD FITZGERALD,
13 having been first duly sworn, testified before
14 the Yorkville Plan Commission as follows :
15 MR . FITZGERALD : Hi . Good evening .
16 My name is Todd Fitzgerald . I live at 649
17 Heartland Drive . I am right next to Robin, so I
18 am the little pie piece .
19 CHAIRMAN LINDBLOM : So all three of
20 you line up .
21 (Laughter )
22 CHAIRMAN LINDBLOM : You are speaking
23 in the correct order, too .
24 MR . FITZGERALD : Exactly . Order of
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21
1 importance . I wanted to express some concerns ,
2 kind of add on to Robin; mainly being as part of
3 the Comprehensive Plan, she said that it wasn ' t
4 identified as being rezoned from residential in
5 the Comprehensive Plan .
6 Well , as soon as I got the
7 letter, I went and looked on the Yorkville web
8 site, took a look at what the Comprehensive Plan
9 actually stated, and there is a lot of verbiage
10 in there that talks about keeping a very kind
11 of open spaces feel to Yorkville , as well as
12 keeping little nodes of commercial properties to
13 keep it local for certain residents and kind of
14 like have open space in between village
15 commercial to make sure that it doesn ' t disrupt
16 the aesthetics of Yorkville and keep it kind of a
17 nice homey feel .
18 It goes on to say that -- it
19 talks about acceptable buildings and zoning in
20 between commercial and residential , and it says
21 acceptable is townhomes , so on and so forth,
22 where you can see that down the street off of
23 McHugh, but as you come up to where they are
24 proposing this , I mean, we ' re going commercial
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22
1 right into single-family homes , and not just
2 small single-family homes , we are talking fairly
3 substantial homes on nice lots in a nice
4 neighborhood that ' s -- I mean, we are talking a
5 lot -- not just the traffic, but , I mean, if you
6 looked at -- if you look going south on McHugh
7 Road, I mean, it ' s -- you kind of have that
8 country -- the country road feel .
9 I mean, you look down and you
10 see the nice big mature trees , you see older
11 homes , you see a road that ' s not lined, it ' s
12 not -- it doesn ' t have curbs .
13 I mean, it ' s a very homey feel ,
14 and I think that fits very well into what you
15 guys are trying to do as part of the
16 Comprehensive Plan .
17 I think this is not going to do
18 anything but upset that kind of -- that kind of
19 look that I think was originally intended for
20 Heartland and the other developments that are
21 going to be going in behind Heartland Circle and
22 so on and so forth .
23 And the other part was the
24 presence that once this one residential lot goes
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23
1 commercial, it ' s going to go right down the line ,
2 there is four lots right in a row, and, I mean,
3 if -- we ' re afraid that it ' s going to be -- it ' s
4 going to be offices .
5 It doesn ' t matter if it ' s an
6 office or retail . I mean , it ' s all the same
7 thing, you are looking at the back of a building,
8 20 feet off the property line , any feet off the
9 property line .
10 I do not want it rezoned from
I1 residential to anything . So that , plus the
12 crime -- the crime factor . I mean, yeah, you
13 can -- you can say that there ' s not going to be
14 any people past seven o ' clock, but that ' s not
15 going to prevent people .
16 I mean, it ' s -- People can go
17 in there at any time of the day, lights with cars
18 or vehicles with just about anything , and there
19 is no regulations on them . So I don ' t have any
20 questions , I just -- That ' s my concerns .
21 CHAIRMAN LINDBLOM : Okay . Thank
22 you . I do have in front of me a --
23 MR. CORNEK: Please , sir?
24 CHAIRMAN LINDBLOM : Yes , sir .
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24
1 MR . CORNEK : May I ?
2 CHAIRMAN LINDBLOM : Let me just read
3 this , then I will recognize you .
4 I believe it was an email that
5 was sent to the mayor this afternoon, and one was
6 handed to me later this afternoon . I ' d like to
7 paraphrase this for the record .
8 I think you can get the gist of
9 what it is . It ' s from David and Lynn Easton at
10 501 Heartland Drive . Can somebody tell me where
11 501 is in relation to this?
12 (No response )
13 CHAIRMAN LINDBLOM : Immaterial . It
14 says , " I will be unable to attend the meeting
15 tonight due to work requirements " , but it came to
16 his attention that the Plan Commission is
17 reconsidering this .
18 " I would like to express my
19 opposition to any attempt to rezone the property
20 from residential to commercial . The addition of
21 the proposed strip mall would not only add
22 additional traffic to an already over-used McHugh
23 Road, but would have safety concerns for
24 residents with small children, additional noise ,
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25
1 additional lighting, and a probable decrease in
2 property values . With the amount of commercially
3 zoned land available on Routes 34 and 47 , I feel
4 that this proposal should be defeated, and I am
5 counting on you as mayor" -- it ' s your job,
6 Mr . Mayor -- "to work to defeat this proposal . "
7 And this was sent by David and Lynn Easton . So
8 just for the record .
9 Yes , sir .
10 WHEREUPON :
11 RICH CORNEK,
12 having been first duly sworn , testified before
13 the Yorkville Plan Commission as follows :
14 MR . CORNEK : Good evening . My name
15 is Rich Cornek . I live at 944 Homestead in
16 Heartland . I represent the Heartland Community
17 Homeowners ' Association, and on their behalf --
18 and I won ' t reiterate what the homeowners said,
19 but we stand behind the homeowners , the
20 association does .
21 We have some other concerns we
22 would like to bring to your attention if you
23 consider this rezoning .
24 Number one , referring to the
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26
1 comprehensive land use update adopted
2 February 22nd of this year, it says , "Although
3 all office , retail and commercial uses are
4 permitted within the area of the current
5 Comprehensive Land Use Plan map that are
6 designated as such, the nature of each of these
7 uses are different in terms of their
8 compatibility with residential uses and in terms
9 of their aesthetic quality . "
10 It goes on to say, "They should
11 be buffered from public view and from nearby
12 residential uses and, in addition, it is not
13 generally recommended that residential land uses
14 be located directly adjacent to commercial land
15 uses . "
16 The first point is the zoning
17 of this to B-3 . I think that is too broad for
18 this particular piece of land . I think it should
19 be zoned 0 for office , so there can be no -- if
20 you do rezone this , there can be no delivery
21 trucks in back of the property .
22 Number two, I think Richard
23 Marker & Associates have done a commendable job
24 buffering their particular commercial property
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27
1 with a berm and plantings , and I heard Attorney
2 Kramer say that this would be buffered with a
3 fence and plantings .
4 That really isn ' t acceptable to
5 the aesthetics of Heartland Homeowners '
6 Association .
7 The third point is there is a
8 sign that says Heartland right on the corner of
9 McHugh and Farmstead . I have been told that that
10 sign will be demolished .
11 The Homeowners ' Association has
12 put a considerable expense to redo all the signs
13 in this particular area . We would like a
14 response of not only a berm in the back . We
15 realize that the building has to have enough
16 parking spaces , to be pushed out -- the buildings
17 to be pushed out , have a berm in the back with
18 plantings , if you so desire to rezone this ,
19 rezone it to 0 for office , and the disposition of
20 our sign .
21 CHAIRMAN LINDBLOM : Okay .
22 MR . CORNEK : Thank you .
23 CHAIRMAN LINDBLOM : I believe you
24 are correct , at least on a print before us it
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1 has -- it indicates existing brick sign to be
2 removed .
3 I have just a question for
4 clarification . I ' m not sure if it should be to
5 you, Dan, or -- on our print , it has -- to the
6 back of this building, it has a 20-foot parking
7 setback and then it has 20-foot building setback .
8 Is that 20 feet the same 20
9 feet or is that 20 plus 20?
10 MR . KRAMER : If you step forward,
11 Richard . He ' s been sworn obviously .
12 WHEREUPON :
13 RICHARD SCHEFFRAHN,
14 having been first duly sworn, testified before
15 the Yorkville Plan Commission as follows :
16 MR . SCHEFFRAHN : Richard Scheffrahn .
17 I am with Leonard Dreas & Associates .
18 To respond, the 20 feet is the
19 same ; the parking setback and the building
20 setback are the same 20 feet .
21 CHAIRMAN LINDBLOM : So the building
22 would be a total of 20 feet from the property
23 line?
24 MR . SCHEFFRAHN : Yes .
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1 MR . SCHILLINGER : Are you proposing
2 paved setback or are you talking like grass
3 fence?
4 MR . SCHEFFRAHN : The 20 feet would
5 be landscaped .
6 MR . SCHILLINGER : Landscaped . So
7 there wouldn ' t be parking behind the building .
8 If it were zoned office , there would not be
9 parking behind the building?
10 MR . SCHEFFRAHN : Correct .
11 MR . SCHILLINGER : If it was a B-3 ,
12 obviously you would have to have pavement to get
13 deliveries in and out .
14 MR . KRAMER : We are still looking no
15 matter what , all the parking in front frankly .
16 MR . SCHILLINGER : All right .
17 CHAIRMAN LINDBLOM : All right .
18 Thank you .
19 MR . KRAMER : And again, in terms of
20 landscape , as I say, we ' re not anti-berm, but
21 that gives less opacity than a fence that ' s
22 decorative wood, and we ' re not talking stockade
23 so it ' s sort of ugly, we are talking a
24 decorative .
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1 MR . SCHILLINGER : Characteristic
2 with the area?
3 MR . KRAMER : Absolutely . And the
4 reason being is because if you are going to do a
5 berm that ' s tall enough to prevent a view and
6 have a three to one slope that can be maintained,
7 then you are talking a 30 to 40-foot area , and
8 when you pop that down there , it brings up water
9 problems -- that could cause water problems for
10 the neighbors , and we certainly don ' t want to do
11 it , because we think this property can be totally
12 served by municipality utilities , water, sanitary
13 and storm, where now, as it sits today, you know,
14 they could put and expand a septic field very
15 close to the young lady ' s pine trees , not over
16 the property, and damage the roots .
17 So we are talking about
18 decorative fencing and landscaping , which we
19 could do on both sides . We could do the
20 landscaping inside and outside , so it ' s
21 attractive to the neighborhood .
22 The street , again, if this was
23 in one of the interior streets on Heartland, we
24 wouldn ' t be here . It is a busy corner and will
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31
1 remain a busy corner, but this is a
2 destination-type location of professional
3 offices .
4 We don ' t anticipate people
5 simply driving by and that being the nature of
6 the business ; they are going there because they
7 already have appointments , and, as I say, it is
8 distributed throughout the day . It ' s not a peak
9 morning and evening times , which is even better .
10 I think the architecture that
11 you have seen on Exhibit 3 is extremely
12 important , that it fit in with the residential
13 profile -- and I share the same comments that the
14 gentleman from the homeowners ' association has --
15 that the office buildings that Mr . Marker has
16 done across the street , it ' s beautiful , and we
17 want to keep in that same tone . That ' s why we ' ve
18 gone with a stone masonry building, the
19 residential type look roofline .
20 I think the use makes perfect
21 sense on the corner that we are here . If we were
22 three lots in, no, it wouldn ' t at all , but at the
23 corner , we think it ' s a good division and we can
24 provide the proper bordering for the ordinance .
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1 We are not asking for any kind
2 of variances from the city ordinances whatsoever .
3 Okay . Thank you .
4 CHAIRMAN LINDBLOM : Okay . Thanks .
5 Other comments?
6 WHEREUPON :
7 DAWN FITZGERALD,
8 having been first duly sworn, testified before
9 the Yorkville Plan Commission as follows :
10 MS . FITZGERALD : Hi . My name is
I1 Dawn Fitzgerald, and I also live at 649 Heartland
12 Drive, and I have two comments and a question .
13 My first comment is that I
14 speak for all of the homeowners when I say we do
15 not want this rezoned 0 for offices . We do not
16 want this rezoned anything commercial , any
17 offices whatsoever . We want it zoned
18 residential .
19 When we moved into our house,
20 there was a house behind us . I don ' t expect that
21 house to be demolished and office buildings to go
22 up .
23 My second one is that
24 Farmstead, which is an interior street , is a
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1 street that they are planning on having the
2 parking lot , the cars to go in and out on the
3 parking lot , so that is an interior street .
4 And my question is , there are
5 plenty of other locations for commercial and
6 business up and down Route 34 or Route 47 and
7 Countryside Parkway .
8 Why do you need commercial to
9 come to McHugh Road? That ' s my question that I
10 would like to pose . Thank you .
11 CHAIRMAN LINDBLOM : Okay . Dan?
12 MR . KRAMER : Well , I mean, it ' s a
13 bit of a rhetorical question . It ' s like asking
14 this young lady why did she move to Yorkville as
15 opposed to Plano or Somonauk or Sandwich .
16 They feel it ' s a good location
17 for the type of practice they have . They see the
18 office building across the street and, again,
19 they see a corner that is conducive to office .
20 It ' s not a high retail corner ,
21 but it makes good sense for office in terms of
22 location and the neighborhood around it .
23 CHAIRMAN LINDBLOM : Okay . Yes , sir .
24 MR . CORNEK : Mr . Chairman , can I ask
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1 the attorney a question about our sign?
2 CHAIRMAN LINDBLOM : You can ask him;
3 I don ' t know if he ' ll answer it .
4 MR . KRAMER : That one is a little
5 tougher only because , again, I think the reason
6 that notation is on there and -- I haven ' t gone
7 through the survey thoroughly, apparently the
8 sign is located in the right-of-way .
9 I don ' t know what the story is
10 behind it , so we ' ve got to explore that a little
I1 bit more .
12 I mean, maybe the city gave
13 permission for it to be there , and that when we
14 dedicate the street, they ' ll say we ' ll notch out
15 where the sign is and leave it . I just don ' t
16 know at this point . But apparently it is located
17 in the right-of-way .
18 CHAIRMAN LINDBLOM : Okay . Other
19 questions or comments . Yes , sir .
20 WHEREUPON :
21 JOEL MARMO,
22 having been first duly sworn, testified before
23 the Yorkville Plan Commission as follows :
24 MR . MARMO : My name is Joel Marmo .
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35
1 I live directly to the left , to the west , of that
2 property . It ' s the acre and a quarter right
3 alongside of it . We are definitely opposed to
4 it . I feel also the same way everybody else does
5 with the traffic .
6 I have two small kids . I
7 didn ' t -- I bought there and built before
8 Heartland subdivision was built , which -- and
9 Heartland going in back there, that was a
10 different story, that was residential . I wasn ' t
11 up for any commercial at all , obviously .
12 I have other concerns with
13 street lighting , things like that , and I know
14 Mr . Kramer addressed the hours of business ,
15 which, you know what? I feel that that changes .
16 I feel that , you know, there are issues there .
17 I mean, if this does get
18 rezoned and lending falls through , now you ' ve got
19 a piece of property that ' s zoned whatever , you
20 know, Business 3 , whatever it may be .
21 You know, so, I mean, these
22 plans , I do think they could potentially change ,
23 and that ' s something that worries me .
24 The spread of that once that
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36
1 starts , I mean, if it ' s a secret , it ' s well-kept ,
2 I do believe that it ' s going to spread up that
3 road .
4 McHugh would be perfect for it
5 with the way the sidewalks and the setbacks of
6 the road currently are, and where the
7 sidewalk actually -- you can see where the
8 road -- you know, where it is now versus what the
9 new idea is .
10 Living next to a parking lot in
11 the way that that building sets back off the
12 corner, that parking lot borders my side yard . I
13 mean, that is exactly what I would look at .
14 Fence or not , it is exactly what would be there ,
15 so I just want it on the record that I am
16 definitely opposed to it , and I do feel there are
17 a lot of other areas, you know, for that , and I
18 do know -- I am aware it is a good deal if you
19 can buy a piece of residential property for
20 $275 , 000 on a corner and turn it commercial . I ' d
21 do it, too .
22 I mean, I do feel that that ' s ,
23 you know, what they are looking at , so I want it
24 for the record that I am definitely opposed to
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37
1 it . Thanks for your time .
2 CHAIRMAN LINDBLOM : Okay . Thank
3 you .
4 MR . KRAMER : One question that I can
5 answer that he raised, maybe a new one , is the
6 lighting issue .
7 Again, when we go through our
8 site plan, we are required to give a photometric
9 study, and there would be lights on the building,
10 security lights and so on, but they require
11 them -- they don ' t have to be necessarily
12 shrouded, but they are directional , downward,
13 with flat lenses , so there is no bleed-off on the
14 property line , so we would submit a photometric
15 study . We know we have to comply with that .
16 MR . SCHILLINGER : Over some porch
17 light .
18 MR . KRAMER : Correct .
19 CHAIRMAN LINDBLOM : Anybody else?
20 Yes , sir .
21 WHEREUPON :
22 ERIK BAISE ,
23 having been first duly sworn, testified before
24 the Yorkville Plan Commission as follows :
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38
1 MR . BAISE : Good evening . I
2 appreciate you giving me this opportunity . My
3 name is Eric Baise . I am a resident of 1035
4 Homestead Drive in Heartland subdivision .
5 I may be the newest member of
6 the Yorkville community; I moved here
7 approximately 30 days ago .
8 When I became aware of this
9 proposal , the first thing that came to my mind
10 was if I was aware of this six months ago when I
11 purchased the property and built a home, I can
12 assure you I would not be a resident of
13 Yorkville , at least not in this subdivision .
14 I am employed with a large
15 property and casualty firm. My experience
16 teaches me that with the introduction of a
17 commercial business in this type of proximity to
18 a residential development , the increase for
19 accidents to property or to persons is going to
20 go up .
21 It ' s the law of large numbers .
22 If you increase traffic into these areas ,
23 especially when it diverts off a busy roadway
24 like Illinois 34 onto McHugh, invariably when
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39
1 persons are operating vehicles out of businesses ,
2 the probability for accidents go up .
3 If counsel would like to
4 challenge those, I ' d be more than glad to give
5 him any information from my company ' s perspective
6 that would show that that is a statistical fact .
7 I share my fellow homeowners '
8 feelings that it ' s an eyesore . You can do all
9 the landscaping, put all the fences . Where I
10 come from, that ' s called putting a silk hat on a
11 pig .
12 It ' s not going to make a lot of
13 difference to people who have to live in this
14 community, who know when they pull in every day,
15 instead of having a day care , a restaurant on one
16 corner , which I was more than willing to live
17 with as a new resident , I am looking at this as a
18 domino thing , the retail businesses are going to
19 continue to go up and around my community .
20 And I have lived in many, many
21 different places from my career in the military
22 and other places that I have lived, and I can ' t
23 think of too many places in a city such as
24 Yorkville where you have commercial business ,
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40
1 excuse me , this close to residential living .
2 There is a reason why these
3 things are separated, and it ' s in my opinion
4 common sense .
5 As much as I respect the
6 property owner ' s right to sell the property and
7 to do with it as they see fit , there has to be
8 some consideration to the greater good of the
9 people , whatever the number is inside of my
10 development that I have just now become a part
11 of .
12 I do appreciate the Board ' s
13 time and consideration in the matter . Thank you
14 very much .
15 CHAIRMAN LINDBLOM : Thank you .
16 Welcome to Yorkville . Okay . Any other comments
17 or questions ?
18 (No response )
19 CHAIRMAN LINDBLOM : Going once?
20 (No Response )
21 MR . KRAMER : Do you want us to sum
22 up now?
23 CHAIRMAN LINDBLOM : Sure .
24 MR . KRAMER : Again , many of the
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1 comments we have heard were very constructive .
2 In regard to the last gentleman ' s comments , they
3 are heartfelt , but we have situations like this
4 all over Yorkville and they work just fine .
5 I can remember when Tom was the
6 chairman probably six, seven years ago when we
7 went through periods in the Beecher Center that
8 we had literally three and 400 people there when
9 the car care center was going in, and it was
10 going to be the end of Yorkville , demise of the
11 American republic, and we were all going to die
12 from fumes the next day, and I remember a year
13 later some of the most vehement objectors going
14 back to Dean Fisher and saying we were wrong, you
15 co-exist , your facility is cleaner than our
16 houses .
17 And we ' ve got them all up and
18 down 34 and 47 , and they have blended in very
19 well .
20 Again, it ' s the character of
21 the use and the landscaping and the architecture
22 that ' s really important .
23 I pointed out the Zeiter-Dixon,
24 the office building in Heartland, I would like to
Depo Court Reporting Service ( 630 ) 983-0030
42
1 see that office which is right down next to
2 Elizabeth Street is fine , we ' ve never had a
3 complaint on all of our arteries like this , we ' ve
4 got these kind of transition uses , and McHugh
5 Road certainly is one of those arteries .
6 It ' s not a quiet residential
7 street . If it was , again, this use wouldn ' t be
8 there . It ' s because of the activity that it ' s
9 attracting . Thank you .
10 CHAIRMAN LINDBLOM : Okay .
11 MR. BAISE : I have one last . I ' d
12 like to address counsel ' s comment on the fact
13 that it makes a good transition and he gave all
14 those good examples along Route 34 and Route 47 .
15 The one thing that he failed to
16 mention is that there is a roadway between that
17 residential and that commercial . We are talking
18 right backed up against each other , so -- That ' s
19 all I ' d like to say . Thanks .
20 CHAIRMAN LINDBLOM : Okay . Okay .
21 Any other comments before we close the public
22 hearing?
23 (No Response )
24 CHAIRMAN LINDBLOM : Okay . Hearing
Depo Court Reporting Service ( 630 ) 983- 0030
43
1 none then, could I have a motion to close the
2 public hearing?
3 MR. CROUCH : So moved .
4 MR . HOLDIMAN : Second .
5 CHAIRMAN LINDBLOM : So moved and
6 seconded . Any questions on the motion?
7 (No Response )
8 CHAIRMAN LINDBLOM: Hearing none,
9 those in favor signify by saying aye .
10 (A Chorus Of Ayes )
11 CHAIRMAN LINDBLOM: Motion carries .
12 Okay .
13 (Recess from public
14 hearing . )
15 CHAIRMAN LINDBLOM : Okay . I ' d like
16 to bring the meeting back to order again , and I
17 would entertain a motion to go back into public
18 hearing, please .
19 MS . LUCIETTO : So moved .
20 MS . ADAMS : So moved .
21 CHAIRMAN LINDBLOM : Is there a
22 second?
23 MS . ADAMS : Third .
24 CHAIRMAN LINDBLOM : Okay . It ' s been
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1 moved and seconded .
2 MR. SCHILLINGER : We are all
3 seconds .
4 CHAIRMAN LINDBLOM : Is there any
5 further discussion?
6 ( No response )
7 CHAIRMAN LINDBLOM : All those in
8 favor signify by saying aye .
9 (A Chorus of Ayes )
10 CHAIRMAN LINDBLOM : Opposed?
11 (No Response )
12 CHAIRMAN LINDBLOM : Okay . We are
13 now in public hearing , and I ' ve got public
14 hearing 05-43 , Lan --
15 MR . LANIOSZ : Laniosz .
16 CHAIRMAN LINDBLOM : I ' m sorry?
17 MR . LANIOSZ : Laniosz .
18 CHAIRMAN LINDBLOM : Laniosz . And we
19 also have Del Webb for public hearing, so let ' s
20 consider both of them at the same time .
21 Anyone wishing to address the
22 Commission, please stand and raise your right
23 hand .
24 (Witnesses sworn )
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1 CHAIRMAN LINDBLOM : Thank you . The
2 first item is PC 2005-43 , Dan Laniosz and
3 Hinsbrook Bank Trust, petitioners , have filed an
4 application, da, da, da, da, da, to rezone from
5 Kendall County A-1 Ag to United City of Yorkville
6 B-3 Service Business District .
7 The real property consists of
8 approximately 3 . 13 acres at 10701 Route 71 ,
9 Kendall Township, Kendall County, Illinois .
10 This is requesting annexation
11 and rezoning . Okay . Is there someone speaking
12 for the petitioner? Dan, is that you?
13 MR . LANIOSZ : That ' s me .
14 CHAIRMAN LINDBLOM : You ' ve got the
15 floor .
16 MR . LANIOSZ : Okay .
17 WHEREUPON :
18 DAN LANIOSZ ,
19 having been first duly sworn, testified before
20 the Yorkville Plan Commission as follows :
21 CHAIRMAN LINDBLOM : Okay . Would you
22 like to tell us a little bit about what it is you
23 are asking for?
24 MR . LANIOSZ : Well , it ' s a zoning
Depo Court Reporting Service ( 630 ) 983-0030
46
1 change to B-3 and it ' s for a garden center . I
2 have owned the property for about 12 years and
3 made improvements on it , and I would like to put
4 the garden center in .
5 My kids are a bit older , I ' ve
6 got some cheap labor you might want to call it , I
7 don ' t know, my kids , but that ' s all I ' m looking
8 for .
9 But on that B-3 , I need some
10 outdoor storage because it is a garden center .
11 It ' s going to put some plants and some stone
12 outside and, you know, a couple of trucks .
13 That ' s about all I ' m asking for .
14 CHAIRMAN LINDBLOM : Okay . Is
15 everybody familiar with where this is located?
16 MR . CROUCH : I was going to ask that
17 question . Is this where the garden center is or
18 where the --
19 CHAIRMAN LINDBLOM : It ' s across from
20 Harris Forest Preserve , correct?
21 MR . CROUCH : That wasn ' t where I was
22 thinking of, so I am glad I asked .
23 CHAIRMAN LINDBLOM : Correct?
24 Harris .
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1 MR . LANIOSZ : It ' s actually between
2 the Harris Forest Preserve and the fairgrounds .
3 It ' s where D & H Ag is currently .
4 MR . CROUCH : So you are on the south
5 side .
6 MR. LANIOSZ : North side . North
7 side .
8 MR . CROUCH : North side . You are on
9 the opposite side .
10 MR . LANIOSZ : Yes . It looks like an
11 old western town kind of like .
12 MR. KRAUPPNER : Okay .
13 MR. CROUCH : For future reference ,
14 that was one of the things I found hard to figure
15 out from the diagrams , where it was . Okay .
16 Thank you .
17 CHAIRMAN LINDBLOM : Some day I ' ll
18 give you a lesson in reading fire maps . That ' s
19 what it is . Okay .
20 MR. CROUCH : If I had known that was
21 going to come , we should have had that ten years
22 ago .
23 CHAIRMAN LINDBLOM : Okay . Any
24 questions for Mr . Blankenship? We ' ll come back
Depo Court Reporting Service ( 630 ) 983-0030
48
1 and discuss this then after we have the rest of
2 the public hearings . Okay . Thank you .
3 MR. LANIOSZ : Nobody wants to argue?
4 MS . LUCIETTO : Not yet .
5 MR. LANIOSZ : Not yet?
6 MR. CROUCH : Don ' t encourage us .
7 CHAIRMAN LINDBLOM : Okay . The next
8 item then is PC 2005-18 , Del Webb . I ' m not going
9 to read this whole thing .
10 This is basically -- it ' s the
11 PUD portion of their request . And with that ,
12 Matt , are you -- No .
13 WHEREUPON :
14 CHARLES L . BYRUM,
15 having been first duly sworn, testified before
16 the Yorkville Plan Commission as follows :
17 MR . BYRUM : Hi , Mr . Chairman . I ' ll
18 be brief . We are back . And I do have the green
19 cards and the notice, and I don ' t know who I
20 should give that to .
21 MR . WYETH : I ' ll take those . I will
22 present it to our City Clerk .
23 MR . BYRUM : Your assessment of this
24 is correct . We ' ve been here before on public
Depo Court Reporting Service ( 630 ) 983-0030
49
1 hearings .
2 Just to refresh your memories
3 on this , you have approved annexation -- or
4 recommended annexation of this property and you
5 have recommended zoning of this property for R-2
6 as a portion, R-3 as a portion, and B-3 as a
7 portion .
8 The R-3 portion is going to be
9 developed under your Planned Development
10 Ordinance , and that is the focus of tonight ' s
11 hearing, the PUD for the age restricted Del Webb
12 community . So putting that in perspective , I
13 will turn it over to Matt . Thanks .
14 CHAIRMAN LINDBLOM : Okay .
15 WHEREUPON :
16 MATT CUDNEY,
17 having been first duly sworn , testified before
18 the Yorkville Plan Commission as follows :
19 MR . CUDNEY : We will be very
20 brief --
21 CHAIRMAN LINDBLOM: I ' ve heard that
22 from you before .
23 MR . CUDNEY : -- because we ' ve been
24 here before . Okay . I am going to try to be
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50
1 entertaining and then I ' m going to let Phil talk .
2 The only thing I ' m going to say
3 is , you know, we ' ve talked about this a little
4 bit , and to remind you again that this is unlike
5 anything that Yorkville has seen before , and
6 although it may not be what your personal
7 preference may be for where you may want to live ,
8 there are several people , some in the audience
9 who are afraid to stand up, but came up and told
10 me that they are interested in moving back to
11 Yorkville , they live in Sun City in Huntley right
12 now and they are interested in moving back to
13 Yorkville .
14 And there are a lot of people
15 out there that want something like this . It ' s
16 something that is not being served in Yorkville
17 today .
18 It ' s a very quality development
19 and, as I said before , it ' s something unlike
20 something you have seen before .
21 I hope some of you that were
22 not able to have gone out to take a look at one
23 of the communities have actually been able to
24 . make a trip out there to see it , to see how those
Depo Court Reporting Service ( 630 ) 983-0030
51
1 trade-offs work in terms of some of the
2 variations and exceptions we are looking for in
3 terms of the smaller lot sizes and reduced
4 setbacks .
5 And really that ' s all that I
6 have to say . I am going to let Phil talk a
7 little bit more about the specifics of the land
8 plan itself .
9 WHEREUPON :
10 PHIL STUEPFERT ,
11 having been first duly sworn , testified before
12 the Yorkville Plan Commission as follows :
13 MR . STUEPFERT : That was the
14 briefest presentation I ' ve ever seen Matt give .
15 I promise to be brief as well .
16 You have heard us talk a lot
17 about being a unique buyer and unique plan . You
18 know, it really is . It ' s a unique buyer and,
19 therefore , a lot of the site plan standards and
20 the reduced lot sizes and setbacks are designed
21 for that unique buyer .
22 We have -- SEC Planning is
23 doing about seven projects around the country for
24 Del Webb right now, and we have many of them
Depo Court Reporting Service ( 630 ) 983-0030
52
1 built , many of them in the process , and, you
2 know, they are all very successful . They are all
3 working very well based on the standards that we
4 have come up with .
5 It ' s a template that we use in
6 all of our projects , it works very well , the
7 buyers love it , fits the buyer well , and I think
8 it ' s good for the community, so we feel that it
9 fits in very well .
10 As Matt said, it is a new
11 concept for Yorkville , and I understand the
12 12 , 000 square foot minimum is put in place in
13 many of the communities , and this is different .
14 You ' ll hear us say that a lot ,
15 but it ' s different , it ' s a unique buyer , and
16 that ' s why we are requesting the variances that
17 we are .
18 Before I get into some of the
19 variances , you know, there are many things that
20 we ' re very in concert with Yorkville .
21 The Comprehensive Plan, for
22 example , calls for commercial down there in the
23 southeast corner and then transitional and
24 suburban as you go to the northwest, and we are
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53
1 following that very closely .
2 And we are about 3 . 17 units per
3 acre overall , which I believe , Mike , you made a
4 comment and Staff comments , that ' s very
5 consistent with the Comprehensive Plan .
6 Our concept of the surrounding
7 zoning , this exhibit here , of course , you ' ve
8 got -- you are familiar with Bristol Bay, the
9 Centex project, to the east and the western
10 project to the south, and as it extends , the B-2
11 zoning along 47 of course , B-2 zoning, western
12 project down here , of course we are proposing B-3
13 zoning down there as well , so it ' s fairly
14 consistent with the plan .
15 And then we have transitioned
16 out into some of the Del Webb portion here , it ' s
17 a little bit higher density, but , again, that
18 fits with the Comprehensive Plan, and then out in
19 here is the R-2 , traditional 12 , 000 square foot
20 lots , so, again, we feel that it flows very well
21 from a zoning standpoint and from the
22 Comprehensive Plan standpoint .
23 I ' m not going to go into the
24 site plan; we have talked about it before . I
Depo Court Reporting Service ( 630 ) 983- 0030
54
1 don ' t want you to bore you with all the details
2 of that , but we feel it ' s a very well designed
3 community, it has a great presence .
4 One of the things I think
5 that ' s going to be kind of neat is as you come
6 into Yorkville from the north, there ' s going to
7 be this Del Webb community off to your right-hand
8 side and it ' s going to have a great presence ,
9 much like driving along 47 along Huntley .
10 It just has a great presence
11 and great buffers and landscaping and everything
12 like that . It ' s just a great gateway to come
13 into Yorkville , so we feel that ' s neat . Again, I
14 am not going to go through the specifics of the
15 site plan .
16 The last thing I am going to
17 talk about is some of the variances , and I ' m not
18 going to go through each one specifically, but I
19 am going to talk generally about them and then
20 obviously you will have some questions , and we
21 have our team here to hopefully answer some of
22 those questions , but let ' s talk about the lot
23 size and setbacks , first of all .
24 The buyer doesn ' t want a large
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55
1 yard . You ' ve heard us mention that before . They
2 really don ' t . They don ' t need it . They ' re
3 not -- they don ' t want to put in a large yard .
4 That ' s why we are asking for the small lot size .
5 They are more interested in the
6 community, the life-style of the community,
7 versus how big their lot is . So, again, we are
8 meeting the buyer ' s needs at once .
9 One of the most important
10 things I think in terms of the side yard
11 setbacks , I know there ' s been some concerns in
12 that, the ten-foot building separation, five-foot
13 side yard setback .
14 These are ranch homes , and I
15 think that ' s probably one of the most important
16 things to understand . These are not two-story
17 homes throughout the whole development .
18 If you had two-story homes ,
19 only a ten-foot building separation, it would be
20 very tight and appear very tight , but these are
21 all ranch-style homes , and if you ' ve been through
22 the Huntley area or the Del Webb projects , when
23 you drive through, it doesn ' t feel like a dense
24 community . There are so many amenities and open
Depo Court Reporting Service ( 630 ) 983-0030
56
1 . space and landscaping that is done , it doesn ' t
2 feel dense .
3 Lastly, the right-of-way
4 widths . We are asking for some decreased
5 right-of-way widths , from 66, which is the
6 standard, down to a 60 .
7 That ' s obviously very minor ,
8 and I don ' t think to this point Staff has had too
9 much of a problem with that .
10 In the duplex area we are
11 asking for a 46-foot right-of-way, and that is a
12 very -- it ' s tight , and we understand that , but
13 it ' s a template that we use around the country
14 and it works well .
15 The things that -- or issues or
16 problems that come up a lot of times are with the
17 utilities , and I know John has mentioned some of
18 those things and has some concerns about that ,
19 and, you know, we ' ve run into that a lot .
20 It ' s nothing that can ' t be
21 worked out , though, and that ' s I think the most
22 important thing to understand, is that we ' ve been
23 working with Staff and we feel that it ' s going
24 very well .
Depo Court Reporting Service ( 630 ) 983-0030
57
1 We ' ve made a lot of adjustments
2 to the plan already and already made changes .
3 There is a few more things that we have on the
4 table , we ' re asking for variances , and we hope
5 that you are in favor of those because they do
6 work and can be worked out with Staff .
7 That ' s all I have . As I said,
8 our whole team is here to answer any questions
9 that you may have .
10 CHAIRMAN LINDBLOM : Okay . Thank
11 you . Is there anybody in the audience that has
12 questions or comments for the Plan Commission at
13 this time ?
14 (No Response )
15 CHAIRMAN LINDBLOM : Okay . Hearing
16 none then, I would entertain a motion then to
17 close the public hearing .
18 MS . LUCIETTO : So moved .
19 MR . SCHILLINGER : Second .
20 CHAIRMAN LINDBLOM : Moved and
21 seconded to close the public hearing . Any
22 discussion on the motion?
23 (No Response)
24 CHAIRMAN LINDBLOM : Hearing none,
Depo Court Reporting Service ( 630 ) 983-0030
58
1 those in favor signify by saying aye .
2 (A Chorus of Ayes )
3 CHAIRMAN LINDBLOM : Opposed?
4 (No Response )
5 CHAIRMAN LINDBLOM : Motion passes .
6 (Which were all the
7 proceedings had in
8 the public hearing
9 portion of the
10 meeting . )
11 ---000---
12
13
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Depo Court Reporting Service ( 630 ) 983-0030
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1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter doing business in the State of
7 Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing public hearing;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said public hearing .
14 IN WITNESS WHEREOF I have hereunto set
15 myhnthis -
tr-2_ day of
7
16 / 1_�� ��L.d%�` , 2005 .
17
18
19 0 ?
�_.
20
,(Z,(16(
CHRISTINE M . VITOSH , C . S .
21 CSR License No . 084 -002883
22
23
24
•
Depo Court Reporting Service ( 630 ) 983-0030
Yorkville Plan Commission Multi-Page`` $275,000 - center
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Yorkville Plan Commission Multi-Page` Centex - facility
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10:22 11:24 14:22 41:7,9 31:13 32:5,12 34:19 40:16 counsel[1] 39:3 designated[1] 26:6 48:15 49:17 51:11 59:4
46:1,4,10,17 41:1,2 42:21 53:4 57:12 counsel's[1] 42:12 designed[3] 7:23 51:20 duplex[i] 56:10
Centex[1] 53:9 commercial[27] 16:6,7 counting[i] 25:5 54:2 during[2] 6:3 13:10
certain[1] 21:13 16:7 17:9,20 18:3 19:3,6 country[s] 18:21 22:8,8 desire[1] 27:18
certainly[2] 30:10 42:5 19:1124:20 21:12,15,20,24
2:16 23:1 51:23 56:13 destination-type[1] -E-
Certified
Certified[1] 59:5 33:5,8 35:11 36:20 38:17 Countryside[1] 33:7 31:2 E[a] 2:1,1,11,11
chairman[so] 2:2 3:3,10 39:24 42:17 52:22 County[6] 5:3,5,10 45:5 details[1] 54:1
3:13,16,18,22,24 4:3,5,17 45:9 59:2 developed[1] 49:9 east[2] 2:12 53:9
commercially[1] 25:2Easton[z] 24:9 25:7
4:22 5:1 10:4,7 11:16 14:7 Commission[20] 1:1 couple[1] 46:12 development[5] 38:18
15:1,5 16:18,24 17:2,21 4:7 5:16 6:3 10:13 15:10 course[5] 7:4 10:3 53:7 40:10 49:9 50:18 55:17 eight[1] 18:17
18:5 20:9,19,22 23:21,24 18:9 20:14 24:16 25:13 53:11,12 developments[1] 22:20 either[z] 6:2 8:4
24:2,13 27:21,23 28:21 28:15 32:9 34:23 37:24Elizabeth[1] 42:2
29:17 32:4 33:11,23,24 create[11 8:23 diagrams[1] 47:15
34:2,18 37:2,19 40:15,19 44:22 45:20 48:16 49:18 crime[2] 23:12,12 die[1] 41:11 email[1] 24:4
40:23 41:6 42:10,20,24 51:12 57:12
43:5,8,11,15,21,24 44:4,7 Commission's[1] 6:18 CROUCH[10] 2:7 3:8 difference[1] 39:13 employed[1] 38:14
43:3 46:16,21 47:4,8,13 different[6] 13:22 26:7 encourage[1] 48:6
44:10,12,16,18 45:1,14 common[1] 40:4 47:20 48:6 35:10 39:21 52:13,15 end[1] 41:10
45:21 46:14,19,23 47:17 communities[2] 50:23 CSR[1] 59:21
5:24
DIVA
47:23 48:7,17 49:14,21 52:13 [1] 2:10 engineer[1]
57:10,15,20,24 58:3,5 CUDNEY[3] 49:16,19 directional[1] 37:12 engineering[1] 14:15
[1] 39:4 directly community[1a] 18:24 49:23
challenge3
19:9,20 25:16 38:6 39:14 y[ ] 11:2 26:14 entertain[5] 3:4,19 10:8
change[3] 3:4 35:22 46:1 39:19 49:12 52:8 54:3,7 curbs[1] 22:12 35:1 43:17 57:16
changes[2] 35:15 57:2 55:6,6,24 current[3] 6:12,24 26:4 discuss[1] 48:1 entertaining[1] 50:1
character[2] 9:12 41:20 company's[1] 39:5 cut[1] 9:7 discussion[3] 3:11 44:5 entire[1] 10:3
Characteristic[1] 30:1 compatibility[1] 26:8 57:22 Eric[1] 38:3
CHARLES[2] 2:6 complaint[1] 42:3 -D- disposition[1] 27:19 ERIK[i] 37:22
48:14 comply[1] 37:15 D[1] 47:3 disputes[1] 8:13 especially[1] 38:23
cheap[1] 46:6 comprehensive[11] D-772005[1] 1:21 disrupt[1] 21:15 estate[1] 14:16
children[3] 9:21 12:7 19:23 21:3,5,8 22:16 26:1 da[s] 45:4,4,4,4,4 distressed[1] 19:4 evening[7] 8:15 15:11
24:24 26:5 52:21 53:5,18,22 daily[1] 12:15 distributed[1] 31:8 18:10 20:15 25:14 31:9
Chorus[s] 3:15 4:2 43:10 concept(3] 19:20 52:11 Dairy[1] 14:4 District[2] 5:7 45:6 38:1
44:9 58:2 53:6 damage[1] 30:16 districts[1] 14:22 everybody[2] 35:4
chose[1] 18:18 concern[1] 11:12 diverts[1] 38:23 46:15
Dan[9] 5:11,18 10:5
CHRISTINE[3] 1:8 concerns[s] 20:7 21:1 14:11 28:5 33:11 45:2,12 division[1] 31:23 evidence[1] 9:3
59:4,20 23:20 24:23 25:21 35:12 45:18 exactly[4] 16:23 20:24
55:11 56:18 doctorm 14:3 36:13,14
Circle[1] 22:21 DANIEL[1] 5:14 doesn't[9] 4:15 12:17
concert[1] 52:20 example[1] 52:22
circumstances[1] David[2] 24:9 25:7 13:1 21:15 22:12 23:5
12:11 conducive[1] 33:19 54:24 55:23 56:1 examples[1] 42:14
[2] 10:20 11:7 Dawn[2] 32:7,11
city[26] 1:2,10 2:15 5:2,4congestedda S[ 1] 38:7 dogs[1] 8:14 exceptions[1] 51:2
5:6 6:7,8,12 7:4,7,7 8:7 congestion[1] 12:18
9:15 11:18 12:10 13:23 consider[2] 25:23 44:20 deal[1] 36:18 domestic[1] 8:13 excuse[2] 16:19 40:1
exhibit[s] 9:1,3 16:20
15:22,23 19:23 32:2 34:12 Dean[1] 41:14 domino[1] 39:18
considerable[1] 27:12 31:11 53:7
39:23 45:5 48:22 50:11 decorative[3] 29:22,24 done[4] 19:13 26:23
Claashen[1] 4:23 consideration[2] 40:8 30:18 31:16 56:1 existing[3] 10:21 19:11
40:13 28:1
CLARENCE[1] 2:3 decrease[1] 25:1 door[1] 17:10
clarification[2] 16:19 consistent[2] 53:5,14 decreased[1] 56:4 down[14] 8:6,7 20:6 exists[1] 10:23
28:4 consists[2] 5:8 45:7 dedicate[1] 34:14 21:22 22:9 23:1 30:8 33:6 expand[1] 30:14
cleaner[1] 41:15 constructive[1] 41:1 dedicated[1] 7:4 41:18 42:1 52:22 53:12 expect[1] 32:20
Clerk[1] 48:22 contains[1] 59:12 53:13 56:6 expense[1] 27:12
defeat[1] 25:6 downward[1] 37:12
clinic[1] 14:17 contiguous[2] 6:8,11 experience[1] 38:15
continue[1] 39:19 defeated[1] 25:4 drainage[1] 8:23 explore[1] 34:10
close[8] 11:24 19:4 30:15 definitely[3] 35:3 36:16 drastic[1] 19:24
40:1 42:21 43:1 57:17,21 control[1] 13:17 express[2] 21:1 24:18
conversel 36:24 drawin 1 expressing[1] 20:7
closely[1] 53:1 y[1] 12:18 Del[7] 44:19 48:8 49:11 g 7.9
[ ]
closer[1] 18:23 Cornek[7] 23:23 24:1 51:24 53:16 54:7 55:22 Dreas[1] 28:17 extends[1] 53:10
25:11,14,15 27:22 33:24 drive[la] 8:6 10:16,21 extra[1] 12:17
co-exist[1] 41:15 deliveries[1] 29:13
code[1] 14:8 corner[12] 6:11 27:8 delivery[2] 17:16 26:20 18:3 120:17 2 :1:13 :12 extremely[1] 31:11
30:24 31:1,21,23 33:19 �' 1812 20:17 24:10 32:12
coffee[1] 14:14 33:20 36:12,20 39:16 demise[ii 41:10 38:4 55:23 eyesore[1] 39:8
combination[1] 9:7 52:23 demolished[2] 27:10 driveway[1] 13:1
coming[2] 12:8 19:3 correct[12] 4:19,21,24 32:21 driving[2] 31:5 54:9 -F-
commendable[1] 26:23 5:17 20:23 27:24 29:10 dense[2] 55:23 56:2 due[2] 6:23 24:15 face[2] 7:24 9:7
comment[3] 32:13 42:12
37:18 46:20,23 48:24 density[1] 53:17 duly[15] 5:15 10:12 15:9 facilities[1] 9:20
53:4 59:1] dentist[1] 14:3 18:8 20:13 25:12 28:14
comments[12] 4:8 10:8 cost[1] 4:15 depending[1] 12:24 facility[2] 8:7 41:15
pe g 32:8 34:22 37:23 45:19
Depo Court Reporting Index Page 2
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Pagee' facing - list
September 14, 2005
facing[1] 7:24 28:15 32:9 34:23 37:24 hard[1] 47:14 important[5] 31:12 labor[1] 46:6
fact[4] 6:23 9:18 39:6 45:20 48:16 49:18 51:12 Harris[3] 46:20,24 47:2 41:22 55:9,15 56:22 ladies[1] 15:17
42:12 foot[3] 7:12 52:12 53:19 hat[1] 39:10 improvements[t] 46:3 lady[i] 33:14
factor[1] 23:12 foregoing[2] 59:9,10 hear[1] 52:14 increase[2] 38:18,22 lady's[1] 30:15
failed[1] 42:15 Forest[2] 46:20 47:2 heard[s] 27:1 41:1 49:21 increased[1] 16:15 Lan p] 44:14
fairgrounds[1] 47:2 forth[2] 21:21 22:22 51:16 55:1 indicated[I] 16:20 land[s] 7:3 25:3 26:1,5
fairly[2] 22:2 53:13 forward[1] 28:10 hearing[22] 3:6,13,20 6:3 indicates[1] 28:1 26:13,14,18 51:7
falls[1] 35:18 found[1] 47:14 10:16 42:22,24 43:2,8,14 information[2] 14:8 landscape[1] 29:20
familiar[2] 46:15 53:8 four[2] 19:10 23:2 43:18 44:13,14,19 49:11 39:5 landscaped[2] 29:5,6
57:15,17,21,24 58:8 59:9 inside[2] 30:20 40:9[3] 5:5 18:24 frankly[1] 29:15 59:13 landscaping[7] 8:20
19:20 front[s] 7:10,24 11:5hearininstance[I] 13:7 30:18,20 39:9 41:21 54:11
far[1] 12:12 23:22 29:15 gs[3] 3:6 48:2 instead[i] 39:15 56:1
49:1
Farm[i] 1:9 full[1] 9:4 heartfelt[i] 41:3 insurance[i] 14:15 lane[3] 12:17,19,22
Farmstead[s] 10:20 fumes[I] 41:12 Heartland[21] 6:9 10:15 intended[1] 22:19 lanes[i] 12:12
11:3 12:18 27:9 32:24 future[I] 47:13 15:13 18:11,17,19 19:9 intense[2] 12:1 14:19 Laniosz[is] 44:15,15,17
fashions[1] 13:22 20:17 22:20,21 24:10 interested[3] 50:10,12 44:17,18 45:2,13,16,18
favor[7] 3:14 4:1 19:6 _G_ 25:16,16 27:5,8 30:23 55:5 45:24 47:1,6,10 48:3,5
43:9 44:8 57:5 58:1 32:11 35:8,9 38:4 41:24 interior[3] 30:23 32:24 large[4] 38:14,21 54:24
Game[i] 1:9 HEITZ[i] 2:12 55:3
fear m 20:5 33:3
February[�] 26:2 garden[4] 46:1,4,10,17 Hello[�] 10:14 introduction[i] 38:16 LASALLE[1] 59:2
feelings[z] 6:18 39:8 gateway[1] 54:12 help[i] 19:18 last[3] 41:2 42:11 54:16
g invariably[i] 38:24
feet[13] 6:12 15:15,17,19 generally p] 9:5 26:13 hereunto[1] 59:14 involved[1] 6:19 Lastly[i] 56:3
54:19
18:14 23:8,8 28:8,9,18,20 Hi[3] 20:15 32:10 48:17 issue[1] 37:6 Laughter[i] 20:21
28:22 29:4 generation p] 12:15 h[i] 33:20laundry[i] 14:1
fellow p] 39:7 gentleman[1] 31:14 g issues[2]45:2 35:168 56:15 law[2] 5:19 38:21
higher[i] 53:17 item[z] 48:8
fence[5] 8:9 27:3 29:3 gentleman's[1] 41:2 Hinsbrook[1] 45:3itselfleast[2] 27:24 38:13
29:21 36:14 gentlemen p] 15:17 [1] 51:8 leave[i] 34:15
43:4
fences[1] 39:9 GIPE[1] 2:10 nOLDIMAN[2] 2:3
43:4 _J_ leaves[I] 19:4
fencing[2] 8:4 30:18 gist[1] 24:8 home[2] 12:8 38:11 left[4] 7:9 12:19,21 35:1
few[3] 10:17 14:9 57:3 giving p] 38:2 homeowners[3] 25:18 J[1] 5:14 lending[1] 35:18
field[1] 30:14 glad[2] 39:4 46:22 25:19 32:14 January[1] 15:23 lenses[1] 37:13
fieldstone[1] 9:7 goes[3] 21:18 22:24 homeowners' [5] 25:17 job[2] 25:5 26:23 Leonard[1] 28:17
Fifth[I] 2:12 26:10 27:5,11 31:14 39:7 Joel[2] 34:21,24 less[2] 6:22 29:21
figure[1] 47:14 gone[3] 31:18 34:6 50:22 homes[io] 19:12 20:4 John[2] 2:14 56:17 lesson[1] 47:18
filed[4] 5:1 6:16 13:21 good[13] 15:11 18:10 22:1,2,3,11 55:14,17,18 Juodis[7] 10:11,14,15
45:3
20:15 25:14 31:23 33:16 55:21 12:21 13:3,9 15:3 letter[i] 21:7
fine[3] 19:19 41:4 42:2 33:21 36:18 38:1 40:8 Homestead[2] 25:15 JUSTIN[1] 2:14 License[1] 59:21
42:13,14 52:8 38:4 licensed p] 5:18
fire[1] 47:18 government[1] 14:15 homey[2] 21:17 22:13 _K_ life-style[1] 55:6
firm[1] 38:15 grass[1] 29:2 hooking[1] 7:6 light[i] 37:17
first
:16z15:9 18 8 20:1 0 12
great[6] 18:22 54:3,8,10 hope[3] 9:19 50:21 57:4 keep[3] 21:13,16 31:17 lighting[3] 25:1 35:13
1225:12 26:16 28:14 32:8 54:11,12 hopefully[1] 54:21 keeping[z] 21:10,12 37:6
32:13 34:22 37:23 38:9 greater[i] 40:8 hour[2] 1:9 12:6 Kendall[6] 5:3,5,10 45:5 lights[3] 23:17 37:9,10
45:9,9
45:2,19 48:15 49:17 51:11 green[1] 48:18 hours[21 11:22 35:14 liked[i] 15:23
54:23 59:4 greenhouseshouse[6] 6:21 19:4,19 kids[5] 19:2 20:3 35:6
[1] 14:20 limits[2] 6:12 13:20
Fisher[i] 41:1446:5,7
group[1] 4:13 32:19,20,21 . LINDBLOM[77] 2:2
fit[ ] 9:11 16:4,13,14 18:3 ,kind[iz] 198,6 2,:1 3:3,10,13,16,18,22,244:3
guarantee[i] 13:15 houses[3] 19:14,16 41:16 21:16 22:718,18 18 32:1
31:12 40:7 4:5,17,22 5:1 10:4,7 11:16
guaranteed[1] 13:12 Huntley[3] 50:11 54:9 42:4 47:11 54:5 14:7 15:1,5 16:18,24 17:2
fits[4] 22:14 52:7,9 53:18 guess[1] 20:6 55:22 Kin p] 14:5
Fitzgerald[7] 20:12,15 g 17:21 18:5 20:9,19,22
g guys[ ] 22:15 hurt[a] 16:14,16 17:5,5 knew[2] 15:24 19:12 23:21,24 24:2,13 27:21
20:16,24 32:7,10,11 i
known[1] 47:20 27:23 28:21 29:17 32:4
five[21 7:12 11:9 33:11,23 34:2,18 37:2,19
-H- -I- Kramer[24] 4:20,24 5:11
five-foot[1] 55:12 5:14,17,18 10:6 11:14,17 40:15,19,23 42:10,20,24
flat[i] 37:13 H p] 47:3 idea[3] 19:2,21 36:9 43:5,8,11,15,21,24 44:4,7
12:23 13:5,19 27:2 28:10
half[I] 18:18 identified[1] 21:4 44:10,12,16,18 45:1,14
floor[1] 45:15 29:14,19 30:3 33:12 34:4 45:21 46:14,19,23 47:17
flow[1] 16:16 Illinois[12] 1:2,10 2:13
Hall[i] 8:8 35:14 37:4,18 40:21,24 47:23 48:7 49:14,21 57:10
flows[1] 53:20 hand[4] 4:10,15 44:23 2:15 5:3,10,19,21 38:24
45:9 59:1,7 KRAUPPNER[z] 2:6 57:15,20,24 58:3,5
59:15 47:12
focus[1] 49:10 Immaterial
handed[1] 24:6 23:1,8,9 28:23 37:14
[1] 24:13 line[8] 9:9 15:15 20:20
followin [1] 53:1
ghand 14:8 impact[1] 9:17 _L_
follows[141 5:16 10:13 Y[I] importance[i] 21:1 lined[1] 22:11
15:10 18:9 20:14 25:13 happy[1] 9:23 L[1] 48:14 list[2] 14:2,6
Depo Court Reporting Index Page 3
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page`m literally- presentation
September 14, 2005
literally[2] 14:1 41:8 mention[2] 42:16 55:1 22:3,3,10 Onishi's[1i 9:20 periods[1] 41:7
live[1oi 15:12 18:11 mentioned[1i 56:17 night[1] 8:12 Onishis[3] 6:20 7:13 9:6 permission[1i 34:13
20:16 25:15 32:11 35:1 MICHAEL[1] 2:7 Nobody[1] 48:3 onto[1] 38:24 permitted[2] 14:2 26:4
39:13,16 50:7,11 might[1] 46:6 nodes[1] 21:12 opacity[1] 29:21 personal[1] 50:6
lived[3] 18:16 39:20,22 Mike[3] 2:9 14:7 53:3 noise[1] 24:24 open[4] 14:12 21:11,14 persons[2] 38:19 39:1
living[2] 36:10 40:1 military[1] 39:21 none[5] 3:13 43:1,8 57:16 55:24 perspective[2] 39:5
local[1] 21:13 mind[1] 38:9 57:24 operating[1i 39:1 49:12
located[ai 26:14 34:8 minimum m 52:12 normally[1] 14:22 opinion[i] 40:3 petition[1] 6:17
34:16 46:15 minor[1] 56:7 north[4] 47:6,6,8 54:6 opportunity[1] 38:2 petitioner[2] 5:12 45:12
location[3] 31:2 33:16 northwest[1i 52:24 opposed[si 3:16 4:3 petitioners[3] 5:21,23
33:22 Monica[li 4:23 PP
locations[1] 33:5 months[2] 13:16 38:10 notation[i] 34:6 33:15 35:3 36:16,24 44:10 45:3
58:3
look[HI 7:19 8:17,19 morning[z] 12:6 31:9 notch[l] 34:14 Phil[3] 50:1 51:6,10
opposite m 47:9
12:16 21:8 22:6,9,19 most[5] 17:11 41:13 55:9 notes[11 59:11 PP photometric[2] 37:8,14
31:19 36:13 50:22 55:15 56:21 nothing[1] 56:20 opposition[1] 24:19 pie[1] 20:18
option[I] 8:22 [4] 20:18 26:18
looked[2] 21:7 22:6 mother[1i 19:1 notice[1] 48:19 piece
looking[6] 23:7 29:14 motion[12] 3:4,11,18,20 noticed[ll8:5 options[1] 13:2 35:19 36:19
36:23 39:17 46:7 51:2 4:5 43:1,6,11,17 57:16,22 now[ta] 12:22 15:4,21 order[3] 20:23,24 43:16 pig[li 39:11
looks[1] 47:10 58:5 16:2,23 18:1 30:13 35:18 ordinance[a] 13:20 14:2 pine[2] 19:17 30:15
lots[a] 22:3 23:2 31:22 move[6] 3:5 13:15 17:8 36:8 40:10,22 44:13 50:12 31:24 49:10 place[1] 52:12
53:20 17:12 20:1 33:14 51:24 ordinances[1] 32:2 places[3] 39:21,22,23
love[1] 52:7 moved[15] 3:8,10,21,22 number[3] 25:24 26:22 originally[1i 22:19 plan[42] 1:1 5:16 6:5,18
low[1] 9:16 15:22 18:17 32:19 38:6 40:9 outdoor[1i 46:10 6:20 10:13 11:19 15:10
LUCIETTO[5] 2:5 43:3,5,19,20 44:1 57:18 numbered[ll 9:2 outside[3] 9:5 30:20 15:15 18:9 19:10,12,23
57:20 numbers[1] 38:21 46:12 20:14 21:3,5,8 22:16
3:21 43:19 48:4 57:18 movements[2] 11:21 24:16 25:13 26:5 28:15
Lynn[2] 24:9 25:7 12:13 nurseries[1] 14:20 over-used[1] 24:22 32:9 34:23 37:8,24 45:20
moving[2] 50:10,12 overall[1] 53:3 48:16 49:18 51:8,12,17
-M- Ms[201 2:4,5,10 3:9,21,23 -0- own[1i 6:24 51:19 52:21 53:5,14,18
7:14 9:20 10:14 12:21 0[3] 26:19 27:19 32:15 owned[1i 46:2 53:22,24 54:15 57:2,12
M[3] 1:8 59:4,20planned[zi 19:21 49:9
maintained[1] 30:6 13:3,9 15:3 18:10 32:10 o'clock[2] 8:12 23:14 owner's[1i 40:6 P
43:19,20,23 48:4 57:18 owners[3] 6:24 8:10,19 planning[2] 33:1 51:22
major[1i 16:9 oath[2] 4:9 59:5
municipal[ii 7:8 Plano[1i 33:15
makes[3] 31:20 33:21 objection[1] 17:22
42:13 municipality[l] 30:12 objectors[l] 41:13 -P- plans[2] 9:2 35:22
mall[1] 24:21 _ obviously[5] 28:11 P[3] 2:1,11,11 plantings[3] 27:1,3,18
map[1] 26:5 -N 29:12 35:11 54:20 56:7 p m[1i 1:9 plants[1i 46:11
maps[1i 47:18 N[2] 2:1,11 off[7] 13:6 21:22 23:8,8 paraphrase[1i 24:7 Pledge[1] 3:1
Marker[2] 26:23 31:15 name[81 10:14 15:12 36:11 38:23 54:7 parcel[3] 6:6,21 7:23 Plenty[1] 33:5
Marmo[3] 34:21,24,24 18:10 20:16 25:14 32:10 offer[1] 9:3 parking[11] 8:13 27:16 Plus[ 2i 23:11 28:9
34:24 38:3 office[38] 6:9,17 7:12 8:7 28:6,19 29:7,9,15 33:2,3 point[5] 16:21 26:16 27:7
masonry[1] 31:18 Naperville[1] 2:13 9:10,12 10:17,21 11:8,10 36:10,12 34:16 56:8
Matt[s] 48:12 49:13,16 nature[2i 26:6 31:5 13:13,24 14:1,10,12,13 pointed[li 41:23
51:14 52:10 14:13,15,15,16,16,17 Parkway[1i 33:7
matter[4i 1:7 23:5 29:15 nearby[li 26:11 15:19 16:3,11 17:15 23:6 P�[ai 21:2 22:15,23 pointer[li 16:23
40:13 neat[2] 54:5,13 26:3,19 27:19 29:8 31:15 40:10 pop[li 30:8
mature[1] 22:10 necessarily[1i 37:11 32:21 33:18,19,21 41:24 particular[6] 6:5,19 porch[1i 37:16
may[111 11:8 12:15,19 need[4] 12:16 33:8 46:9 42:1 7:23 26:18,24 27:13 portion[7] 48:11 49:6,6
13:9 24:1 35:20 38:5 50:6 55:2 office-type[1i 17:18 passes[2] 3:18 58:5 49:7,8 53:16 58:9
50:7,7 57:9 needs[1] 55:8 offices[101 7:20 11:10 past[1i 23:14 pose[ll 33:10
mayor[3] 24:5 25:5,6 neighbor[2] 8:11,15 15:14,20,24 17:22 23:4 paved[1] 29:2 potential[3] 10:23 11:1
31:3 32:15,17 17:16
McHugh[u] 5:9 6:10 neighborhood[in 6:19 pavement[1i 29:12
20:2 21:23 22:6 24:22 9:16,17 17:8,13 18:20 old[2] 6:10 47:11 Payne[2] 4:20,22 potentially[1] 35:22
27:9 33:9 36:4 38:24 42:4 20:1,3 22:4 30:21 33:22 older[3] 19:18 22:10 46:5 PC[a] 3:5 4:18 45:2 48:8 Practice m 5:19 7:15,15
mean[1s] 13:2 21:24 22:4 neighbors[1] 30:10 once[5] 20:5 22:24 35:24 peak[3i 11:22 12:6 31:8 9:20 12: 3 13:16 33:17
22: 5,7,9,13 23:2,6,12,16 never[3] 19:21,22 42:2 40:19 55:8 prefer[1i 13:24
33:12 34:12 35:17,21 36:1 new[si 3:7 36:9 37:5 one[24] 7:1,10 8:12 11:18 Pending[l] 7:17 reference m 50:7
36:13,22 18:13 22:24 24:5 25:24 people[1�i 4:6 9:19 10:9 P
39:17 52:10 12:4,6 16:11 17:7,12 prefers[1i 13:23
medical[1] 14:17 30:6,23 32:23 34:4 37:4,5
newest[1i 38:5 39:15 42:5,11,15 47:14 23:14,15,16 31:4 39:13 prepare[1] 11:20
meeting[�i 1:1,6 8:5 next 9 8:9 17:10 18:12 40:9 41:8 50:8,14
24:14 43:16 55:8 58:10 [ i 50:22 54:4,18 55:9,15 presence[4] 22:24 54:3
18:13 20:17 36:10 41:12 m6:6 per[li 53:2 54:8,10
member[1i 38:5 42:1 48:7 one-acre perfect[3i 8:11 31:20 present[li 48:22
members[1] 6:2 nice[l li 8:6,15 15:23 one-story[1] 9:10 P
Onishi[4] 4:18,20,22 36:4 presentation[2] 13:11
memories[1] 49:2 18:19,23 19:2 20:2 21:17 7:14 period[1] 17:20 51:14
Depo Court Reporting Index Page 4
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page`` presently- standards
September 14, 2005
presently[1] 15:14 quiet[2] 8:15 42:6 8:10,18 9:11 16:5,6 17:13 sales[2] 14:20,21 47:9 54:8 55:10,13
Preserve[z1 46:20 47:2 18:1,2,19 20:3 21:4,20 SANDRA[1] 2:4 sides[1] 30:19
prevent[2] 23:15 30:5 -R- 22:24 23:11 24:20 26:8 Sandwich[1] 33:15 sidewalk[1] 36:7
26:12,13 31:12,19 32:18
print[2] 27:24 28:5 R[2] 2:1,11 35:10 36:19 38:18 40:1 sanitary[1] 30:12 sidewalks[31 9:18 20:3
probability[1] 39:2 R-2[2] 49:5 53:19 42:6,17 says[5] 21:20 24:14 26:2 36:5
probable[11 25:1 R-3[3] 5:5 49:6,8 residents[2] 21:13 24:24 27:8 59:5 Sign[7] 27:8,10,20 28:1
problem[2] 17:15 56:9 raise[3] 4:9,14 44:22 respect[1] 40:5 schedule[11 12:3 34:1,8,15
problems[41 8:23 30:9 raised[1] 37:5 respond[1] 28:18 Scheffrahn[7] 6:1 28:13 signify[5] 3:14 4:1 43:9
30:9 56:16ranch[11 55:14 response[14] 3:12,17 4:4 28:16,16,24 29:4,10 44:8 58:1
proceedings[41 1:6 58:7 ranch-style[1] 55:21 24:12 27:14 40:18,20 SCHILLINGER[101 signs[11 27:12
59:9,13 42:23 43:7 44:6,11 57:14 2:8 17:14 29:1,6,11,16 silk[1] 39:10
process[1] 52:1 read[31 14:14 24:2 48:9 57:23 58:4 30:1 37:16 44:2 57:19 simply[11 31:5
professional[61 7:20 reading[1] 47:18 rest[11 48:1 SCHOPPE[21 2:9 14:11 single[2] 5:5 19:1
11:9,10 13:13 14:16 31:2 real[3] 5:8 14:16 45:7 restaurant[z1 11:4 39:15 Schroeder[8] 15:8,11 single-family[2] 22:1
profile[1] 31:13 realize[11 27:15 restricted[11 49:11 15:12 16:22 17:1,4,19,24 22:2
project[41 5:24 53:9,10 really[7] 13:14,19 27:4 retail[7] 7:21 14:21,23 SEC[11 51:22 sit[1] 12:5
53:12 41:22 51:5,18 55:2 23:6 26:3 33:20 39:18 second[6] 3:9,23 32:23 site[10] 7:9 8:21 9:2 10:3
projects[3] 51:23 52:6 reason[3] 30:4 34:5 40:2 review[11 10:3 43:4,22 57:19 11:19 21:8 37:8 51:19
55:22 recap[11 10:16 rezone[5] 24:19 26:20 seconded[5] 3:11,24 53:24 54:15
promise[1] 51:15 Recess[11 43:13 27:18,19 45:4 43:6 44:1 57:21 sits[1] 30:13
pronouncing[11 4:19 recognize[2] 4:13 24:3 rezoned[6] 17:20 21:4 Secondly[11 6:15 situations[1] 41:3
proper[11 31:24 recommendation[1] 23:10 32:15,16 35:18 seconds[1] 44:3 Six[5] 11:9 12:4 13:16
properties[1] 21:12 10:1 rezoning[41 5:4 19:7 secret[1] 36:1 38:10 41:6
property[34] 5:8 6:12 recommended[3] 26:13 25:23 45:11 security[11 37:10 size[3] 8:21 54:23 55:4
6:16 13:6,7 15:14,19 49:4,5 rhetorical[i1 33:13 see[22] 7:11,18,20 8:22 sizes[2] 51:3,20
16:20,22 17:5,9 18:3 23:8 reconsidering[11 24:17 Rich[2] 25:11,15 8:24 9:6 13:24 14:23 slope[1] 30:6
23:9 24:19 25:2 26:21,24 record[5] 5:18 24:7 25:8 Richard[9] 6:1 15:8,12 16:12 17:8,19 21:22 22:10 small[41 22:2 24:24 35:6
28:22 30:11,16 35:2,19 36:15,24 18:12 19:5 26:22 28:11 22:10,11 33:17,19 36:7 55:4
36:19 37:14 38:11,15,19 28:13,16 40:7 42:1 50:24,24
40:6,6 45:7 46:2 49:4,5 redo[11 27:12 smaller[2] 13:4 51:3
reduced[2] 51:3,20 Richard's[1] 7:22 Seem[11 16:4 someone[1] 45:11
proposal[3] 25:4,6 38:9 reference[11 47:13 ride[11 20:4 sell[1] 40:6 sometimes[2] 13:23,24
propose[1] 8:16 sense[a1 8:11 31:21
[a1 i 0:17 18:14 referring[11 25:24 right[25] 4:10,15 7:15 33:21 40:4 somewhere[11 7:11
proposed refresh 1 11:4 12:23 15:13 16:20
18:14 24:21 [ 1 49:2 sent[z1 24:5 25:7 16:23 17:10 18:12,13 Somonauk[1] 33:15
proposing[3] 21:24 29:1 regard[11 41:2 20:17 22:1 23:1,2 27:8 separated[1] 40:3 soon[1] 21:6
53:12 regulations[11 23:19 29:16,17 35:2 40:6 42:1 separation[2] 55:12,19 sorry[1] 44:16
provide[2] 8:2 31:24 reiterate[11 25:18 42:18 44:22 50:11 51:24 September[11 1:8 sort[2] 14:5 29:23
provides[1] 10:24 relation[1] 24:11 right-hand[1] 54:7 septic[11 30:14 sorts[1] 19:14
proximity[11 38:17 remain[3] 13:13 18:2 right-of-way[5] 34:8 served[2] 30:12 50:16 south[41 5:20 22:6 47:4
public[zo1 3:5,6,20 6:3 31:1 34:17 56:3,5,1153:10
P service[3] 5:6 14:20 45:6
7:3 26:11 42:21 43:2,13 remember[2] 41:5,12 road[12] 1:10 6:10 20:2 southeast[1] 52:23
43:17 44:13,13,19 48:2 remind[1] 50:4 22:7,8,11 24:23 33:9 36:3 set[11 59:14 space[31 6:22 21:14 56:1
48:24 57:17,21 58:8 59:9 36:6,8 42:5 setback[6] 28:7,7,19,20
59:13 remotely[11 11:24 roadway[31 7:1 38:23 29:2 55:13 spaces[3] 7:16 21:11
PUD,[2] 48:11 49:11 removed[11 28:2 42:16 setbacks[5] 36:5 51:4 27:16
pull[11 39:14 removing[11 6:20 Robbin[2] 18:7,11 51:20 54:23 55:11 speak[2] 4:13 32:14
pumps[1] 14:21 rental[11 7:16 Robin[2] 20:17 21:2 sets[1] 36:11 speaking[3] 5:11 20:22
urchased[11 38:11 REPORT 1
[11 1:6 roof[11 9:9 setting[11 17:18
P reported[11 59:8 roofline[11 31:19 seven[s1 8:12 12:4 23:14 specific[1] 14:6
pushed[2] 27:16,17 specifically 1
ut[1o1 11:4 12:16 17:9 Reporter[11 59:6 room[11 12:5 41:6 51:23 p y[ 1 54:18
P specifics[2] 51:7 54:14
27:12 30:14 39:9 46:3,11 represent[2] 5:21 25:16 roots[11 30:16 several[1] 50:8 read[31 20:5 35:24
52:12 55:3 republic[1] 41:11 Route[9] 8:6 11:5 16:8,9 sewer[11 7:7 spread
share[21 31:13 39:7 36:2
putting[2] 39:10 49:12 request[1] 48:11 33:6,6 42:14,14 45:8 square[3] 7:12 52:12
requesting[3] 5:3 45:10 Routes[11 25:3 shopping[11 14:22 q:19
-Q52:16 shops[2] 14:14,14
row[11 23:2
SS[1] 59:1
quality[21 26:9 50:18 require[11 37:10 run[11 56:19 shorthand[31 59:6,8,11 Staff[5] 10:3 53:4 56:8
quarter[11 35:2 required[11 37:8 show[41 11:20 12:11,20 56:23 57:6
Queen[1] 14:4 requirements[1] 24:15 -s- 39:6 stand[7] 4:8,9,14 19:17
questions[15] 4:8 6:1 reside[11 10:15 S[2] 2:1,11 shown[11 6:23 25:19 44:22 50:9
9:23 10:8,18 20:7 23:20 resident[3] 38:3,12 shows[11 7:11 standard[1] 56:6 shrouded[1] 37:12
39:17 safe[z1 18:23 19:2
34:19 40:17 43:6 47:24 safety[1] 24:23 standards[2] 51:19 52:3
54:20,22 57:8,12 residential[29] 5:5 8:3 side[9] 36:12 47:5,6,7,8
Depo Court Reporting Index Page 5
Naperville, Illinois (630) 983-0030
Yorkville Plan Commission Multi-Page`M standpoint- zoning
September 14, 2005
standpoint[2] 53:21,22 26:8 29:19 33:21 51:1,3 trucks[3] 17:16 26:21 visible[1] 8:14
starts[2] 20:5 36:1 55:10 46:12 VITOSH[3] 1:8 59:4,20 -Z-
state[3] 5:19 59:1,6 testified[14] 5:15 10:12 true[1] 59:10
statistical[1] 39:6 15:9 18:8 20:13 25:12 Trust[1] 45:3 -w- Zeiter-Dixon 1:23 [21 8:8
28:14 32:8 34:22 37:23
step[1] 28:10 45:19 48:15 49:17 51:11 try 1 1 49:24 waiting[1] 12:5 zoned[6] 14:12 25:3
still[1] 29:14 Thank[24] 4:17 10:4,6 trying[1] 22:15 walk[1] 9:19 26:19 29:8 32:17 35:19
stockade[2] 8:9 29:22 15:1,4,5 17:2 18:4,5 20:8 turn[5] 12:17,19,21 36:20 zoning[181 6:16,17 10:1
20:9 23:21 27:22 29:18 wants(21 16:3 48:3
stone[2] 31:18 46:11 49:13 13:20 14:8,19,24 17:15
32:3 33:10 37:2 40:13,15 turned[1] 7:10 water[s1 7:7 8:23 30:8,9 17:15 21:19 26:16 45:24
storage[I] 46:10 30:12 49:5 53:7,11,11,13,21
42:9 45:1 47:16 48:2 turning[11 12:12
stores[1] 14:23 57:10 Wayne[1] 4:18
storm[1] 30:13 Thanks[41 32:4 37:1 two[5] 13:21 19:1 26:22 web
32:12 35:6 111 21:7
story[21 34:9 35:10 42:19 49:13 Webb[7] 44:19 48:8
two-story[2] 55:16,18 49:11 51:24 53:16 54:7
street[21] 5:20 6:9 7:1 therefore[11 51:19
9
8:1,7 9:13 11:2 13:8 15:20 The 've 111 19:13 type[61 13:20 3 55:22
They
16:1 21:22 30:22 31:16 17:20 31:19 33:17 38:17 Welcome[1] 40:16
32:24 33:1,3,18 34:14 thinking[1] 46:22 types[1] 14:17
35:13 42:2,7 third[2] 27:7 43:23 typically[1] 17:17 west[11 3well-kept[1] 35::1
streets[3] 7:2,3 30:23 thoroughfare11 36:1
[1] 16:10
strictly[1] 7:19 thoroughly[11 34:7 -U- western[3] 47:11 53:9
three[7] 6:5 10:23 19:10 53:11
strip[11 24:21ugly[1] 29:23 whatsoever[2] 32:2,17
strong 17:22 20:19 30:6 31:22 41:8
g[11 ultimate[1] 7:17 WHEREOF[1] 59:14
structure[11 9:6 through[11] 10:2 11:18
14:9 34:7 35:18 37:7 41:7 unable[1] 24:14 whichever[1] 6:18
study[s] 11:20 12:10,20 54:14,18 55:21,23 under[2] 12:11 49:9 whole[3] 48:9 55:17 57:8
37:9,15 throughout[2] 31:8 understand[5] 19:22 widths[2] 56:4,5
STUEPFERT[2] 51:10 55:17 52:11 55:16 56:12,22 willing[2] 8:4 39:16
51:13 tight[3] 55:20,20 56:12 understood[11 16:1
gwish[1] 4:7
subdivision[3] 35:8
38:4,13 times[3] 11:19 31:9 unique[5] 51:17,17,18 wishing[1] 44:21
56:16 51:21 52:15 within[3] 13:16,16 26:4
submit(11 37:14 today[2] 30:13 50:17 United[8] 1:2 2:14 5:2,4
substantial[1] 22:3Todd[2] 20:12,16 5:6 6:7 7:4 45:5 WITNESS[11 59:14
suburban[1] 52:24 units[2] 11:1 53:2 Witnesses[2] 4:16
Tom[2] 2:2 41:544:24
successful[11 52:2 tone[11 31:17 unlike[21 50:4,19
such[3] 17:17 26:6 39:23 wood[11 29:22
tonight[41 5:24 6:14 8:5 up[221 4:14 9:11 10:24 words[2] 12:14 13:6
sudden[1] 16:3 24:15 13:10 17:9 20:20 21:23
Suite[1] 2:12 tonight's[1] 49:10 30:8 32:22 33:6 35:11 worked[2] 56:21 57:6
SUM[11 40:21 36:2 38:20 39:2,19 40:22 works[21 52:6 56:14
too[7] 19:19,24 20:23 41:17 42:18 50:9,9 52:4 worried[1] 11:11
Sun[1] 50:11 26:17 36:21 39:23 56:8 56:16
surrounding[3] 7:3 took[1] 21:8 update[1] 26:1 worries[11 35:23
8:18 53:6 total[1] 28:22upset[1
wrong[1] 41:14
1 22:18
survey[2] 6:23 34:7 totally[1] 30:11 usable[1] 6:22 WYETH[3] 2:12,14
48:21
surveyor[1] 14:3 tougher[1] 34:5 used[1] 18:21
sworn[19] 4:12,16 5:15 towards[2] 8:1 19:15 uses[141 8:3 13:21 14:2,6 -Y-
10:12 15:9 18:8 20:13 town[2] 18:22 47:11 14:9,13,17 26:3,7,8,12,13
25:12 28:11,14 32:8 34:22 26:15 42:4 yard[6] 19:18 36:12 55:1
w
37:23 44:24 45:19 48:15 tonhomes[1] 21:21 55:3,10,13
49:17 51:11 59:5 township[4] 5:10 6:13 utilities[3] 7:8 30:12
7:1 45:9 56:17 year[4] 13:16 18:18 26:2
trade-offs[11 51:1 41:12
-T- _ years[5] 18:17 19:10
T[1] 2:1
traditional[11 53:19 -V 41:6 46:2 47:21
table[11 57:4 traffic[11] 10:19 11:7,11 values[2] 17:6 25:2 yet[2] 48:4,5
11:20 12:10,19 16:15 22:5 variances[s1 32:2 52:16 Yorkville[ao1 1:2,10
tailor[1] 19:15 24:22 35:5 38:22 52:19 54:17 57:4 2:15 5:2,4,6,20 6:7 7:5
talks[2] 21:10,19 transcript[1] 59:11 variations[1] 51:2 15:23 18:17 20:14 21:7
tall[1] 30:5 transition[2] 42:4,13 vehement[1] 41:13 21:11,16 25:13 28:15 32:9
teaches[1] 38:16 transitional[1] 52:23 vehicles[2] 23:18 39:1 33:14 34:23 37:24 38:6
team[2] 54:21 57:8 transitioned[1] 53:1538:13 39:24 40:16 41:4
tem late[21 52:5 56:13 verbiage[1] 21:9 41:10 45:5,20 48:16 49:18
P trash[1] 8:14 versus[3] 14:10 36:8 50:5,11,13,16 51:12 52:11
ten[1] 47:21 trees[3] 19:18 22:10 55:7 52:20 54:6,13
ten-foot[2] 55:12,19 30:15 view[2] 26:11 30:5 young[2] 30:15 33:14
Teresa[2] 10:11,15 tried[1] 7:24 village[1] 21:14
terms[9] 7:22 11:19 26:7 trip[2] 12:15 50:24
Depo Court Reporting Index Page 6
Naperville, Illinois (630) 983-0030
Page 1 of 3 ® G-13 La F y
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, OCTOBER 26, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Sandra Adams, Clarence Holdiman, Anne Lucietto,
Brian Schillinger, Bill Davis and Tom Lindblom. Members absent: Jack Jones and
Michael Crouch.
A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; Bill
Dunn, Engineering Enterprises Inc.; Rodger Brown, Inland Real Estate; Richard
Scheffrahn; Jim Olguin, Prestwick of Yorkville; Carrie Hansen, Wiseman-Hughes; Todd
Lundquist, SEC Planning; Patti Bernhard; and Pete Huinker, Smith Engineering.
NEW BUSINESS
1. PC 2005-46 Prestwick of Yorkville Unit 1—Final Plat
Jim Olguin representing Prestwick of Yorkville said the final plat is in substantial
compliance with what was previously approved by the city and he requested
recommendation for approval of the final plat.
City Planner Mike Schoppe said Unit 1 is the first piece of property up for approval under
the already approved preliminary plan. He said the final plat is in conformance with the
plan. While there are a few engineering issues,those changes won't affect the final plat,
he said.
Commissioner Charles Kraupner asked if there are any plans for buffering along Route
126. Olguin said that is one of the final issues being discussed.
Commissioner Anne Lucietto made a motion to recommend approval of PC 2005-46
subject to staff and engineering comments. Commissioner Brian Schillinger seconded the
motion. The motion was unanimously approved in a roll call vote. Commissioners
Kraupner, Clarence Holdiman, Lucietto, Davis, Adams, Schillinger and Lindblom voted
yes.
2. PC 2005-26 Eldamain Center for Business -- Concept PUD Plan
Rodger Brown with Inland Real Estate said the plan includes 50 acres near the
intersection of Route 34 and Eldamain Road. It doesn't include the corner lot at that
intersection.
Page 2 of 3
The developers are proposing a business center with 26 lots in that location with
entrances off of Route 34 and Eldamain. A stub also would be added to the north side of
the property for access when that property is developed. So far, he said the developers
haven't heard back from the Illinois Department of Transportation on whether access to
Route 34 would be approved.
With 1 to 1.5 acre lots, Schillinger questioned what types of businesses the developers
planned to attract. Brown said businesses would be able to buy more than one lot to meet
their needs. In the meantime, he said the developer envisions something similar to the
Yorkville Business Park featuring some light industrial, distribution and light
manufacturing businesses.
Schoppe said the property was brought in as a Planned Unit Development a few years
ago and the city approved zoning for any land uses in the 0, B1, B2, and B3 districts and
manufacturing as long as the businesses are retail based.
Lindblom said he doesn't believe the intended use is the best fit for the property. He said
the site would better lend itself to retail development, even if it doesn't attract a big box
retailer.
Inland would prefer to sell the property to retailers as well, Brown said. However the
developer has had conversations with retailers who aren't interested in the property. One
problem, Brown said, is that Inland doesn't own the corner lot. Also he said he's not sure
they'll get approval from IDOT for full access to Route 34 which also discourages retail
development.
Schillinger also said he envisions Eldamain becoming a retail center somewhat like
Randall Road in Batavia and Geneva. Adams, Lucietto and Holdiman all said they agreed
with Schillinger's comments and would prefer retail development in that area.
Lindblom also said he'd like the developers to talk with the City of Plano about their
proposed plans. Brown said the plans have been sent to the city and are awaiting
comments.
Schoppe said that when the preliminary plan is presented, the commissioners might want
to give Brown an idea about what types of architecture and elevations the commission
has in mind for buildings. Also, he said, the development would fall under the city's
recently adopted appearance code criteria.
Lindblom said he doesn't like the layout of the property. He said it reminds him of a
typical industrial park. In this location, with Eldamain possibly becoming busier than
Route 34, he'd like to see something with more character than a typical industrial park.
Schillinger, meanwhile, said he still believes this site would be a prime retail site and
suggested any development plans on the part of Inland might be premature.
Page 3 of 3
3. PC 2005-50 Windett Ridge Unit 3 (Dhuse Property)—Concept Plan
Patti Bernhard representing the petitioners said the development plans are on property
located on the east side of Route 47 currently used as farm land and adjoining the
Windett Ridge development. The developers are seeking R4 PUD zoning to put 198
towmhome units on the 91.8-acre site. The overall density would be 2.16 units per acre,
which falls within the criteria established in the city's comprehensive plan.
The proposed plan would feature 39 buildings and 55 acres of open space along with a
trail system and a school and park site. That school and park site would adjoin with a
park site currently in the Windett Ridge development.
Plans are to cluster the townhome units on the west side leaving open space on the north
and east sides.
The main entrance would be a boulevard entrance on Route 47 and a 200-foot landscape
buffer would be installed along that roadway. Also, the units along Route 47 would have
side and front orientations, there wouldn't be a rear view of the homes from Route 47,
she said.
Carrie Hanson, with Wiseman-Hughes, said the density of the project would be
compatible with a single-family housing development. Also, she said the clustering
encourages the most desirable use of the land. Part of the land falls in the Ausable Creek
area.
Davis said he'd like to see what type of product the Wiseman-Hughes is proposing.
Hansen said while plans are finalized, the developer does have a type of product in mind.
The townhomes would be about 1,500 to 2,000 square feet. The garages would be in
front, but would be recessed a little bit. The units would feature ranch and two-stories
with a mix of two and three bedrooms.
Lindblom said he likes the plan and said that townhomes at a single-family density raises
the bar a little bit.
Schoppe, meanwhile, said that the city has met with Yorkville School District
Superintendent Dr. Thomas Engler who concurred that this seems to be a good location
for an elementary school.
As for the land use, Lucietto said towmhome developments aren't her favorite, but this
seems to be a good plan. Schillinger said he likes that the developer isn't trying to push
the envelope and is coming to the city with a plan that fits the comprehensive plan.
Lucietto made a motion to adjourn the meeting. Schillinger seconded the motion. The
meeting was adjourned at 7:45 p.m.
Minutes respectfully submitted by Dina Gipe