Plan Commission Minutes 2007 01-10-07 Page 1 of 5
APPROVED 6/13/07
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, January 10, 2007
Chairman Tom Lindblom called the meeting to order at 7 p.m. in the Council Chambers
at Yorkville City Hall.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Sandra Adams,
Brian Schillinger, Jack Jones and Tom Lindblom. Members absent: Bill Davis and
Michael Crouch. A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Administrator John Crois; Community Development Director
Travis Miller; City Attorney John Wyeth; Bill Dunn, EEI; and Alderman Dean Wolfer.
Also see attached sign -in sheet.
MINUTES
Minutes from the November 8, 2006 meeting were approved. Adams made a motion to
approve the minutes. Lucietto seconded the motion. The motion was unanimously
approved by voice vote.
PUBLIC HEARINGS
Holdiman made a motion to go to public hearing. Jones seconded the motion. The motion
was unanimously approved by voice vote.
Lindblom swore in all those who intended to speak at the public hearing.
1. PC 2006 -90 and PC 2006 -91 Brighton Oaks (continued public hearing).
Fox Valley View, Inc., petitioners, have filed an application to annex and rezone to R -2
One- Family Residence District. The property consists of approximately 37.55 acres south
of Route 71.
See attached.
Schillinger made a motion to close the public hearing. Lucietto seconded the motion. The
motion was unanimously approved by voice vote.
Action Items
Community Development Director Travis Miller said the requested zoning is consistent
with what is recommended in the city's comprehensive plan. He said city staff
recommends approval subject to staff concerns.
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One concern is regarding the wetland delineation report. He said the comments are
mostly straight forward.
Bill Dunn, consulting engineer with Engineering Enterprises, Inc., said this project
straddles the pressure point between two water areas. Pressure reduction valves may be
necessary to serve the homes. Also, he said the property would need to be serviced by the
sanitary district. However, he added that may be some time in coming because of the
flow.
Miller said the petitioner is asking for straight zoning. There is a request for a smaller
side -yard setback on Unit 3, which would feature a three -car garage. Miller said that issue
is a matter for the Zoning Board of Appeals.
Lucietto asked if the developer had an alternative plan in place in the event that the U.S.
Corp of Army Engineers had issues with the proposal. Eric Granrud, with Smith
Engineering, said the Corp of Engineers has submitted a response to the city regarding
the wetlands. He said the project wont' impact the wetlands. He said the storm water
basin adjacent to the creek will act as a natural buffer.
Lucietto made a motion to recommend annexation approval for PC 2006 -90 and PC
2006 -91. Jones seconded the motion. The motion was approved 6 -1 in a roll call vote.
Holdiman, Lucietto, Adams, Schillinger, Jones and Lindblom voted yes. Kraupner voted
no.
Jones made a motion to recommend R -2 zoning for PC 2006 -90 and PC 2006 -91.
Lucietto seconded the motion. The motion was approved 6 -1 in a roll call vote.
Holdiman, Lucietto, Adams, Schillinger, Jones and Lindblom voted yes. Kraupner voted
no.
Jones then made a motion to recommend preliminary plan approval for PC 2006 -90 and
PC 2006 -91 subject to staff concerns. Lucietto seconded the motion. The motion was
approved 6 -1 in a roll call vote. Lucietto, Adams, Schillinger, Jones, Holdiman and
Lindblom voted yes. Kraupner voted no.
Holdiman made a motion to go to public hearing. Jones seconded the motion. The motion
was unanimously approved by voice vote.
2. PC 2006 -92 and PC 2006 -93 Rush Copley Yorkville Healthcare rezoning to PUD and
preliminary PUD plan.
Rush Copley Medical Center, Inc., petitioners, have filed an application with the city
requesting rezoning to Planned Unit Development zoning. The real property consists of
approximately 44 acres and is located south of Veterans Parkway.
See attached.
Page 3 of 5
Lucietto made a motion to close the public hearing. Jones seconded the motion. The
motion was unanimously approved by voice vote.
Action Items
Kraupner said the commercial portion in the northwest area of the property seems
isolated. John Philipchuck, attorney representing the petitioner, said the property owners
wanted to maintain ownership of that parcel.
Miller said this proposal is a non - residential use with a commercial component, which is
consistent with what is called for in the city's comprehensive plan. He said the
comprehensive plan calls for a collector road and this plan includes that.
The PUD includes two requests for variances. One is for building height. The city's code
limits building height to six stories or 80 feet. The petitioners are requesting for a
building that is 90 feet high and seven stories. Miller said there is a set of building codes
to be adhered to. From a land use standpoint, there are no concerns.
The second issue regards signage. Miller said the staff has asked for more information
and at this point doesn't have a recommendation.
Adams asked if the city's fire department has approved the building height. Lindblom
said it would have to be reviewed but that the new ladder truck goes to 100 feet. Also,
Miller said the city has adopted the national building codes, which the petitioner would
have to adhere to.
Dunn recommends the city ask for a permanent access easement for John Street be added
so the street would never be shut off from the site.
Jones made a motion to recommend rezoning for PC 2006 -92 and PC 2006 -93. Lucietto
seconded the motion. The motion was unanimously approved in a roll call vote. Adams,
Schillinger, Jones, Kraupner, Holdiman, Lucietto and Lindblom voted yes.
Discussing the request for concept plan approval, the commissioners went through the
findings of A -H and felt the petition conforms to each of those findings.
Jones made a motion to recommend concept PUD plan approval for PC 2006 -92 and PC
2006 -93. Lucietto seconded the motion. The motion was unanimously approved by roll
call vote. Schillinger, Jones, Kraupner, Holdiman, Lucietto, Adams and Lindblom voted
yes.
Jones then made a motion to recommend preliminary plan approval for PC 2006 -92 and
PC 2006 -93 subject to staff comments. Kraupner seconded the motion. The motion was
unanimously approved by roll call vote. Jones, Kraupner, Holdiman, Lucietto, Adams,
Schillinger and Lindblom voted yes.
Page 4 of 5
PRESENTATION
Attorney Dan Kramer presented a proposal for a commercial development on 92 acres at
the intersection of Route 126 and Route 71.
Representing the Jake Land Group, a group of several landowners, Kramer said the
proposal is for a B -3 PUD. He said the predominant zoning on the property is proposed to
be B -3. However, the plan includes some tonwhome and duplex sites.
He said the developers are aware that Route 126 is being reconfigured at Penman Road
and will draw the plan accordingly to try to slow full accesses.
He said the Jake Land Group's intent is to file a formal PUD annexation plan with the
city.
Lucietto said the proposed plan shows a lot of cuts on routes 126 and 71. He wanted to
know if the Illinois Department of Transportation would approve that many cuts. Kramer
said the cuts meet IDOT spacing requirements.
Schillinger asked what types of businesses the developers hoped to attract. Kramer said
the developer would like to attract one major anchor before selling the outlots. He said
the property would be an adequate site for a grocery store.
Schillinger asked why the developer wants to put the townhomes and duplexes in the
back. Kramer said the land uses try to follow the comprehensive plan. On the back of the
property it might be possible to look at flex zoning.
Schillinger said he's opposed to high- density townhome areas. That wouldn't be
transitional zoning. He said that plan is nothing compared to what exists south of the
property. There are single - family homes neighboring the site. However, Kramer said the
density is in conformance with the city's comprehensive plan.
Miller said that staff would suggest a residential transitional area than transitioning
straight from commercial to the existing residential.
Kramer said the next step for his client is to make a presentation before the City Council
and then return to the Plan Commission for the formal approval process.
NEW BUSINESS
1. PC 2006 -98 Yorkville Marketplace — PUD Amendment
Attorney Tracy Kasson, representing the petitioner, said the petitioner has filed an
application to amend the original 2001 agreement. AT the time the agreement was made,
the petitioner tried to guess how lots 8 and 9 would develop. Now that those lots are
ready for development, some changes are necessary. The request is to reduce the building
side yard setback from 50 feet to 20 feet on Lot 9.
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John Donohue with Tucker Development Corp. said the original intent was to attract a
big box business to Lot 9. Now, the big box uses want to be together and want more
space. So, Lot 9 had to be reconfigured to attract a new user in the mid -box range. That
change requires a bigger frontage and less depth. He said the petitioner is not asking for
any changes to Lot 8.
Miller said the staff report focuses on the technicalities of the request. The amendment
request also asks for a reduction of the minimum landscape setback on Lot 9 adjacent to
Marketplace Drive from 23 feet to 20 feet.
Lucietto made a motion to recommend the PUD amendment for PC 2006 -98. Holdiman
seconded the motion. The motion was unanimously approved by roll call vote. Kraupner,
Holdiman, Lucietto, Adams, Schillinger, Jones and Lindblom voted yes.
ADDITIONAL BUSINESS
Lynn Dubajic, executive director of the Yorkville Economic Development Corp., called
on the Plan Commission and other present to lend their support for the proposed Kohl's
department store. She said March 12 is the court date for lawsuit to stop the Kendall
Marketplace Development. But Kohl's needs to begin building by March 1 to open is
store on time. Kohl's opens its new stores one day nationwide. If the company can't open
on that day, then it will move to another project.
She said the city can't afford to lose the planned Kohl's store. She said the store would
double to workforce in the city and bring in millions of dollars in revenue. She asked
residents to speak up to let Kohl's and other future retailers know that they are welcome
in Yorkville.
Other retailers are tied to Kohl's and if the community loses Kohl's it could lose other
potential retailers. The city's reputation is at stake, Dubajic said.
The meeting adjourned at 8:32 p.m.
Minutes respectfully submitted by Dina Gipe
I
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
i
' REPORT OF PROCEEDINGS had at the meeting
of the above - entitled matter taken before
CHRISTINE M. VITOSH, C.S.R., on January 10, 2007,
at the hour of 7:00 p.m., at 800 Game Farm Road,
in the City of Yorkville, Illinois.
D- 813607
REPO • COURT
reporting service
1212 South Naper Boulevard • Suite 119 -185 • Naperville, IL 60540 630 - 983 -0030 • Fax 630 - 299 -5153
www.depocourt.com
2
1 P R E S E N T:
2 MR. TOM LINDBLOM, Chairman;
3 MR. CLARENCE HOLDIMAN;
4 MS. SANDRA ADAMS;
5 MS. ANNE LUCIETTO;
6 MR. CHARLES KRAUPNER;
7 MR. BRIAN SCHILLINGER;
8 MR. JACK JONES;
9 MR. TRAVIS MILLER;
10 MS. DINA GIPS.
11 A P P E A R A N C E S:
12 BY: MR. JOHN JUSTIN WYETH,
appeared on behalf of the United
13 City of Yorkville, Illinois.
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1 (Witnesses sworn)
2 CHAIRMAN LINDBLOM: At this time I
3 would entertain a motion to go to public hearing
4 for the Brighton Oaks II.
5 MS. LUCIETTO: So moved.
6 MR. HOLDIMAN: Second.
7 CHAIRMAN LINDBLOM: Moved and
8 seconded. Any discussion on the motion?
9 Hearing none, those in favor
10 signify by saying aye.
11 (A Chorus of Ayes)
12 CHAIRMAN LINDBLOM: Opposed?
13 (No Response)
14 CHAIRMAN LINDBLOM: We are now in
15 public hearing. At this point I would ask
16 anybody that has any comments, questions or
17 whatever on Brighton Oaks II please stand, raise
18 your right hand and repeat after me.
19 (Witnesses sworn)
20 CHAIRMAN LINDBLOM: And who is --
21 For the record, let me read the petition. This
22 is PC 2006 -90 and PC 2006 -91, Brighton Oaks II.
23 This is a continued public hearing from last
24 month.
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1 Fox Valley View, Incorporated,
2 petitioners, have filed an application with the
3 United City of Yorkville, Kendall County,
4 Illinois, requesting annexation to the United
5 City of Yorkville and rezoning from Kendall
6 County A -1 to United City of Yorkville R -2
7 One - Family Residence District.
8 The real property consists of
9 approximately 37.55 acres south of Route 71, and
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10 adjacent to and north of Highpoint Road, Kendall
11 County, Kendall Township, Illinois.
12 The items for action for us
13 tonight then is for annexation, for zoning and
14 for preliminary plan.
15 And with that being said,
16 presenting is?
17 WHEREUPON:
18 VINCENT ROSANOVA,
19 having been first duly sworn, testified before
20 the Yorkville Plan Commission as follows:
21 MR. ROSANOVA: Good evening. My
22 name is Vince Rosanova. I am an attorney with
23 the law firm of Dommermuth, Brestal, Cobine &
24 West, and we represent the owner and petitioner,
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1 Fox Valley View Inc.
2 In attendance tonight we have
3 John McGrath, with Fox Valley View, as well as
4 Eric Granrud from Smith Engineering Consultants.
5 The petitioner currently has on
6 file with the City of Yorkville an application
7 petition seeking annexation to the City R -2
8 One - Family Residence District zoning as well as
9 preliminary plat approval.
10 This property is located to the
11 north of East Highpoint Road and to the south of
12 Legion Road in unincorporated Kendall County.
13 Annexation of this property
14 will provide the city with an essential parcel to
15 achieve a chain of contiguity to provide for
16 future expansion of the City to the east as well
17 as to the south down to Caton Farm Road.
18 Furthermore, annexation of this
19 parcel will allow for the City to provide and
20 construct essential utilities, namely a secondary
21 water source for this portion of the City to the
22 north, and to the east we have the existing
23 Brighton Oaks Estates subdivision, which is zoned
24 RPD -2 in Kendall County.
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1 To the south we have the
2 Hawthorne Village County subdivision which is
3 zoned R -2.
4 To the west we have the
5 proposed Yorkshire Estates subdivision, which is
6 currently zoned F -1 in the County, but is
7 proposed to be developed in the City.
8 It is the intent that our
9 proposed Brighton Oaks II subdivision be a
10 logical extension of their existing Brighton Oaks
11 Estates subdivision and be of similar quality and
12 design and similar quality in architecture as the
13 Brighton Oaks Estates subdivision.
14 We are proposing a 53 -lot
15 subdivision, which will occupy approximately 37
16 and a half acres, thus giving us a gross density
17 of somewhere in -- or 1.4 dwelling units per
18 acre.
19 The City's Comprehensive Plan
20 envisions this portion of the City to be used as
21 residential, more specifically estate district.
22 They envision a maximum density of 1.75 which are
23 in conformance and less than required by the Comp
24 Plan.
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1 In addition to being in
2 conformance with the Comp Plan, the R -2
3 One- Family Residence Zoning District specifies
4 the maximum allowable density will be 3.3
5 dwelling units per acre, so we exceed that limit.
6 Our average lot sizes are
7 somewhere -- are 14,000 square feet, they're
8 going to range from 12, which is the R -2 minimum,
9 all the way up to approximately 18,000 square
10 feet.
11 The proposed setbacks in the
12 R -2 district are 40 foot for the front yard, 40
13 feet for the rear yards, 30 feet for our corner
14 side yards, and ten feet for interior side yards.
15 Looking at the open space and
16 trail corridors, approximately one -third of this
17 property will remain open space.
18 We are going to provide an
19 80 -foot wide landscaped buffer area between our
20 property and East Highpoint Road; the traffic
21 traveling on East Highpoint Road will not cause
22 any inconvenience to our future residents.
23 We will plant parkway trees and
24 landscape the said islands throughout the
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1 subdivision pursuant to the City's subdivision
2 ordinances and specifications.
3 Our stormwater management will
4 be contained on -site, will be located on the
5 southern portion of our property line. It will
6 contain all our stormwater jurisdiction on -site.
7 Along the stormwater management
8 facility we are going to provide a berming. We
9 are going to maintain and preserve the wetland
10 areas and landscape. And due to the size and
11 location, we feel that this is going to provide
12 an excellent aesthetically pleasing buffer
13 between our proposed development and the
14 Hawthorne Village development to the south.
15 As part of the Park
16 Department's initiative to create connecting
17 public trails throughout the City of Yorkville,
18 the park department approached us and requested
19 that we provide a regional trail stretching from
20 East Highpoint Road along the northern edge of
21 our stormwater management facility and connecting
22 to the Yorkshire Woods -- proposed Yorkshire
23 Woods subdivision.
24 We fully intend to comply with
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1 this Park Department request, and this will go
2 in -- as when we go in as part of our original
3 development.
4 Access to the site, we are
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5 proposing full access off of East Highpoint Road.
6 We have included a stub at the northwest portion
7 of our property to provide for an increased
8 connectivity to the residential development to be
9 located at that point.
10 All roads within our
11 subdivision will consist of a six -foot wide
12 right -of -way, it will be constructed of concrete,
13 and it's our intent that they later be dedicated
14 to the City as far as public utilities and
15 services, the City of Yorkville Police, City of
16 Yorkville Water. Fire protection will be
17 provided by the Yorkville - Bristol Fire Protection
18 District.
19 We will petition the
20 Yorkville - Bristol Sanitary District for sanitary
21 sewer service.
22 In conclusion, over the last
23 six months we have worked very closely with Staff
24 to design and engineer a land plan that will be
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1 an asset to the City for many years to come.
2 As a result, Staff is in
3 support of our proposed development, and tonight
4 we respectfully request a positive zoning
5 recommendation from this Commission.
6 Thank you.
7 CHAIRMAN LINDBLOM: Thank you. Is
8 there any other comments, Vince, from any of your
9 consultants at this time?
10 MR. ROSANOVA: If there is any
11 questions, we'd be glad to answer them.
12 CHAIRMAN LINDBLOM: We'll get to
13 that. Questions or comments from the public?
14 This is your opportunity to have your say.
15 (No Response)
16 CHAIRMAN LINDBLOM: One more time.
17 This is it.
18 (No Response)
19 CHAIRMAN LINDBLOM: Hearing none, I
20 would entertain a motion then to close the public
21 hearing.
22 MR. SCHILLINGER: So moved.
23 MR. JONES: Second.
24 MS. LUCIETTO: Second.
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1 CHAIRMAN LINDBLOM: It's been moved
.2 and seconded to close the public hearing.
3 Any comments, questions or
4 comments on the motion?
5 (No Response)
6 CHAIRMAN LINDBLOM: Hearing none,
7 could those in favor signify by saying aye?
8 (A Chorus of Ayes)
9 CHAIRMAN LINDBLOM: Opposed?
10 (No Response)
11 CHAIRMAN LINDBLOM: Public hearing
12 is now closed.
13 (discussion had off
14 the record)
15 CHAIRMAN LINDBLOM: At this time I
16 would entertain a motion to go back into public
17 hearing with regard to the Rush - Copley proposal.
18 MR. HOLDIMAN: So moved.
19 CHAIRMAN LINDBLOM: Moved. Is there
20 a second to that motion?
21 MR. JONES: Second.
22 CHAIRMAN LINDBLOM: Okay. Moved and
23 seconded to go to public hearing. All those in
24 favor signify by saying aye.
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1 (A Chorus of Ayes)
2 CHAIRMAN LINDBLOM: Opposed?
3 (No Response)
4 CHAIRMAN LINDBLOM: Motion passes.
5 Okay. At this time can I have anybody that
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6 wishes to speak in the public hearing please
7 stand, raise your right hand, and be sworn in.
8 (Witnesses sworn)
9 CHAIRMAN LINDBLOM: John, are you?
10 WHEREUPON:
11 JOHN PHILIPCHUCK,
12 having been first duly sworn, testified before
13 the Yorkville Plan Commission as follows:
14 MR. PHILIPCHUCK: Yes. Good
15 evening. My name is John Philipchuck. I am an
16 attorney with the law firm of Dommermuth,
17 Brestal, Cobine & West, with offices at 123 Water
18 Street, Naperville, Illinois.
19 I am here this evening
20 representing Copley Ventures, Inc., and we are
21 pleased to present our Rush - Copley Healthcare
22 facility to the Plan Commission this evening.
23 Many of you are familiar with
24 the property, which is 43 acres on the south side
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1 of Route 34, just east of Fox Hill subdivision,
2 and just west of the County Building complex.
3 The property is currently
4 within the corporate limits and is surveyed with
5 sewer and water.
6 If you will recall, they ran
7 sewer and water out with the extension of John
8 Street in order to serve the Fox Hill
9 development.
10 And we are zoned 0 Office
11 currently, but the long -term plans for the
12 Rush - Copley Healthcare Center would include uses
13 that would need zoning other than the 0 District,
14 so in meeting and working with staff, it was
15 determined that we would look for the Planned
16 Unit Development zoning on the entire 44 -acre
17 parcel, and then we would spell out some of the
18 permitted uses that would be included, so we felt
19 that by looking at the various components that
20 the PUD would, in fact, work well.
21 We have proposed a phasing of
22 the -- of the project. We currently have
23 approval for the three -story medical office
24 building that will be fronting on Route 34 and we
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1 hope to begin construction of that very soon.
2 We, of course, would need to
3 further obtain approvals for some of the other
4 buildings, including eventually a hospital
5 facility in this location, but in addition to
6 that, we have in the overall campus for your
7 review as part of our preliminary various uses,
8 including a fitness center, hospital, related
9 medical and other retail uses, and then support
10 facilities such as a power facility, eventual
11 parking garage and things of that nature, which
12 Alan will go through in more detail with our
13 Power Point presentation.
14 But, generally speaking, we
15 have adequate roadways as far as opening up our
16 medical office building, which is located here on
17 the site plan.
18 We are looking for a right -in,
19 right -out, left -in access point on Route 34 with
20 our initial phase and then a connection to John
21 Street with a connection to our medical office
22 building, and, of course, in the future we will
23 get our extension of Beecher Road.
24 This will be a boulevard, and,
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1 as you know, the plan is ultimately that will
2 come down and cross the Conover property and
3 eventually back down to River Road, so we have a
4 plan then, of course, to allow for connections to
5 existing John Street and then John Street
6 extended out to the County complex, so obviously
7 with such a plan, everything has been looked at
8 to the point where we are now, and so I'd like to
9 introduce Alan Kato from Anderson Mikos
10 Architects to take you through the Power Point
11 presentation to give you a little more detail on
12 the plans as far as the structures that are being
13 proposed.
14 Could you slide over, please,
15 Tom? Thank you.
16 WHEREUPON:
17 ALAN KATO,
18 having been first duly sworn, testified before
19 the Yorkville Plan Commission as follows:
20 MR. KATO: Good evening. My name is
21 Michael Kato with Anderson Mikos Architects, with
22 offices in Oak Brook, Illinois.
23 Thank you for the opportunity
24 to present this development, and really the
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1 presentation is two parts. The first part is the
2 first phase, which actually is not part of the
3 PUD itself, but gives you a flavor of the
4 architect that we are proposing. Okay.
5 The first phase -- this is
6 indicating the professional building,
7 professional office building, located in the
8 purple here, and as Vince -- or as, excuse me,
9 John -- John stated, the access points for the
10 facility are along Beecher Road, the extended
11 Beecher Road, and also -- excuse me.
12 MR. PHILIPCHUCK: They always work
13 better in practice.
14 MR. KATO: They do. All right. And
15 also the access, the right turn in, right turn
16 out, and also left turn in at that point off of
17 Veteran's Parkway, which is up here, and also
18 included in that is the extension into John
19 Street over here, so that really represents the
20 first phase.
21 Here is a landscape plan of
22 that, indicating a definite response to the
23 neighborhood needs in terms of shielding this
24 portion over here, which incidentally does not
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1 have any housing at this point, it's really just
2 the detention area and commercial at this point,
3 and the housing really is down here, so our first
4 phase has very little impact in terms of on the
5 housing portion to the south.
6 We did some initial studies in
7 terms of lighting and site lighting for the
8 parking facilities, or the parking areas.
9 In terms of the first floor, we
10 are proposing about a 9,000 square foot
11 ambulatory surgery unit.
12 Rush - Copley would occupy a
13 diagnostic treatment area, which includes an MRI,
14 a CT, some women's health facilities, such as
15 mammography and also bone density.
16 There is a room located here to
17 serve the ambulatory care center here, there is a
18 small laboratory, again, all run by Rush - Copley,
19 and the registration is located here.
20 The entrance point -- and I am
21 kind of going backwards here -- is right in this
22 area.
23 On the second floor we have
24 tenant spaces, approximately 15,000 square feet
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1 of tenants here, and third floor about 12,000
2 square feet.
3 In terms of the architecture,
4 these are elevations. Actually we have applied
5 for permits for this building and it's in
6 process.
7 The materials we are proposing
8 are brick. This area is shown as brick and also
9 brick vertical columns there. The horizontals
10 with all these little labels are actually glass
11 elements.
12 Qn top we have the standing
13 seam roof and also signage elements in the tower
14 just looking around other sides.
15 This is a rendering of it
16 looking basically from if you were -- had entered
17 off of Beecher Road and are facing basically
18 northwest.
19 Again, you can see the elements
20 in terms of brick materials here, lots of glass,
21 definite icon element at the corner that faces
22 the intersection of Beecher and Veteran's.
23 This would be looking -- if you
24 were standing in the middle of Beecher and
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1 Veteran's looking southwest, and then kind of
2 just going around the building.
3 So the intention of this is
4 really to show you the type of architecture we
5 are proposing for the facility.
6 This is starting the
7 architecture for the rest of the hospital or for
8 the future development, so the Phase II portion
9 of it is here.
10 This is the overall
11 development. We are talking about a professional
12 office building expanding to about 80,000 square
13 feet in this location. The medical campus is
14 about 680,000 square feet at this point. We are
15 requesting 90 foot height on that and also seven
16 stories.
17 Town Center is located here,
18 and we have located it so that it's in direct
19 view of the intersection, so it kind of, you
20 know, funnels people in, it brings them into this
21 area, and this is where the retail portions are.
22 Parking facility here, which
23 really will serve the hospital itself, and
24 fitness center located over here.
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1 MR. SCHILLINGER: Town Center with
2 retail portions. What type of retail are you
3 talking about?
4 MR. KATO: Well, it's really
5 ancillary to the medical uses. We were just
6 talking about maybe a dentist or podiatrist or
7 some elements in here, you know.
8 There may be a dialysis unit or
9 something like that, but it's related to medical
10 and also -- durable medical.
11 So here is a landscape plan of
12 that, and this is where we begin to get into
13 relationship to some of the existing neighbor --
14 neighbors in terms of the townhomes along here,
15 so we are creating a buffer zone in here in terms
16 of landscaping, and also this would be the
17 detention area, which actually coincides with an
18 existing detention area in this location.
19 Again this shows that Beecher
20 Road would extend to the south and suggest that
21 it would extend even farther, and this location
22 does coincide as John said to the County
23 facilities to the east.
24 Here is some signage things; we
Depo Court Reporting Service (630) 983 -0030
21
1 are asking for a variance in terms of the
2 signage. The existing -- or the signage that we
3 are planning for the tower is this, and that is
4 part of the first phase as well as this wall that
5 goes around the tower, but the variance we are
6 talking about are the pylon signs.
7 We'd like to go a little bit
8 higher with those. I think the ordinance right
9 now is six feet and we'd like to go a little bit
10 higher just because in terms of a way finding to
11 get to say an ER in the future, we feel that a
12 sign that has a little bit more presence in terms
13 of serving those people in terms of getting to
14 the ER is more appropriate.
15 We did an analysis of a parking
16 garage. We have about a 400 -space parking
17 garage, indicating the -- you know, it's hard to
18 see this way, there are dimensions in terms of
19 the sizes of the stalls and the overall layout of
20 the parking. This just shows a section of it.
21 And then also we did studies in
22 terms of the lighting, site lighting, in the
23 parking lot, so -- and also selected some
24 fixtures.
Depo Court Reporting Service (630) 983 -0030
22
1 We are proposing fixtures that
2 are about 20 feet high, not the -- you know, the
3 35, 40 -foot monsters, so we really want to keep
4 the scale down, and also for -- this would be for
5 parking, 20 feet, and then for the areas where
6 pedestrians are, the sidewalks and stuff, we are
7 proposing 12 foot high.
8 Here is just a plat of
subdivision, as well as the preliminary PUD plan,
10 plat. Perfectly clear, right?
11 And then just the site data, in
12 terms of the -- we are exceeding the parking
13 requirements, and we feel that there is -- 1622
14 cars is definitely adequate, and actually if you
15 go back to one of the early site plans, there is
16 space for future parking garage expansion.
17 Here is some 3 -D modeling of
18 it. And one of the issues that I think you guys
19 have, the Village has, is screening of mechanical
20 equipment.
21 We are proposing enclosing the
22 mechanical equipment in the hospital zones, but
23 screening the ones, say, for the fitness center
24 as well as -- we have done that already screening
Depo Court Reporting Service (630) 983 -0030
23
1 around the rooftop equipment for the professional
2 building, for the office building.
3 These are quick elevations.
4 Again, this is the first phase, so if you can
5 picture that this -- this type of architecture
6 would extend into these big blocks, you know,
7 obviously we haven't designed the hospital yet,
8 it's something in the future and this is really
9 just a massing diagram, but this gives you an
10 idea of the scale of the hospital relative to the
11 first phase.
12 This is the 90 -foot level right
13 here, and here is -- 58 is the top of the
14 pylon -- or the tower at the corner of Beecher
15 and Veteran's.
16 And just taking you around the
17 side a little bit, this is -- this is Veteran's
18 Parkway, this is Beecher Road extending down to
19 the south. This is the first phase. We are
20 proposing adding to the existing professional
21 building in this location.
22 This is the hospital. Here is
23 the beginning -- or here is the retail portion,
24 the Town Center, and the fitness center is back
Depo Court Reporting Service (630) 983 -0030
24
1 in this area. Just working our way around.
2 You can see that we've made an
3 effort definitely to draw people in in terms of
4 making a focal point of the retail area, and as
5 you see over here, this is in relationship to the
6 County facilities coming in, and then there would
7 be the main hospital entrance off of this access
8 this way, and this is just the view from the
9 south and one more view.
10 So in terms of neighbors, here
11 is the county facility, this is the view to the
12 south, the future residential or whatever
13 development, this is the one parcel that was not
14 part of Copley's, and this is the residential on
15 that side.
16 This does not show the extent
17 of the landscaping, but our landscaping plan
18 has -- has it all along here. Thank you.
19 MR. PHILIPCHUCK: Brian, somewhat
20 thanks to your question, we have identified what
21 we call our Town Center area.
22 Again, there could be a -- day
23 care center could be a use there, restaurants,
24 cafeterias, part of the hospital also could be
Depo Court Reporting Service (630) 983 -0030
25
1 some services such as drugstore, pharmacy and
2 gift shop could be located in that area.
3 I think traditionally you've
4 seen a lot of those in a smaller portion within
5 the hospital themselves. Here we have expanded
6 on that idea and tried to create a small shopping
7 environment for people who may be visiting,
8 waiting for appointments and things like that,
9 that it's more convenient, they can come to the
10 one central location, so I think you can see that
11 Anderson Mikos has done a nice job as far as how
12 they've designed the massing of the facilities,
13 that the larger buildings are more in the center,
14 more oriented towards Veteran's Parkway or
15 Route 34 corridor and Beecher Road, so that's
16 where the majority of the traffic would enter
17 because, of course, there will be a lighted
18 signal at Beecher and Veteran's, so pretty
19 exciting, we're excited, and the fact that we're
20 going to be able to get the medical office
21 building, the certificate of need has been
22 granted for that, the plans are in, as Alan spoke
23 of it, and so that will -- that will get our
24 campus started, so the rest of it is to give the
Depo Court Reporting Service (630) 983 -0030
26
1 Plan Commission and the City the idea of where
2 Copley Ventures would like to go with their site
3 here in the City of Yorkville.
4 So we'd be happy to answer any
5 questions that you might have at this time.
6 MS. ADAMS: How many bed hospital
7 would you propose?
8 MR. PHILIPCHUCK: Number of beds?
9 MS. ADAMS: Number of beds.
10 MR. PHILIPCHUCK: No, we really
11 don't have a number at this point. As part of
12 our ultimate application, that's when we will
13 identify that.
14 CHAIRMAN LINDBLOM: Okay. Are there
15 questions or comments from the public? Yes,
16 ma'am.
17 MS. FOSTER: I live in Fox Hill.
18 CHAIRMAN LINDBLOM: Could we have
19 your name for the record?
20 WHEREUPON:
21 CAROL FOSTER,
22 having been first duly sworn, testified before
23 the Yorkville Plan Commission as follows:
24 MS. FOSTER: Carol Foster.
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27
1 CHAIRMAN LINDBLOM: Okay, Carol.
2 MR. FOSTER: I live in Fox Hill. We
3 were told that John Street was going to be
4 extended from the east to the west. This has got
5 John Street wound around.
6 Why isn't John Street going
7 from Fox Hill to the government buildings?
8 MR. PHILIPCHUCK: Let's see.
9 MR. KATO: I guess we have an
10 overall plan here. What we've tried to do is not
11 to make it a through street, the point was to be
12 able to make a focal point here, as you can see,
13 you come in -- say you were coming from the
14 courthouse department building into the site and
15 then there is a way with -- for vehicular traffic
16 to come around the center and then come down this
17 Boulevard, come around, and then over John
18 Street, obviously the long ways going this way,
19 but with the -- with this particular plan we just
20 provided for it, it just isn't a straight shot.
21 MR. FOSTER: We were told it was
22 going to be a straight shot.
23 MR. PHILIPCHUCK: Who were you told
24 by?
Depo Court Reporting Service (630) 983 -0030
28
1 MS. FOSTER: The builder that built
2 our homes.
3 MR. SCHILLINGER: If I'm not
4 mistaken -- and please correct me if I am
5 wrong -- but years ago when Fox Hill was first
6 coming in, that was before I was on the Plan
7 Commission, but I believe John Street was
8 supposed to be all the way through over towards
9 the high school, but I believe since then hasn't
10 that been scrapped because of the terrain?
11 The feasibility of extending
12 John Street all the way through just isn't there.
13 MAYOR PROCHASKA: Mr. Chairman, if I
14 can just answer that question.
15 CHAIRMAN LINDBLOM: Sure.
16 MAYOR PROCHASKA: It was planned to
17 go over to Cannonball Trail all the ways, but I
18 don't know that John Street was actually -- sir,
19 could you just -- Mr. Philipchuck -- thank you.
20 I don't believe that it was
21 ever planned to go to the high school. There was
22 a thought that another street could come through,
23 but you are correct --
24 MR. SCHILLINGER: The feasibility
Depo Court Reporting Service (630) 983 -0030
29
1 just turned out not to be there.
2 MAYOR PROCHASKA: But to answer this
3 lady's question, originally when this was all
4 thought of years ago, the idea was that John
5 Street would make a connection all the way
6 through at least to Cannonball Trail into that
7 subdivision that's to the east, out to Fox Hill,
8 because as you know, even John Street at Fox Hill
9 then turns and does not cross the creek on the
10 west end either, so it was meant to tie those
11 areas together.
12 CHAIRMAN LINDBLOM: Other questions
13 or concerns?
14 (No Response)
15 CHAIRMAN LINDBLOM: Okay. Hearing
16 none then, I would entertain a motion to close
17 the public hearing and we will have some more
18 discussion.
19 MS. LUCIETTO: Moved.
20 MR. SCHILLINGER: Second.
21 CHAIRMAN LINDBLOM: Moved and
22 seconded. Any further questions on the motion.
23 (No Response)
24 CHAIRMAN LINDBLOM: Hearing none,
Depo Court Reporting Service (630) 983 -0030
30
1 all those in favor signify by saying aye.
2 (A Chorus of Ayes)
3 CHAIRMAN LINDBLOM: Opposed?
4 (No Response)
5 --- 000 - --
6
7
8
9
10
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12
13
14
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Depo Court Reporting Service (630) 983 -0030
31
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 my d this �� _ day of
16 2007.
17
18
19
CHRISTINE M. VITOS , C.S. .
21 CSR License No. 084 - 002883
22
23
24
Depo Court Reporting Service (630) 983 -0030
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--- oOo - -- 30:5 24:7 Architects 15:10, blocks 23:6
084 - 002883 31:24 achieve 5:15 15:21 bone 17:15
1 7:8 acre 6:18, 7:5 architecture 6:12, Boulevard 14:24,
1.4 6:17 acres 4:9, 6:16, 18:3, 19:4, 19:7, 23:5 27:17
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12 22:7 action 4:12 17:13, 17:22, 18:8, Brian 2:7, 24:19
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123 12:17 18:10, 20:17, 22 :14, 24:1, 24:4, 24:21, 18:9, 18:20
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15,000 17:24, 17:24 ADAMS 2:4, 26:6, areas 8:10, 17:8, 3:22, 5:23, 6:9, 6:10,
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3 13:1, 22:3 aesthetically 8:12 attendance 5:2 Building 13:2, 13:24,
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34 13:24, 14:19, 15:17, 25:22 11:24, 30:1 23:21, 25:21, 27:14
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able 25:20, 27:12 approvals 14:3 better 16:13 23:24, 24:21, 24:23,
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14:19, 16:9, 16:15, architect 16:4 23:17 certificate 25:21
Depo Court Reporting Service (630) 983 -0030
I
33
Certified 31:7 6:19 CT 17:14 draw 24:3
chain 5:15 concerns 29:13 currently 5:5, 6:6, drugstore 25:1
CHAIRMAN 2:2, 3:2, conclusion 9:22 13:3, 13:11, 13:22 due 8:10
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10:7, 10:12, 10:16, conformance 6:23, 15:18, 26:22, 31:6
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11:9, 11:11, 11:15, connecting 8:16, D- 813607 1:24 dwelling 6:17, 7:5
11:19, 11:22, 12:2, 8:21 data 22:11
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26:18, 27:1, 28:13, 14:21, 29:5 dedicated 9:13 < E >
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CHARLES 2:6 Conover 15:2 24:3 5:22, 7:20, 7:21,
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12:1, 30:2 consists 4:8 7:4, 17:15 20:23, 27:4, 29:7
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9:15, 10:1, 26:1, 26:3 contains 31:14 detention 17:2, 23:3
CLARENCE 2:3 contiguity 5:15 20:17, 20:18 enclosing 22:21
clear 22:10 continued 3:23 determined 13:15 end 29:10
close 10:20, 11:2, convenient 25:9 developed 6:7 engineer 9:24
29:16 Copley 12:20, 24:14, Development 8:13, Engineering 5:4
closed 11:12 26:2 8:14, 9:3, 9:8, 10:3, enter 25:16
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coincide 20:22 corporate 13:4 diagnostic 17:13 11:16, 29:16
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Depo Court Reporting Service (630) 983 -0030
34
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everything 15:7 feet 7:7, 7:10, 7:13, garage 14:11, 21:16, homes 28:2
exceed 7:5 7:13, 7:14, 17:24, 21:17, 22:16 hope 14:1
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feel 8:11, 21:11, < G > HOLDIMAN 2:3, 3:6, 19:19
Depo Court Reporting Service (630) 983 -0030
35
introduce 15:9 last 3:23, 9:22 LUCIETTO 2:5, 3:5, 11:19, 11:22, 29:19,
islands 7:24 later 9:13 10:24, 29:19 29:21
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27:6, 27:17, 28:7, limits 13:4 materials 18:7, need 13:13, 14:2,
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jurisdiction 8:6 11:9, 11:11, 11:15, 28:16, 29:2 neighbors 20:14,
JUSTIN 2:12 11:19,11:22, 12:2, Mcgrath 5:3 24:10
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< K > 29:12, 29:15, 29:21, 22:22 none 3:9, 10:19,
KATO 15:9,15:17, 29:24, 30:3 medical 13:23, 14:9, 11:6, 29:16, 29:24
15:20, 15:21, 16:14, line 8:5 14:16,14:21, 19:13, north 4:10, 5:11,
20:4, 27:9 little 15:11, 17:4, 20:5, 20:9, 20:10, 5:22
keep 22:3 18:10, 21:7, 21:9, 25:20 northern 8:20
Kendall 4:3, 4:5, 21:12, 23:17 MEETING 1:1, 1:6, northwest 9:6, 18:18
4:10, 4:11, 5:12, 5:24 live 26:17, 27:2 13:14 notes 31:13
kind 17:21, 19:1, located 5:10, 8:4, Michael 15:21 Number 26:8, 26:9,
19:19 9:9, 14:16, 16:7, middle 18:24 26:11
KRAUPNER 2:6 17:16, 17:19, 19:17, Mikos 15:9, 15:21,
19:18,19:24, 25:2 25:11
location 8:11, 14:5, MILLER 2:9 < O >
< L > 19:13, 20:18, 20:21, minimum 7:8 Oak 15:22
labels 18:10 23:21, 25:10 mistaken 28:4 Oaks 3:4, 3:17, 3:22,
laboratory 17:18 logical 6:10 modeling 22:17 5:23, 6:9, 6:10, 6:13
lady 29:3 long 27:18 monsters 22:3 oath 31:7
land 9:24 long -term 13:11 month 3:24 obtain 14:3
landscape 7:24, look 13:15 months 9:23 obviously 15:6,
8:10, 16:21, 20:11 looked 15:7 Motion 3:3, 3:8, 23:7, 27:18
landscaped 7:19 Looking 7:15, 13:19, 10:20, 11:4, 11:16, occupy 6:15, 17:12
landscaping 20:16, 14:18, 18:14, 18:16, 11:20,12:4, 29:16, Office 13:10,13:23,
24:17, 24:17 18:23,19:1 29:22 14:16,14:21, 16:7,
larger 25:13 lot 7:6, 21:23, 25:4 Moved 3:5, 3:7, 19:12, 23:2, 25:20
LASALLE 31:3 lots 18:20 10:22,11:1, 11:18, offices 12:17, 15:22
Depo Court Reporting Service (630) 983 -0030
36
Okay 11:22,12:5, 24:3, 25:7 portion 5:21, 6:20, 12:6, 26:15, 29:17,
16:4, 26:14, 27:1, per 6:17, 7:5 8:5, 9:6, 16:24, 17:5, 31:11, 31:15
29:15 Perfectly 22:10 19:8, 23:23, 25:4 PUD 13:20,16:3,
on -site 8:4, 8:6 permits 18:5 portions 19:21, 20:2 22:9
One 10:16, 22:15, permitted 13:18 positive 10:4 purple 16:8
22:18, 24:9, 24:13, petition 3:21, 5:7, Power 14:10, 14:13, pursuant 8:1
25:10 9:19 15:10 pylon 21:6, 23:14
One - family 4:7, 5:8, petitioner 4:24, 5:5 practice 16:13
7:3 petitioners 4:2 preliminary 4:14,
one -third 7:16 pharmacy 25:1 5:9, 14:7, 22:9 < Q >
ones 22:23 Phase 14:20,16:2, presence 21:12 quality 6:11, 6:12
open 7:15, 7:17 16:5, 16:20, 17:4, present 12:21, 15:24 question 24:20,
opening 14:15 19:8, 21:4, 23:4, presentation 14:13, 28:14, 29:3
opportunity 10:14, 23:11, 23:19 15:11, 16:1 Questions 3:16,
15:23 phasing 13:21 presenting 4:16 10:11, 10:13, 11:3,
Opposed 3:12, 11:9, Philipchuck 12:11, preserve 8:9 26:5, 26:15, 29:12,
12:2, 30:3 12:14, 12:15, 16:12, pretty 25:18 29:22
order 13:8 24:19, 26:8, 26:10, PROCEEDINGS 1:6, quick 23:3
ordinance 21:8 27:8, 27:23, 28:19 31:11, 31:15
ordinances 8:2 picture 23:5 process 18:6
oriented 25:14 Plan 1:1, 4:14, 4:20, PROCHASKA 28:13, < R >
original 9:2 6:19, 6:24, 7:2, 9:24, 28:16, 29:2 R -2 4:6, 5:7, 6:3, 7:2,
originally 29:3 12:13, 12:22, 14:17, professional 16:6, 7:8, 7:12
overall 14:6, 19:10, 15:1, 15:4, 15:7, 16:7, 19:11, 23:1, raise 3:17, 12:7
21:19, 27:10 15:19, 16:21, 20:11, 23:20 ran 13:6
owner 4:24 22:9, 24:17, 26:1, project 13:22 range 7:8
26:23, 27:10, 27:19, property 4:8, 5:10, read 3:21
28:6 5:13, 7:17, 7:20, 8:5, real 4:8
< P > Planned 13:15, 9:7, 12:24, 13:3, 15:2 really 15:24, 16:19,
P.M. 1:9 28:16, 28:21 proposal 11:17 17:1, 17:3, 19:4,
parcel 5:14, 5:19, planning 21:3 propose 26:7 19:23, 20:4, 22:3,
13:17, 24:13 plans 13:11, 15:12, proposed 6:5, 6:7, 23:8, 26:10
Park 8:15, 8:18, 9:1 22:15, 25:22 6:9, 7:11, 8:13, 8:22, rear 7:13
Parking 14:11, 17:8, plant 7:23 10:3, 13:21, 15:13 recall 13:6
17:8, 19:22, 21:15, plat 5:9, 22:8, 22:10 proposing 6:14, 9:5, recommendation
21:16, 21:20, 21:23, please 3:17, 12:6, 16:4, 17:10, 18:7, 10:5
22:5, 22:12, 22:16 15:14, 28:4 19:5, 22:1, 22:7, record 3:21, 11:14,
Parkway 7:23, pleased 12:21 22:21, 23:20 26:19
16:17, 23:18, 25:14 pleasing 8:12 Protection 9:16, regard 11:17
part 8:15, 9:2, 14:7, podiatrist 20:6 9:17 regional 8:19
16:1, 16:2, 21:4, poin 17:1, 17:2 provide 5:14, 5:15, registration 17:19
24:14, 24:24, 26:11 Point 3:15, 9:9, 5:19, 7:18, 8:8, 8:11, related 14:8, 20:9
particular 27:19 14:13, 14:19, 15:8, 8:19, 9:7 relationship 20:13,
parts 16:1 15:10, 16:16, 17:20, provided 9:17, 27:20 24:5
passes 12:4 19:14, 24:4, 26:11, Public 3:3, 3:15, relative 23:10
PC 3:22, 3:22 27:11, 27:12 3:23, 8:17, 9:14, remain 7:17
pedestrians 22:6 points 16:9 10:13, 10:20, 11:2, rendering 18:15
people 19:20, 21:13, Police 9:15 11:11, 11:16, 11:23, repeat 3:18
Depo Court Reporting Service (630) 983 -0030
I
37
REPORT 1:6 13:24, 14:19, 25:15 shot 27:20, 27:22 square 7:7, 7:9,
reported 31:10 RPD -2 5:24 show 19:4, 24:16 17:10, 17:24, 18:2,
Reporter 31:8 run 17:18 shown 18:8 19:12,19:14
represent 4:24 Rush - copley 11:17, shows 20:19, 21:20 ss 31:2
representing 12:20 12:21, 13:12, 17:12, side 7:14, 7:14, Staff 9:23, 10:2,
represents 16:19 17:18 12:24, 23:17, 24:15 13:14
request 9:1, 10:4 sides 18:14 stalls 21:19
requested 8:18 sidewalks 22:6 stand 3:17, 12:7
requesting 4:4, < S > sign 21:12 standing 18:12,
19:15 SANDRA 2:4 signage 18:13, 18:24
required 6:23 Sanitary 9:20, 9:20 20:24, 21:2, 21:2 started 25:24
requirements 22:13 saying 3:10, 11:7, signal 25:18 starting 19:6
Residence 4:7, 5:8, 11:24, 30:1 signify 3:10, 11:7, State 31:1, 31:8
7:3 says 31:7 11:24, 30:1 stated 16:9
residential 6:21, 9:8, scale 22:4, 23:10 signs 21:6 stories 19:16
24:12,24:14 SCHILLINGER 2:7, similar 6:11, 6:12 stormwater 8:3, 8:6,
residents 7:22 10:22, 20:1, 28:3, sir 28:18 8:7, 8:21
respectfully 10:4 28:24, 29:20 site 9:4, 14:17, 17:7, straight 27:20, 27:22
Response 3:13, school 28:9, 28:21 21:22, 22:11, 22:15, Street 12:18, 13:8,
10:15, 10:18, 11:5, scrapped 28:10 26:2, 27:14 14:21, 15:5, 15:5,
11:10, 12:3, 16:22, screening 22:19, six 9:23, 21:9 16:19, 27:3, 27:5,
29:14, 29:23, 30:4 22:23, 22:24 six -foot 9:11 27:6, 27:11, 27:18,
rest 19:7, 25:24 seam 18:13 size 8:10 28:7, 28:12, 28:18,
restaurants 24:23 Second 3:6, 10:23, sizes 7:6, 21:19 28:22, 29:5, 29:8
result 10:2 10:24, 11:20, 11:21, slide 15:14 stretching 8:19
retail 14:9, 19:21, 17:23, 29:20 small 17:18, 25:6 structures 15:12
20:2, 20:2, 23:23, secondary 5:20 smaller 25:4 stub 9:6
24:4 seconded 3:8, 11:2, Smith 5:4 studies 17:6, 21:21
review 14:7 11:23, 29:22 somewhat 24:19 stuff 22:6
rezoning 4:5 section 21:20 somewhere 6:17, subdivision 5:23,
right -in 14:18 seeking 5:7 7:7 6:2, 6:5, 6:9, 6:11,
right -of -way 9:12 seen 25:4 soon 14:1 6:13, 6:15, 8:1, 8:1,
right -out 14:19 selected 21:23 source 5 :21 8:23, 9:11, 13:1,
River 15:3 serve 13:8, 17:17, south 4:9, 5:11, 22:9, 29:7
Road 1:9, 4:10, 5:11, 19:23 5:17, 6:1, 8:14, suggest 20:20
5:12, 5:17, 7:20, service 9:21 12:24, 17:5, 20:20, support 10:3, 14:9
7:21, 8:20, 9:5, services 9:15, 25:1 23:19, 24:9, 24:12 supposed 28:8
14:23, 15:3, 16:10, serving 21:13 southern 8:5 surgery 17:11
16:11, 18:17, 20:20, set 31:16 southwest 19:1 surveyed 13:4
23:18, 25:15 setbacks 7:11 space 7:15, 7:17, sworn 3:1, 3:19,
roads 9:10 seven 19:15 22:16 4:19, 12:7, 12:8,
roadways 14:15 sewer 9:21, 13:5, spaces 17:24 12:12, 15:18, 26:22,
roof 18:13 13:7 speaking 14:14 31:7
rooftop 23:1 shielding 16:23 specifically 6:21
room 17:16 shop 25:2 specifications 8:2
ROSANOVA 4:18, shopping 25:6 specifies 7:3 < T >
4:21, 4:22, 10:10 Shorthand 31:8, spell 13:17 ten 7:14
Route 4:9, 13:1, 31:10, 31:13 spoke 25:22 tenant 17:24
Depo Court Reporting Service (630) 983 -0030
38
tenants 18:1 type 19:4, 20:2, 23:5 29:10
terms 16:23, 17:4, wetland 8:9 < Z >
17:7, 17:9, 18:3, whatever 3:17, zone 20:15
18:20, 20:14, 20:15, < U > 24:12 zoned 5:23, 6:3, 6:6,
21:1, 21:10, 21:12, ultimate 26:12 WHEREOF 31:16 13:10
21:13, 21:18, 21:22, ultimately 15:1 WHEREUPON 4:17, zones 22:22
22:12, 24:3, 24:10 unincorporated 5:12 12:10, 15:16, 26:20 Zoning 4:13, 5:8,
terrain 28:10 Unit 13:16, 17:11, wide 7:19, 9:11 7:3, 10:4, 13:13,
testified 4:19, 12:12, 20:8 will 5:14, 5:19, 6:15, 13:16
15:18, 26:22 United 1:2, 2:13, 4:3, 7:4, 7:17, 7:21, 7:23,
thanks 24:20 4:4, 4:6 8:3, 8:4, 8:5, 9:1,
themselves 25:5 units 6:17, 7:5 9:11, 9:12, 9:16, < Dates >
they've 25:12 uses 13:12,13:18, 9:19, 9:24, 13:6, january 10, 2007
third 18:1 14:7, 14:9, 20:5 13:24, 14:12,14:22, 1:8, 1:8, 1:8
three -story 13:23 utilities 5:20, 9:14 14:24, 15:1, 19:23,
throughout 7:24, 25:17, 25:23, 25:23,
8:17 26:12, 29:17
tie 29:10 <V> wishes 12:6
together 29:11 Valley 4:1, 5:1, 5:3 within 9:10, 13:4,
Tom 2:2,15:15 variance 21:1, 21:5 25:4
tonight 4:13, 5:2, various 13:19, 14:7 WITNESS 31:16
10:3 vehicular 27:15 Witnesses 3:1, 3:19,
top 1,8:12, 23:13 Ventures 12:20, 26:2 12:8
towards 25:14, 28:8 vertical 18:9 women 17:14
tower 18:13, 21:3, Veteran 16:17, Woods 8:22, 8:23
21:5, 23:14 18:22, 19:1, 23:15, work 13:20, 16:12
Town 19:17, 20:1, 23:17, 25:14, 25:18 worked 9:23
23:24, 24:21 View 4:1, 5:1, 5:3, working 13:14, 24:1
townhomes 20:14 19:19, 24:8, 24:9, wound 27:5
Township 4:11 24:11 WYETH 2:12
traditionally 25:3 Village 6:2, 8:14,
traffic 7:20, 25:16, 22:19
27:15 Vince 4:22, 10:8, <Y>
Trail 7:16, 8:19, 16:8 yard 7:12
28:17, 29:6 VINCENT 4:18 yards 7:13, 7:14,
trails 8:17 visiting 25:7 7:14
transcript 31:13 VITOSH 1:8, 31:6, years 10:1, 28:5,
traveling 7:21 31:23 29:4
TRAVIS 2:9 Yorkshire 6:5, 8:22,
treatment 17:13 8:22
trees 7:23 < W > Yorkville 1:2, 1:10,
tried 25:6, 27:10 waiting 25:8 2:14, 4:3, 4:5, 4:6,
true 31:12 wall 21:4 4:20, 5:6, 8:17, 9:15,
turn 16:15, 16:15, Water 5:21, 9:16, 9:16, 12:13, 15:19,
16:16 12:17, 13:5,13:7 26:3, 26:23
turned 29:1 ways 27:18, 28:17 Yorkville - bristol
turns 29:9 West 4:24, 6:4, 9:17, 9:20
two 16:1 12:17, 13:2, 27:4,
Depo Court Reporting Service (630) 983 -0030
United City of Yorkville
800 Game Farm Road
_ 1636 Yorkville, Illinois 60560
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800 Game Farm Road
1636 Yorkville, Illinois 60560
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