Plan Commission Minutes 2006 11-08-06 Page 1 of 5
APPROVED 1/10/07
UNITED CITY OF YORKVILLE
PLAN COMIVIISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, NOVEMBER 8, 2006
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Bill Davis,
Sandra Adams and Tom Lindblom. Members absent: Brian Schillinger, Jack Jones and
Michael Crouch.
A quorum was established.
CITY STAFF AND GUESTS
Mayor Art Prochaska; City Attorney John Wyeth; Community Development Director
Travis Miller; Lynn Dubajic, YEDC; attorney Dan Kramer; attorney John Philipchuck;
Scott Guerard, Wyndham - Deerpoint Homes; Brandon Wilmer, Menard, Inc.; Mike
Schoppe, Schoppe Design and Associates. Also see attached sign -in sheet.
MINUTES
Clarence Holdiman made a motion to approve the October 11, 2006 minutes. Anne
Lucietto seconded the motion. The motion was unanimously approved by voice vote.
Sandra Adams made a motion to go to public hearing, Charles Kraupner seconded the
motion. The motion was unanimously approved by voice vote.
Chairman Lindblom swore in all those who intended to speak at the public hearing.
PUBLIC HEARING
1. PC 2006 -76 Dr. Anthony Milazzo, petitioner, has filed an application with the United
City of Yorkville, Kendall County, Illinois, requesting annexation and rezoning. The real
property consists of 2 acres located at 10701 Route 71.
See attached.
Lucietto made a motion to close the public hearing. Adams seconded the motion. The
motion was approved by voice vote.
Community Development Director Travis Miller said the property is shown as estate on
the city's comprehensive plan. The neighboring property, however, recently was granted
commercial zoning and the character of Route 71 does lend itself to commercial uses,
Miller said.
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The Laniosz property, which neighbors this property, was granted commercial status with
some limitations. Miller said city staff recommends the same type of limitations be
placed on this property if the requested zoning is granted. Findings A -E in the staff report
refer to those limitations.
Attorney Daniel Kramer, representing the petitioner, said the petitioner is okay with
findings A, B, D and E. However, C deserves and explanation. C states that the findings
necessary for a zoning amendment shall be based on the suitability of the property in
question to the uses permitted under the existing zoning classification. Kramer said as the
building sits now, it is functionally obsolete.
Lindblom asked if any of the commissioners disagreed with Kramer's statements and the
commissioner all replied no.
Lucietto and Adams said they had slight concerns that the property is in the estate area of
the comprehensive plan and not in an area for B -3 zoning. Lindblom said that someday
the city would have to review the south side of the comprehensive plan again.
Lucietto made a motion to recommend annexation for PC 2006 -76 as requested. Adams
seconded the motion. The motion was unanimously approved by roll call vote. Kraupner,
Holdiman, Lucietto, Davis, Adams and Lindblom voted yes.
Lucietto then made a motion to recommend rezoning for PC 2006 -76 as requested subject
to staff comments in the Oct. 30 staff report. Davis seconded the motion. The motion was
unanimously approved by roll call vote. Holdiman, Lucietto, Davis, Adams, Kraupner
and Lindblom voted yes.
Next, Lucietto made a motion to return to public hearing. Holdiman seconded the motion.
The motion was unanimously approved by voice vote.
2. PC 2006 -84 and PC 2006 -85 Edward Health Ventures, petitioners, have filed an
application requesting rezoning. The real property consists of approximately 100 acres at
the west corner of Route 71 and Route 126.
See attached.
Lucietto made a motion to close the public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Miller said the concept PUD is in substantial compliance with the city's comprehensive
plan. The proposed PUD includes mostly medical center oriented uses with a 5 -acre
commercial outparcel and 30 single - family lots ranging from 12,000 to 50,000 square
feet. The only anomaly is the five -acre portion in the northwest corner, he said. The
comprehensive plan there calls for residential.
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Miller said the staff recommendations state that a park dedication should be included in
the agreement. Also, he said the staff wants the architectural character plans to be
attached to the agreement.
Staff also recommends requiring a minimum of one additional access (an emergency
access would be acceptable) from the residential component of the plan to a public road.
The anomaly with the 5 -acre outlot has been addressed. Based on the configuration
proposed by the concept PUD plan, the corner location would be appropriate for a
commercial use, Miller said.
Also, Miller said staff will update the landscaping ordinance and would ask the developer
to adhere to the proposed updated standards. The staff also said there should be
incentives for the developer to preserve trees and would develop a formula to replace
certain trees that were removed. Preserving the trees was a major discussion during the
public hearing. Miller said city staff recommends that the petition has incentive to create
a land layout that would be respective to plant material.
Lucietto said the verbage in the plan is calling out for a day care center or an assisted
living center. As for the commercial portion of the property, Kramer, attorney for the
petitioner, said a daycare center, assisted - living center or medical center would be among
the acceptable uses. The petitioner agreed to remove uses such as auto sales center, drive -
thru restaurants and implement dealers from the list of acceptable uses.
Lucietto said she's also worried about the woods.
Mayor Art Prochaska asked if it would be appropriate for the Plan Commission to include
in its motion a directive to the City Council to look at preserving the woods. Lindblom
said it could be part of the recommendation.
Lucietto made a motion to recommend the concept PUD plan and rezoning for PC 2006-
84 and PC 2006 -85 as requested which includes the intent to preserve the wooded area on
the property. Adams seconded the motion. The motion was approved 5 -0 -1 in a roll call
vote. Lucietto, Adams, Kraupner, Holdiman and Lindblom voted yes. Davis abstained.
NEW BUSINESS
1. PC 2006 -73 Grande Reserve Unit 22 Final Plat
John Philipchuck, attorney for the petitioner, said Unit 22 in the Grande Reserve
development features 16 buildings and 73 units.
Miller said the final plat is consistent with the PUD agreement. Staff, however, has
recommended that Visel Drive be realigned. Philipchuck said the petitioner is willing to
make that adjustment.
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Lucietto moved to recommend final plat approval for PC 2006 -73. Adams seconded the
motion. The motion was unanimously approved by roll call vote. Davis, Adams,
Kraupner, Holdiman, Lucietto and Lindblom voted yes.
2. PC 2006 -79 Caledonia Phase 2 Final Plat
Miller said the final plat is consistent with the approved preliminary plan.
Davis made a motion to recommend approval of the final plat for PC 2006 -79 Caledonia
Phase 2. Lucietto seconded the motion. The motion was unanimously approved by roll
call vote. Adams, Kraupner, Holdiman, Lucietto, Davis and Lindblom voted yes.
3. PC 2006 -72 Menards Preliminary Plat and Final Plat
Brandon Wilmer, real estate manager for Menards, said the business wants to expand the
lumberyard. Also, the company plans to relocate the canopy and yard entrance to the
north side of the building. By doing so, it would enable the business to provide a cleaner,
neater, safer environment for the garden center and seasonal merchandise. Meanwhile all
other requests in the plan are as they were before.
Miller said staff comments reiterate what Wilmer said about safety and a better
environment. He said the proposed plat creates one additional lot by designation a
number for proposed Lot 3. The proposed plat also increases the size of Lot 2 to allow for
an expansion to the store to the south.
The staff s recommendation is to approve the request.
Davis asked what type of fencing the company would use around the lumberyard. He
wondered if now would be the time to request higher architectural standards for the
fencing.
Miller said the fencing planned is consistent with the city's architectural standards.
Wilmer said the fencing planned with uses wrought iron and decking is multi - functional.
It is used for storage as well as to prevent theft and creates a safe environment. He said
the company plans to go beyond the typical chain -link fence.
Lucietto made a motion to recommend approval of the preliminary plat and final plat for
PC 2006 -72. Holdiman seconded the motion. The motion was unanimously approved by
roll call vote. Kraupner, Holdiman, Lucietto, Davis, Adams and Lindblom voted yes.
4. PC 2006 -37 O'Keefe Preliminary Plat
Miller said there are two items before the commission. One is the preliminary plat and the
other is a final plat. They are two separate items, but the staff report groups both together.
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There are three items in Miller's report regarding the preliminary plan. He said the
preliminary plan is consistent with the O'Keefe Subdivision Annexation Agreement.
Also, at the request of staff, the petitioner has reconfigured the alignment of Water Park
Way. And, the final plat excludes Lot 1. This will be platted as Phase 2 once the right -of-
way for Route 47 is determined.
Lucietto made a motion to recommend approval of PC 2006 -37 the O'Keefe preliminary
plat subject to staff comments. Davis seconded the motion. The motion was unanimously
approved by roll call vote. Holdiman, Lucietto, Davis, Adams, Kraupner and Lindblom
voted yes.
Lucietto then made a motion to recommend final plat approval for PC 2006 -86 subject to
staff comments. Kraupner seconded the motion. The motion was unanimously approved
by roll call vote. Lucietto, Davis, Adams, Kraupner, Holdiman and Lindblom voted yes.
OLD BUSINESS
1. PC 2006 -70 Bristol Bay Unit 13 Final Plat
Miller said the Yorkville Kendall Fire Department, approached city staff about concerns
with the location of the northern boundary line in the project. To accommodate the
concern, staff decided it would be better to realign the northwest corner of the parcel.
That realignment would affect Unit 13, he said.
The fire department's architects have prepared a site plan positioning the building
footprint on the parcel and have requested Centex to reconfigure the north boundary of
Parcel 1685 accordingly.
Miller said his opinion and the staff s opinion is that this is a matter of a cleanup.
Lucietto made a motion to recommend final plat approval for PC 2006 -70 Bristol Bay
Unit 13 subject to staff comments. Davis seconded the motion. Davis, Adams, Kraupner,
Holdiman, Lucietto voted yes. Lindblom abstained.
At 8:57 p.m. Davis made a motion to adjourn the meeting. Holdiman seconded the
motion. The motion was approved in a voice vote.
Minutes respectfully submitted by Dina Gipe
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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 November 8, 2006,
at the hour of 7:00 p.m., at 800 Game Farm Road,
in the City of Yorkville, Illinois.
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D- 808906
REPO • COURT
reporting service
1212 South Naper Boulevard Suite 119 -185 • Naperville, IL 60540 • 630 - 983 -0030 • Fax 630 - 299 -5153
www.depocourt.com
November 8, 2006 2
1 P R E S E N T:
2 MR. TOM LINDBLOM, Chairman;
3 MR. CLARENCE HOLDIMAN;
4 MS. SANDRA ADAMS;
5 MS. ANNE LUCIETTO;
6 MR. BILL DAVIS;
7 MR. CHARLES KRAUPNER;
8 MR. TRAVIS MILLER;
9 MS. DINA GIPE.
10 A P P E A R A N C E S:
11 MR. JOHN JUSTIN WYETH,
appeared on behalf of the United
12 City of Yorkville, Illinois.
13
14 - - - - -
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November 8, 2006 3
1 CHAIRMAN LINDBLOM: At this time I
2 would entertain a motion to go to public hearing.
3 MS. ADAMS: So moved.
4 MR. KRAUPNER: Second.
5 CHAIRMAN LINDBLOM: Moved and
6 seconded. Discussion on the motion?
7 (No Response)
8 CHAIRMAN LINDBLOM: Hearing none,
9 could I have those in favor?
10 (A Chorus of Ayes)
11 CHAIRMAN LINDBLOM: Opposed?
12 (No Response)
13 CHAIRMAN LINDBLOM: Motion passes.
14 Ladies and gentlemen, the one
15 part I forgot to mention when I was addressing
16 you earlier is that if you're going to address
17 the Commission on either of these two items, we
18 would ask that you be sworn in.
19 If you even think you're going
20 to have a question or concern or have any
21 statements to make, please stand and raise your
22 right hand and we will swear all of you in, and
23 we will let this pertain to both public hearings.
24 (Witnesses sworn)
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November 8, 2006 ¢
1 CHAIRMAN LINDBLOM: The first item
2 is PC 2006 -76, Dr. Anthony Milazzo, is that --
3 MR. KRAMER: Milazzo.
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4 CHAIRMAN LINDBLOM: Milazzo?
5 Petitioner, has filed an application with the
6 United City of Yorkville, Kendall County,
7 Illinois, requesting annexation to the United
8 City of Yorkville and rezoning from Kendall
9 County A -1 Agricultural District to B -3 Service
10 Business District zoning.
11 The real property consists of
12 approximately two acres located at 10701
13 Route 71, Yorkville, Illinois.
14 And Dan Kramer speaking for the
15 petitioner?
16 WHEREUPON:
17 DANIEL J. KRAMER,
18 having been first duly sworn, testified before
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19 the Yorkville Plan Commission as follows:
20 MR. KRAMER: Thank you. For the
21 record, my name is Daniel J. Kramer. I am an
22 attorney licensed to practice law in the state of
23 Illinois. My address is 1107A South Bridge
24 Street, Yorkville, Illinois. And I represent
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November 8, 2006 5
1 Dr. Anthony Milazzo and Otis Development
2 Corporation, which is the name of the entity that
3 he has title in, and he is the 100 percent owner
4 of the property.
5 As you can see from the
6 drawing, which is a very plain -Jane plat of
7 annexation that's up on the easel, it's an
8 approximate two -acre parcel.
9 In the group of exhibits that
10 you have in your packet tonight, there is a site
11 plan on it.
12 This property, most of the
13 people who have lived in town most of their life
14 would have known it as the old D & H Agricultural
15 Center, Inc.
16 It started back in the 50's.
17 It's the subject of a special use in the county.
18 They kind of went through a metamorphosis over
19 the years that would change from more of a
20 livestock and rural community to more a
21 suburban -type community.
22 They sold primarily
23 agricultural feeds, and they actually had a
24 grinding mill there and did things themselves
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November 8, 2006 6
1 over the years.
2 As time went on, they morphed
3 more into a horse and dog pet supply -type
4 business, and then ultimately that business was
5 sold to another party, is now in the City of
6 Yorkville right next to our building at 1111
7 South Bridge Street, and this property has
8 basically sat vacant since.
9 The surrounding uses, as
10 Mr. Miller has pointed out in your Staff report,
11 there is a large grain storage elevator
12 immediately to the south, and then a separate
13 owner who came in and annexed to the City, I
14 understand his documentation is not totally
15 finalized as far as the recording of the
16 ordinances, but the City Council has voted to
17 annex and zone the property for business
18 purposes, if I am pronouncing the name correctly,
19 it was Mr. Laniosz -- L- A- N- I -O -S -Z I believe,
20 for the record -- some months ago, so the
21 property immediately adjacent and contiguous to
22 us to the north is likewise business.
23 If you go a little bit north of
24 that there is some residences that have been
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November 8, 2006 7
1 there for quite a number of years as county
2 residences, and then we get into property that's
3 currently being annexed to the City by
4 Meadowbrook Homes.
5 We think it's a complimentary
6 use under the City Comp Plan. This is going to
7 be a small business area there.
8 Dr. Milazzo does not have an
9 end user as of yet. What he'd generally like to
10 see there actually is a small sit down
11 restaurant.
12 We've sized the building and
13 the parking area that would accommodate a
14 restaurant or more of a destination retail use.
15 We don't see this as a high volume use. It's
16 certainly not going to be a McDonald's or a
17 Burger King. There is not enough volume there to
18 support that. So we would hope it would be
19 complimentary to the uses adjacent to us.
20 Any final documents we do would
21 contain the Illinois Right to Farm Clause because
22 that elevator, if any of you took a drive out
23 there, now that we are in harvest season, your
24 car came back with a little red sheen on it
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November 8, 2006 8
1 because as they're drying corn, even with the
2 sleeves that are supposed to protect, there is
3 still a bit of dust and so on, so that has to be
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4 controlled.
5 So, again, we want to be a good
6 neighbor to the farm operation there, and behind
7 us at least temporarily there is farm operations,
8 which again, the Comp Plan calls for residential
9 behind us, so we will meet the buffering
10 requirements for City ordinances.
11 We're not asking for any
12 variance, and we hope we'll take a property that
13 kind of looks in a bit of a distressed state now
14 and make it a valuable, you know, assessment for
15 the School District and the City both.
16 So once we are done tonight
17 with the public hearing, we'll try and answer any
18 questions that you folks or the audience has, we
19 are going to be asking for a recommendation to
20 annex the property, to zone it B -3, and to
21 recommend approval of the site plan.
22 Thank you.
23 CHAIRMAN LINDBLOM: Okay. Thank
24 you, Dan.
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November 8, 2006 g
1 Okay. At this time then is
2 there anyone from the public that has questions
3 or comments for the petitioner?
4 (No Response)
5 CHAIRMAN LINDBLOM: I'll ask again.
6 Any questions or comments?
7 (No Response)
8 CHAIRMAN LINDBLOM: Hearing none,
9 could we have a motion then to close the public
10 hearing?
11 MS. LUCIETTO: So moved.
12 MS. ADAMS: Second.
13 CHAIRMAN LINDBLOM: Moved and
14 seconded. Any further discussion on the motion?
15 (No Response)
16 CHAIRMAN LINDBLOM: Hearing none,
17 those in favor signify by saying aye.
18 (A Chorus of Ayes)
19 CHAIRMAN LINDBLOM: Opposed?
20 (No Response)
21 CHAIRMAN LINDBLOM: Motion passes.
22 (discussion had off
23 the record)
24 CHAIRMAN LINDBLOM: At this time I
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November 8, 2006 10
1 would entertain a motion to go back to public
2 hearing.
3 MS. LUCIETTO: So moved.
4 MR. HOLDIMAN: Second.
5 CHAIRMAN LINDBLOM: Moved and
6 seconded. Further discussion 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: Opposed?
12 (No response)
13 CHAIRMAN LINDBLOM: Motion passes.
14 Item number two is PC 2006 -84
15 and 2006 -85, Edward Health Ventures, an Illinois
16 not - for - profit corporation, petitioners, have
17 filed an application with the United City of
18 Yorkville, Kendall County, Illinois, requesting
19 rezoning from United City of Yorkville R -2, R -4,
20 B -1 and M -1, to United City of Yorkville PUD
21 zoning to allow uses permitted in the B -3 Service
22 Business District and R -2 One - Family Residence
23 District, and for hearing as to the concept PUD
24 plan of the petitioner.
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November 8, 2006
1 The real property consists of
2 approximately 100 acres at the west corner of the
3 intersection of Route 71 and Route 126,
4 Yorkville, Illinois.
5 Are you still up?
6 MR. KRAMER: For the record, once
7 again, my name is Daniel J. Kramer. My address
8 is 1107A South Bridge Street, Yorkville,
9 Illinois.
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10 I am an attorney licensed to
11 practice law in the state of Illinois, and I
12 represent the land owner, Fox Valley Farm
13 Partnership, and the contract purchaser and
14 developer, Edward's Health Care, who is present
15 tonight.
16 I would anticipate that besides
17 myself, Mike Schoppe, our land planner, would
18 testify, and again, I invite any members of the
19 Plan Commission or audience that have questions,
20 Bill Kottman, the President of Edward's Hospital
21 is with us here tonight.
22 I think I want to start out
23 with a couple of general comments; one, I'm not
24 going to take any responsibility for direction on
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November 8, 2006 12
1 this one either because nothing is in a straight
2 line on 126 and 71.
3 This is one of those projects
4 that I feel honored to present in the sense that
5 I think it's presenting a great opportunity for
6 the City of Yorkville in that we don't have any
7 kind of health care facility south of the river,
8 and I think if this facility comes here, it will
9 only generate some retail and some commercial
10 growth that will just be great for the City and
11 again, fill a void in our health care where
12 families have emergencies with children and
13 elderly and all of us that can use this service
14 in this location.
15 Basically the property, as the
16 application indicates, it's approximately 100
17 acres. It was annexed back at the tail end of
18 the 1970's and early 80's, by at the time a Swiss
19 national who had bought the property just as an
20 investment in this country, and I remember I was
21 brand spanking new, had hair, and it was an
22 incredibly divisive issue in town because some
23 people thought when we brought in this large
24 assemblage between Route 47, 71, and 126 that it
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November 8, 2006 13
1 was going to change the face of Yorkville and we
2 were never going to be the same again.
3 Then this little thing called
4 the 1980's with 20 percent prime came along and
5 that owner found it less tolerable to own that as
6 an investment, and fortunately young Mr. Davis'
7 dad here had some courage and went out on a limb,
8 put a group of guys together who bought it, and I
9 think again, it has turned out to be a very nice
10 asset for the City. There are some of our
11 largest lots and best housing in town in
12 Wildwood.
13 When Bill Kottman came to
14 Dr. Davis and indicated his interest in it, they
15 worked out that they would sell the easterly I
16 would call it anyway hundred acres to them.
17 Right now at the very tip of
18 the property as 71 and 126 were configured, that
19 had a small parcel that was zoned B -2, and the
20 predominant zoning where the hospital proposes to
21 go frankly is residential under the original
22 annexation agreement back from the 80's.
23 Again, we're asking to change
24 that, and the hospital would proceed in a course
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November 8, 2006 14
1 where they would like to start out with a small
2 medical office building facility on the
3 Route 71 side of the property, but they are using
4 a lot of foresight saying look, as this area
5 grows and as the needs of the community continue,
6 they would like to see it morph into a full -scale
7 hospital facility as those services are needed.
8 Dr. Davis' group would end up
9 keeping that approximate five -acre parcel that
10 I'll let Mike tell you, I call it kind of a
11 salmon color parcel along the through street at
12 the top, and then to provide some additional
13 buffering for the existing residents of Wildwood
14 subdivision, there is going to be a portion that
15 the hospital would partner up or sell to a
16 residential developer, that they'd actually add
17 some additional single- family between they and
18 the hospital facility, and I think that's
19 important because it tells the neighbors next
20 door if they're willing to go on the hook and try
21 and have a few lots of high -end residential,
22 they're not going to be adverse to the interests
23 of the residents next door because if they didn't
24 think they were a nice mix, they wouldn't try and
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November 8, 2006 15
1 do it.
2 Again, I think the hospital did
3 something very wise a few weeks ago, and that is
4 we sent letters out to all of the property owners
5 within 500 feet, so we went further than the
6 state statute, and we rented the old historic
7 courthouse, and so Bill Kottman and his staff
8 came, as did Mike Schoppe, with the drawings you
9 see here tonight and gave the neighborhood an
10 opportunity literally to ask any questions they
11 wanted about Edward's Health Care services, what
12 was going to be done on the property, what their
13 concerns were.
14 It was very well attended, a
15 very active audience, and we got great feedback
16 and I think a positive recommendation.
17 So I'm going to turn the
18 planning process over to Mike Schoppe here and
19 let him take you through the plan and then to
20 Bill to let him tell you about Edward's Health
21 Care, and again, we'll answer any questions we
22 can.
23 When we go into work session,
24 we're going to be asking three things from you as
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November 8, 2006 16
1 a Plan Commission tonight. We're going to ask
2 that -- or actually two. We're going to ask that
3 you change the zoning on the property, this one
4 we don't have to annex; and then again, subject
5 to Staff comments, that you would recommend
6 approval of the site concept plan --
7 CHAIRMAN LINDBLOM: Concept plan.
8 MR. KRAMER: -- to the City Council.
9 Thank you very much.
10 WHEREUPON:
11 MIKE SCHOPPE,
12 having been first duly sworn, testified before
13 the Yorkville Plan Commission as follows:
14 MR. SCHOPPE: Good evening. What I
15 would like to do is just go through some of the
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16 thought process that we have gone through to put
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17 the concept plan together, and hopefully that
18 will -- it will all bring some of the issues that
19 we've been dealing with on the property together.
20 The aerial photograph that we
21 see here, this is probably best used to describe
22 maybe some of the surrounding land uses that
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23 we've looked at, outline -- this is the property
24 that's outlined in red, 71, 126.
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1 We've got the Crooked Creek
2 subdivision to the west and we also have the
3 start of the Wildwood subdivision on the west
4 side of the property as well.
5 And for those of you that are
6 familiar with Wildwood, you know there is two
7 road -- existing road stubs that stop at our
8 property line. I think it's Candleberry Lane and
9 Meadow Rose Lane. Both of those have been built
10 and they stopped at our property line.
11 We've got, of course, Country
12 Hills on the south side with their entrance off
13 of 71.
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14 And largely on the north part
15 it's undeveloped. It's -- That's the McKenna
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16 property, is the majority of that property.
17 Woodstone development is right
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18 in this area and Kendallwood Estates is up in
19 this area. So we do have some development
20 happening in the area.
21 Even though this is a concept
22 plan, there has been a lot of work done, a lot of
23 due diligence type of work and research done on
24 the property.
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November 8, 2006 18
1 We've had the topographic
2 surveys done, we know what the drainage patterns
3 are, we've been able to map where the bridges are
4 and where the logical places for where the
5 stormwater management areas should be and how
6 large they should be.
7 Generally, as you can well
8 imagine, most of this -- of this property ends up
9 draining into the Fox River, but we do have maybe
10 two - thirds of the property that drains in this
11 direction, the northwest corner. I'll call it
12 northwest for lack of a better direction.
13 Over to the west we have a
14 small watershed that drains this way, so
15 logically you might expect a stormwater basin
16 here, and then over on the far east side, there
17 is another watershed that drains off generally in
18 this direction, so you might expect a storage
19 basin to be there as well.
20 We've also taken into account
21 the realignment. That's the yellow, or these
22 orange lines that you see. This is the
23 realignment of Route 126, 71 intersection, so
24 that intersection is being moved a little further
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November 8, 2006 19
1 east of our development.
2 It does provide, from this
3 intersection to the existing Country Hills,
4 that's right about a half a mile, about 2500 feet
5 or about half a mile.
6 So that's important when we
7 talk about where we might want to be locating our
8 access points into the hospital facility.
9 And also in this big green blob
10 here, that's an existing wood lot. It's
11 stayed -- It's stayed all these years, it's not
12 been farmed. It's a mature stand of hardwood
13 trees. It's about, oh, 16 to 20 acres.
14 We had the trees surveyed, we
15 are in the process of identifying them and doing
16 an analysis on the condition of those trees, but
17 it's a similar type of wood lot that is all
18 through here. You saw that in Kendallwood
19 Estates. This stand of timber, all of this land
20 at one time had that type of hardwood timber on
21 it, and it's a mature piece of vegetation.
22 All the rest of the vegetation,
23 there's some typical fence row vegetation and
24 some old vegetation around the old farm house,
i -
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November 8, 2006 20
1 which is right here, but that's all volunteer
2 type of vegetation.
3 With that, we wanted to look at
4 three basic land uses that we're going to be
5 putting on the property, the hospital facility,
6 the commercial property that's part of the sales
7 agreement, as Dan mentioned, and the residential
8 property, and figure out okay, where should those
9 best be located given these parameters that we
10 are talking about.
11 Obviously the residential, with
12 the existing residential to the west, the
13 residential component, using that as a transition
14 to the hospital, that made a lot of sense to put
15 in here.
16 That's a less intense use, also
I
17 working with the trees, than say the hospital --
18 where the commercial property would be.
19 Knowing that the hospital is a
20 multi -story building, it's a large structure, we
21 wanted to locate that as close to the center of
22 the property as we could. That just pulls it
I
23 further away from Route 126 and Route 71, so the
I
24 height is not as dominant as if it were located
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November 8, 2006 21
1 close to Route 71 or 126.
2 And then the commercial
3 property, we had looked at this area knowing that
4 because of the drainage being what it is, there
5 is going to be a large open space buffer here in
6 the form of a stormwater basin, so it was logical
7 to bring in -- look at an entrance road here that
8 would eventually lead into McKenna and provide
9 that commercial off of that main entrance road,
10 that would be a full access, with the benefit of
11 being able to use the stormwater management
12 facility to act as a buffer or a separation
13 between the single- family homes that are over in
14 Crooked Creek subdivision.
15 So that's -- that's the
16 rational behind it, and as you can see on the
17 plan, that's why we've got those three major land
18 uses organized the way that we do.
19 Now, the hospital itself is a
20 multi -story building, you've got circulation that
21 will go around the perimeter. These other two
22 buildings, it will be supported -- someday as
23 time goes along and the needs are generated,
24 there will be -- we are looking to see parking
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November 8, 2006 22
1 decks here so that we can have vertical parking
2 rather than spreading it all out on the land.
3 These other smaller buildings
4 are medical office buildings or medical - related
5 offices or an ambulatory surgical center is being
6 contemplated here. This is a fitness center.
7 All of this, of course, being the hospital
8 complex itself.
9 The various residential lots,
10 we'd be looking at a minimum of 12,000 square
11 foot lots, but because of the odd geometry that's
12 created in here, most of those lots are going to
13 be probably in the 15 to 18,000 square foot
14 range.
15 We've got a lot of flexibility
16 as to the width of those lots so that we can
17 organ -- or arrange the house pad to work around
18 and amongst the existing trees that are out
19 there.
20 Even though we've got a tree
21 survey, this plan, the residential component,
22 hasn't been created with the benefit of the
23 location of those trees, so the lot lines, as
24 things move to preliminary and final, probably
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November 8, 2006 23
1 will be moving so that we can best work with the
2 existing vegetation and take advantage of that
3 premium that's going to be out there for us.
4 And then, of course, the
5 commercial area, the open space that's to the
6 west of that, that represents about -- well,
7 there would be about two, three, 400 foot of
8 separation between that commercial and the
9 residents in Crooked Creek, and in addition that
10 physical separation, there is also going to be
11 land provided for buffering and screening along
12 our west property line and along the edge of the
13 commercial.
14 One of the comments that had
15 come up at our neighbor's meeting was that they
16 would like to have some input -- these neighbors
17 would like to have some input as to how that
18 buffer is actually created, and we are more than
19 willing to meet with them and create a buffer.
20 They may want to see it open to
21 see the water feature or they may want it more
22 densely landscaped, and we are willing to meet
23 with them and incorporate what their desires are.
24 We had talked about the road
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November 8, 2006 24
1 extention, and one thing that you don't see here
2 is an issue that came up at the neighbor's
3 meeting, it came up at the Plan Council, and that
4 is some sort of emergency access into the
5 Wildwood subdivision.
6 Currently there is only one
7 access, it's right here, and with these two road
8 stubs and a continuation into our property, if we
9 don't provide an emergency access through this
10 property somehow, that -- that subdivision will
11 be relegated to only one entrance.
12 So our thought is to provide as
13 part of the preliminary or final design, once we
14 know more about what the road system is going to
15 do here, is to provide some sort of emergency
16 access to this driveway that would then connect
17 to the public street.
18 Some -- I guess whether it's a
19 private drive or a public street can be discussed
20 and evolve over time, but there is the
21 opportunity right in through here somewhere
22 generally speaking to provide for some sort of
23 emergency access so there is a second way into
24 that Wildwood subdivision.
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November 8, 2006 25
1 And another issue that had come
2 up recently was the neighbors had brought up a
3 thought about a desire for a park in the area.
4 There is not a park in Wildwood subdivision.
5 We had met with the park board
6 here about a week and a half ago, and the park
7 board would like to see a park on this property
8 as well.
9 Now, the obligation for the
10 land cash ordinance on the property is going to
11 be about one acre; with the 30 lots that are
12 here, that equates to about a one -acre park site.
13 So the request has come from
14 the park board that we look at incorporating a
15 plus or minus one -acre park on the property, and
16 I think logically that's going to be evolving
17 somewhere in that -- in that wooded area.
18 Whether it's immediately adjacent to Wildwood
19 subdivision or it's more into the trees, that's
20 yet to be determined.
21 And then additionally we've got
22 the buffering along our south property line.
23 We've got some sketches that illustrate how we
24 might envision the buffering along both of our
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November 8, 2006 26
1 property lines, but specifically along Route 71.
2 There is a hundred foot
3 right -of -way there now, so we're thinking that
4 there is not going to be additional dedication
5 required, although Travis is trying to set a
6 meeting up with us and IDOT down in Ottawa for
7 next week where we could talk about the
8 right -of -way issues, the road improvement issues,
9 the access points that we are proposing, and
10 start to get their feedback so we can start to
11 incorporate IDOT's thinking into our plans.
12 So we're looking at a minimum
13 of a 30 -foot landscape strip along Route 71
14 that -- per the City's landscape ordinance that
15 would require berming and a certain amount of
16 landscaping, and certainly with this design we
17 can provide for that as well.
18 One thing I'll mention, the MOB
19 that's right here, this would probably be our
20 firs -- first building constructed, and with that
21 it makes sense this would be our first entrance
22 lining up with Country Hills, so that might
23 logically be the start of the first piece of the
24 development of this property, and then
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November 8, 2006 27
1 additionally we have some full access points here
2 on Route 71, as well as here and here.
3 We'll want to have some further
4 conversations with the McKenna property; I
5 understand there is some interest or activity or
6 people thinking about that, but it will be
7 important that these full access points work not
8 only for this property, but also work for access
9 into the McKenna property, that's going to have
10 commercial and residential property on that, and
11 with the IDOT restrictions, there is probably
12 only two full access points that will be coming
13 off of Route 126, so we want to make sure they
14 work for both sides of that development.
15 So with that, those are some of
16 the key issues that we've gone through and dealt
17 with in coming up with the design that we have.
18 CHAIRMAN LINDBLOM: Okay. Thank
19 you, Mike.
20 MR. KRAMER: Thank you. Would you
21 like me to have Bill make a few overall comments
22 and maybe answer some of the audience questions?
23 CHAIRMAN LINDBLOM: Sure. Fine.
24 WHEREUPON:
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November 8, 2006 28
1 BILL KOTTMAN,
2 having been first duly sworn, testified before
3 the Yorkville Plan Commission as follows:
4 MR. KOTTMAN: Good evening. Bill
5 Kottman, President of Edward Health Ventures.
6 Just for clarification, Edward
7 Health Ventures is a subsidiary of Edward Health
8 Services Corporation, which is the parent.
9 Edward Health Ventures is the name of the
10 hospital.
11 Did everyone get a packet that
12 I had passed out?
13 MR. KRAUPNER: No, I did not.
14 MR. KRAMER: Did you get some over
15 here?
16 MR. DAVIS: Yes, I have some.
17 MR. KOTTMAN: Actually I'll leave
18 some here if anybody in the audience wants these.
19 In the packet -- and I'll go
20 through this quickly, I don't want to make this
21 real formal -- but for those of you who maybe
22 have not been up on our campus in Naperville, I
23 want to give you a brief overview of who we are
24 and what we do, just our mission.
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November 8, 2006 29
1 We do want to be the premier
2 health care provider in the Chicagoland area
3 where patrons, physicians and employees choose to
4 come.
5 We are roughly about a 400 -bed
6 hospital; of that, about 300 med -surg beds, and
7 about a hundred psychiatric beds. We also are
8 currently finishing up about 50 new beds in our
9 heart hospital.
10 If you go into the facts and
11 the growth, you can see we do about almost 22,000
12 patient discharges a year right now. Outpatient
13 visits are almost 384,000. ER visits, almost
14 70,000 a year.
15 These are big numbers. We are
16 one of the busiest -- We are the busiest hospital
17 in Du Page County from an ER standpoint, OB
18 delivery standpoint, and our med -surg standpoint
19 as well.
20 We have about 900 physicians on
21 medical staff right now, 98 percent of those are
22 board certified physicians, and there is a number
23 of outpatient locations. Again, I won't bore you
24 with all the details, you can read at your
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November 8, 2006 30
1 leisure.
2 We have a number of Centers of
3 Excellence, including cardiovascular services,
4 oncology services, emergency services, women and
5 children, and surgical services.
6 We were recently named one of
7 the top 100 best hospitals in the country for
8 cardiovascular care services.
9 We are also one of the top
10 hospitals in the country for treatment of stroke.
11 And we are also a magnet
12 hospital, which only two percent of the -- for
13 nursing, which only two percent of the hospitals
14 in the country are designated as well.
15 You may ask why Yorkville. I
16 told the neighbors and I'll tell you as well,
17 probably not a week goes by that I don't get a
18 call from someone out either in Yorkville, Oswego
19 area saying, "When are you going to bring Edward
20 physicians out into this area ?"
21 We do have a number of patients
22 coming here. I won't tell you we are the major
23 provider out here, we're not, and simply because
24 we don't have the physicians out here yet, but we
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November 8, 2006 31
1 do get a number of physicians from this area.
2 We do provide some physicians
3 out here now, up on the northwest corner of
4 Route 47 and Route 34, we do have specialists
5 from our Cardiovascular Institute and our Cancer
6 Institute that rent space in the Sandwich Family
7 Practice building out there, so we have been out
8 here for a number of years.
9 We know we need to be in
10 Yorkville, we want to be out here. We have
11 looked at the projected growth, as the City has.
12 We know that it's a rapidly growing area. We
13 want to be able to provide services. As that
14 population expands, the services will expand.
15 I have included in the packet a
16 few pictures, again if you have not been up on
17 the campus, to just to kind of show you the types
18 of buildings that we build.
19 Most of the pictures are from
20 the Naperville campus; there is one here from the
21 Edward Plainfield Outpatient Center.
22 You may know that -- as I say,
23 a similar concept plan for our Plainfield campus,
24 which is located on 127th Street, about a half
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November 8, 2006 32
1 mile west of Route 59 in Plainfield.
2 We have recently opened a
3 100,000 square foot outpatient center there which
4 houses an immediate care center, radiology
5 center, and physician offices, and we also opened
6 up a 60,000 square foot medical office building
7 on that site.
8 We are in the process of
9 developing a joint venture, joint venture between
10 the hospital and physicians, ambulatory surgery
11 treatment center, that we got approved by the
12 state, and that will probably open about this
13 time next year roughly.
14 I have also included in the
15 packet two maps toward the end. The first map
16 shows the two main Edward campuses, one in
17 Naperville, as well as the one in Plainfield.
18 We have also noted on there the
19 other hospitals, major hospitals, in the area,
20 and then the last page shows you our service
21 area.
22 We have broken it down into --
23 the main ones being a north primary service area
24 and a south primary service area, and we have
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November 8, 2006 33
1 some secondary.
2 We get patients from a broad
3 area, but the bulk of our patients come from what
4 we call our primary service area, and Yorkville,
5 as you can see, is in our south primary service
6 area.
7 As Dan and Mike have pointed
8 out, we have chosen what we feel is a great
9 parcel of land.
10 We know that there are other
11 hospital systems that have purchased land in
12 Yorkville. We applaud them for those efforts.
13 We think it's a great thing to have additional
14 health care services available to the community.
15 One of the things that we've
16 looked at and looked at Yorkville and thought
17 about where to place our services, we recognize
18 that there really aren't a lot of services on the
19 south end of town yet.
20 Obviously the north end has
21 developed quickly, the river serves as somewhat
22 of a natural barrier, and so again, we see that
23 the south side is probably going to start
24 developing very quickly with a number of
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November 8, 2006 34
1 different services, and health care should be one
2 of those.
3 We've been fairly aggressive in
4 pointing out the types of services that can be on
5 this parcel, but our intent in doing so is to
6 really do the planning for the future, and again,
7 if I can use the analogy, similar to what we did
8 in Plainfield.
9 We did a Planned Unit
10 Development down there and a similar type of
11 system where we said here, ultimately this is the
12 size hospital that could be there, four or 500
13 bed hospital, medical buildings, and associated
14 medical services around that.
15 Fact is the hospital may never
16 get to be that size. Fact is there may never be
17 a hospital here. We don't totally control that.
18 As you well know, the state has
19 a licensing procedure called Certificate of Need
20 that dictates whether or not hospital entities
21 are allowed to build certain structures.
22 They certainly dictate whether
i
23 you get to license your hospital for a major
24 service, like a cardiovascular service, and
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November 8, 2006 35
1 really any major project over about seven million
2 dollars in cost has to be approved by the state,
3 so again, we don't have total control over this.
4 And quite frankly, even from a
5 population standpoint, I can tell you that it's
6 probably going to be in the neighborhood of ten
7 years before any provider is going to be able to
8 sustain a hospital, you know, and provide a
9 strong enough case to the state where the state
10 would allow it and have a stronger business case
11 where they could support it financially, and we
12 just want to be ready for the future.
13 And, as Mike said, we would
14 start out probably with a small medical office
15 building. We are still looking at various
16 options like that.
17 I did bring an elevation of a
I
18 medical office building of that size, probably
19 about 15,000 square feet. That's one option. We
20 could go a couple of stories, depending on how we
21 had to structure it, but I wanted to give you an
22 idea of the design of the building and the way we
23 would do that.
24 We are looking at a number of
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November 8, 2006 36
1 other options. We talked to the City Staff,
2 we've talked to Parks and Recreation about
3 possibly doing some collaborative efforts, around
4 things like a walking trail potentially on the
5 property, and even like a fitness center. Maybe
6 there is something we could do for that.
7 The dilemma is we know the
8 services, you know, the community wants the
9 services; it's how quickly we can get them here
10 and still survive financially while the
11 population grows. That's going to dictate how
12 quick we get out here.
13 And with that, I'd be happy to
14 answer any questions.
15 CHAIRMAN LINDBLOM: We may come back
16 to you.
17 MR. KOTTMAN: Sure.
18 CHAIRMAN LINDBLOM: Dan, anything
19 else for your presentation?
20 MR. KRAMER: I think just to clarify
21 for the record, I know it's hard to get on paper
22 when we use a description like there or here.
23 Again, the first medical office
24 building -- Mike, you've got the laser, if you
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November 8, 2006 37
1 want to show them -- is the square that's shown
2 adjacent to Route 71 and labeled MOB, medical
3 office building, so that would be the first
4 intended structure on the site.
5 With that, again, we'll be
6 happy to answer any questions.
7 CHAIRMAN LINDBLOM: Again, just out
8 of curiosity, what office building is located
9 with the title of ASTC?
10 MR. KOTTMAN: That's a good
11 question. That's the Ambulatory Surgery
12 Treatment Center. That's the designation that
13 the state gives that.
14 So if we were to go out and try
15 to get a license from the state to build a
16 free - standing surgery center, ambulatory
17 outpatient surgery center, it would be called an
18 ASTC, but that's, in fact, exactly what we just
19 got approved for the Plainfield campus.
20 CHAIRMAN LINDBLOM: And, Mike, I
21 have a question for you then. What is going to
22 happen to that area where it's labeled
23 realignment, Route 126?
24 You've got an egg- shaped -- is
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November 8, 2006 38
1 there -- who is going -- that area right there.
2 MR. SCHOPPE: This piece right here?
3 CHAIRMAN LINDBLOM: Yes.
4 MR. SCHOPPE: The plans -- these --
5 this line with -- this road line came from plans
6 that we had gotten from IDOT.
7 CHAIRMAN LINDBLOM: Right, I
8 remember that.
9 MR. SCHOPPE: Their plans showed
10 that piece of road, this piece of pavement, is to
11 stay --
12 CHAIRMAN LINDBLOM: Okay.
13 MR. SCHOPPE: -- and provide -- it
14 looks like it's a controlled intersection.
15 This little island here looks
16 like they're suggesting that it's not going to be
17 a complete full access, but it's going to be a
18 controlled intersection, perhaps a
19 right -in /right -out paved road there, but the
20 pavement will stay and provide access to this
21 property as well as the property on the other
22 side.
23 CHAIRMAN LINDBLOM: Okay. Does
24 anybody else here have any questions just for
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November 8, 2006 39
1 clarification, then we'll come back later?
2 (No Response)
3 CHAIRMAN LINDBLOM: Okay. At this
4 time then I would ask if there are members of the
5 audience that have any questions or concerns for
6 the petitioners. Yes, sir, gentleman with his
7 hand up.
8 WHEREUPON:
9 BILL SIKORSKI,
10 having been first duly sworn, testified before
11 the Yorkville Plan Commission as follows:
12 MR. SIKORSKI: My name is Bill
13 Sikorski, and I live just adjacent to the
14 property that you're talking about.
15 I'm curious, you were speaking
16 about a parking area somewhere near the
17 development that would probably be homes.
18 MR. KOTTMAN: Parking or park?
19 MR. SIKORSKI: I thought you said
20 parking.
21 MR. KRAMER: He was saying park.
22 MR. SIKORSKI: Oh, it was a park
23 area --
24 MR. KRAMER: Correct.
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November 8, 2006 40
1 MR. SIKORSKI: -- right in there?
2 And possibly you would bring a
3 road over here; is that correct?
4 MR. KOTTMAN: Yes. Mike, could you
5 speak to that?
6 CHAIRMAN LINDBLOM: Mike?
7 MR. SCHOPPE: Your first question,
8 to clarify that, we had talked with the park
9 board, and they are looking for a park on the
10 property somewhere, and we're thinking logically
11 that that park would be located somewhere in this
12 area. Okay?
13 And then the access issue, yes,
14 we're looking -- because there is only one way to
15 get into the subdivision now, and if the road
16 system were built as we've got it drawn here,
17 that would still only have one way in and out.
18 So to provide a second way in,
19 what they call an emergency access into that,
20 we're looking in this general area to connect
21 this road with this drive with some means of
22 vehicular access, in the case that that entrance
23 were ever to be blocked and emergency vehicles
24 needed to get in to provide service.
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November 8, 2006 41
1 MR. SIKORSKI: And am I correct in
2 what was said here that where the homes will be
3 built in the future adjacent to this hospital
4 property, that piece of property will be sold to
5 someone to develop it?
6 MR. KOTTMAN: Yes. Correct. We are
7 not interested in developing the residential part
8 of the project. It will be someone else.
9 CHAIRMAN LINDBLOM: Okay. Any other
10 questions or concerns? Yes, gentleman over here.
11 WHEREUPON:
12 LANCE DEVRIES,
13 having been first duly sworn, testified before
14 the Yorkville Plan Commission as follows:
15 MR. DEVRIES: Lance Devries. I live
16 at 1701 Candleberry Lane.
17 During our meeting a couple
18 weeks ago we did talk about -- and I think all of
19 the homeowners expressed their interest in
20 keeping our subdivision as quiet and as secluded
21 as possible.
22 The emergency road is something
23 we did not talk about at that meeting whatsoever,
24 and to me, that just seems that it would open up
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November 8, 2006 42
1 our subdivision to anyone that would want to come
2 through there and access our property, and the
I
3 fact that we do have just one access has served
4 us fine during the time we've been there. I
5 don't see really a need to connect to that for
6 whatever, an emergency, so I would be strictly
7 opposed to something like that.
8 Also, I've -- I'm in the paving
9 business right now, I'm a sales VP for a paving
10 company, so I'm familiar with construction, I was
11 a certified arborist for ten years, and I also
12 had a certified arborist come out and do a survey
13 of the woodland area just to document the trees
14 24 inches or better, and there is a substantial
15 woodland, mature woodland forest up there, what
16 you don't see in all these other areas.
17 And I have this here. I don't
18 have copies for everyone, but I'd be happy to
19 share this with whoever would like it, that shows
20 the positioning of all these mature trees, and
21 even though this is conceptual, this design right
22 here would destroy the majority of that woodland,
23 and I think that in -- with all the development
24 that's going on in Yorkville right now, trying to
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November 8, 2006 43
1 preserve some of the nice natural woodland areas
2 that have trees that are over 150 years old would
3 be a primary concern for anybody trying to
4 develop in this area.
5 I'd be happy to -- Would you
6 like to see some of these?
7 CHAIRMAN LINDBLOM: Certainly. How
8 many copies do you have? Mr. Devries?
9 MR. DEVRIES: Yes.
10 CHAIRMAN LINDBLOM: This is an
11 impressive report.
12 MR. DEVRIES: Thank you.
13 CHAIRMAN LINDBLOM: Okay. Is there
14 other questions or concerns? Dan, did you --
15 does anybody have any comments for --
16 MR. KRAMER: Well, sure. We had --
17 And the meeting was well attended, I don't
18 remember Mr. Devries individually, but he could
19 have been there, and we certainly had a lot of
20 the neighbors.
21 I recall we had two young
22 ladies who in particular did express the same
23 sentiment as he at the meeting, that they liked
24 the dead -end street effect they were on.
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November 8, 2006 44
I
i
i
i
1 We also had a number of the
2 other neighbors who said they didn't care if
3 there was a connection, and we had a number come
4 up to us afterwards saying look, if any more
5 residences were put on, they would not like to
I
6 see a through street, but again, we talked in the
7 nature of the emergency access and so on.
8 We don't dispute there's nice
9 trees out there at all. As a matter of fact,
10 that's probably what encouraged Mr. Devries and
11 the other owners who bought wooded lots from
12 Dr. Davis in there.
13 Again, the value of those lots
14 will be the trees and some of the common green
15 space will be the trees.
16 The one thing we can't tell --
17 number one, we didn't see this until just
18 tonight -- but you have to tie in that with the
19 location from a surveyor.
20 So we're happy to get that and
21 see because maybe we can save some money because
22 that's what we're out doing now.
23 But, in any event, in terms of
24 the development of the residential, we're
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November 8, 2006 45
1 certainly going to preserve as many trees as we
2 possibly can. That's the value of the land.
3 The hospital itself, as you
4 see, that's going to be developed on pretty much
5 the open land that's currently farmed. It's very
6 hilly, it's not particularly productive soil, and
7 we think again, this is a better use than the
8 residential.
9 As he's indicated, we've had a
10 lot of growth in town residences. We need some
11 commercial and some public services like this to
12 take its place.
13 So we'll be happy to talk with
14 them, and when we get our tree survey, we're
15 likewise going to turn that over to Staff. They
16 literally went through and located, again, with
17 the surveyor everything that they spotted on
18 site.
19 CHAIRMAN LINDBLOM: Thank you.
20 MR. KRAMER: Thanks.
21 CHAIRMAN LINDBLOM: I see two or
22 three more hands. Before I -- And I will
23 recognize you.
24 I do have a letter that was
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November 8, 2006 46
1 given to me that I'd like to read into the record
2 and then we will recognize you people.
3 It's a letter dated November 7,
4 2006, to myself, Chairman of the Plan Commission.
5 This is by Richard Sticka, who lives at 76
6 Crooked Creek Drive, in the Crooked Creek Woods
7 subdivision.
8 "Dear Tom, please read the
9 following letter at the Planning Commission
10 meeting that will consider the rezoning request
11 by Edward Hospital. Previous commitments prevent
12 my attending the meeting.
13 I am a resident of the City of
14 Yorkville living on Crooked Creek Drive. I wish
15 to state my support for the rezoning request
16 being made by Edward Hospital. I attended the
17 meeting Edward held for residents living near the
18 medical campus they are proposing and saw their
19 plans. A medical facility at this location will
20 be a great benefit to all residents living south
21 of the Fox River. An urgent care facility would
22 be there first with other parts of the plan
23 taking many years before everything up to and
24 including a hospital would be built. But this is
i
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 47
1 a good start. Edward is a top- ranked hospital.
2 A medical campus would attract other high quality
3 development. I greatly prefer a medical campus
4 rather than most of the highway -type businesses
5 that could appear at that location. I also
6 support the part of the plan that calls for
7 detention and upscale housing separating the
8 medical campus from existing homes. I urge the
9 Commission to grant the zoning request. Thank
10 you. Signed, Richard Sticka."
11 And the court reporter has a
12 copy of this.
13 I saw a gentleman's hand back
14 in the corner over here. Yes, sir.
15 WHEREUPON:
16 GARY ROLL,
17 having been first duly sworn, testified before
18 the Yorkville Plan Commission as follows:
19 MR. ROLL: My name is Gary Roll
20 (phonetic). I live at 615 Greenfield Turn in
21 Country Hills.
22 And one of the concerns I have
23 is down the road when the hospital is built, that
24 this is a highly residential area surrounded with
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 48
1 Raintree there and us and McKenna across the
2 street and what not.
3 The possibility of
4 ambulances -- after all, when you open a
5 hospital, it's like a hotel, you don't shut your
6 doors, and it's a 24 -hour a day, seven day a week
7 business, and with that, when you have ambulance
8 calls, you have a highly residential area, you're
9 going to have kids involved and windows open in
10 the summertime, and I know Rush Hospital is quite
11 busy, similar to Naperville, the possibility of a
12 helipad there, possibly helicopters flying in and
13 out. It doesn't happen much, I don't imagine,
14 but it does happen.
15 MR. KOTTMAN: Right.
16 MR. ROLL: And those are issues I
17 see of just the noise and the light pollution
18 you're going to have out there with the lights in
19 the parking lot, parking decks, and what not,
20 you're calling for multi -story on this.
21 MR. KOTTMAN: Sure. If I can speak
22 to that, Dan will talk to the light issue, but
23 with respect to the ambulances, we have that
24 issue in Naperville right now.
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 49
1 We're a very busy campus there
2 now, as I mentioned some of the statistics
3 earlier. We are probably 15 to 20 years from
4 ever getting to this point. But no, I just want
5 to say, so building up to that, what's happened
6 in Naperville is that we have asked the
7 ambulances as they approach the hospital to cut
8 off their sirens. They have done that.
9 In fact, there was -- I don't
10 know if he's here tonight, but there was a woman
11 in your neighborhood who actually was a former
12 neighbor on the Naperville campus, and she
13 vouched for that issue as well.
14 The heliport, again, if we ever
15 get the hospital and that's there, you are
16 talking a maximum of probably a couple flights a
17 month. That's what happens at the Naperville
18 campus right now, it's a handful of flights that
19 come in and out of there.
20 But again, it's providing a
21 necessary service. If we can't care for people
22 at the hospital, then, you know, they would get
23 air lifted out.
24 MR. ROLL: Oh, sure.
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 50
1 MR. KOTTMAN: Motor vehicle accident
2 or something like that.
3 MR. ROLL: And I'm not saying -- We
4 need something in Kendall County. We don't have
5 a hospital at this point. We need one.
6 MR. KOTTMAN: Sure.
7 MR. ROLL: But I'm just looking --
8 Edward's Hospital -- I am a doctor over there, I
9 go Edward's Hospital, but it's more commercial up
10 and down Washington there than what this area
11 there is going to be.
12 MR. KOTTMAN: In the future,
13 Route 71 is going to get very busy whether we put
14 the hospital there or not.
15 MR. ROLL: True.
16 MR. KOTTMAN: So that's going to
17 happen. A hospital would add some traffic
18 without a doubt, but if you are comparing what
19 else could go on that, if the hospital wasn't
20 there, a commercial development there, arguably
21 that could develop even more traffic than a
22 hospital.
23 Dan can speak to the light
24 issue.
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 51
1 MR. KRAMER: Right. One of the
2 things, in the old days when we built buildings,
3 you had huge security lights, the battery packs
4 facing out towards the parking lots.
5 Now one of the things that the
6 City's Staff will do is what they call a
7 photometric study, so the bleed off at the lot
8 line won't be any brighter, in fact, from your
9 house if you've got a back light or a front gas
10 light on because they directionally point it
11 down, and I believe the City's standard is at the
12 lot line that's got to be a 0.2 candle watt,
13 which is literally nothing.
14 So we won't qualify for dark
15 sky society for people who like to look at stars,
16 but still, you're not going to have a brightly
17 lit parking lot, you're not going to have
18 security lights facing out towards your home or
19 even Route 71.
20 They are directionally down,
21 and those are box -type fixtures now by City
22 ordinance and by design.
23 And I can echo what Bill is
24 saying. The highway count, obviously one of the
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 52
1 reasons they are reconfiguring 71 -- and it's
2 really a Band -Aid approach. I mean, that's going
3 to end up being probably a four -lane
4 cross - section in our watch, two lanes going each
5 way, and then you're going to have turn lanes at
6 71 and 126, so you're going to end up in effect
7 with six functional lanes, maybe not next year,
8 maybe not five years, but if the state gets
9 funding, and we're growing out here, so the noise
10 is going to be higher from the ambient traffic
11 going through frankly than it will be the
12 hospital.
13 As long as they do what they've
14 done in Naperville, and it's going to be -- I
15 don't know if you've ever gone in the back way to
16 it --
17 MR. ROLL: That's how I get in.
18 MR. KRAMER: -- but it's basically
19 residential on three sides. Washington, I agree
20 with you, is totally commercial, but it is
21 surrounded by residential, so they had to be good
22 neighbors. I think --
23 MR. KOTTMAN: It's actually a very
24 similar setting. Directly across the street on
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 53
1 Washington is residential, so it's fairly
2 similar.
3 MR. KRAMER: And that's why I think,
4 again, the residential component they are willing
5 to do here is really putting their money where
6 their mouth is.
7 If they didn't think they could
8 get a good, upper end developer to continue the
9 style of housing you've got in Wildwood, which is
10 very nice, that would scare you as far as being a
11 neighbor as far as sound and lights and so on.
12 They're confident they can mesh
13 the two, and that's why they're willing to kind
14 of prove that out by taking that route.
15 MR. ROLL: The other question I have
16 for you --
17 MR. KRAMER: Sure.
18 MR. ROLL: -- is obviously we're
19 there, you are putting a hospital in here. It's
20 not like Edward, where you built around it. With
21 Edward, a long time nothing was out there.
22 MR. KOTTMAN: Sure.
23 MR. ROLL: So in that case, has any
24 study been done as far as property values of what
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 54
1 they've done being that close to the hospital or
2 medical complex?
3 MR. KOTTMAN: In Naperville?
4 MR. ROLL: Or one out by us.
5 MR. KOTTMAN: We have not done any
6 studies --
7 MR. ROLL: Will our property drop
8 $20,000 or will it increase $20,000?
9 MR. KOTTMAN: No, I understand.
10 Actually we are working with the City of
11 Naperville right now on some zoning issues, and
12 one of the things we are looking at is what
13 impact has the hospital had on the surrounding
14 neighborhoods, and I can tell you it has not been
15 deteriorated.
16 Case in point, there is a
17 couple of three - bedroom homes that recently sold
I
18 for over $600,000. There has been tear downs in
I
19 the neighborhood immediately adjacent to the
20 hospital.
21 Typically developers don't come
22 into depressed areas to do those types of
i
23 activities or tear downs, so -- that's anecdotal,
24 I realize that, but we have not seen it.
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 55
1 MR. ROLL: Thank you.
2 MR. KRAMER: Again, I think
3 Mr. Sticka, who sent in the letter, and at that
4 meeting was very vocal, and indicated, you know,
5 he would much rather see this type of
6 development.
7 He happens to live along that
8 area -- and again, we don't mean to mislead you
9 in any way. It's shown as blue simply depicting
10 it's going to be some type of water detention
11 facility.
12 Whether it turns out being a
13 lake or a conservation base dry detention pond,
14 we haven't done the engineering yet, so we're not
15 trying to trick you there, but Richard's point
16 was having that kind of detention, the setbacks
17 I'm going to get there is much more open than I'd
18 get if I had any residential developer who would
19 buy it -- and it's zoned for residential -- could
20 go in and put 12,000 square foot lots at the
21 minimum and wouldn't have that kind of open space
22 or buffering, so there are some compensating
23 factors.
24 CHAIRMAN LINDBLOM: Young lady in
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 56
1 the middle, please.
2 WHEREUPON:
3 CAROLYN DEVRIES,
4 having been first duly sworn, testified before
5 the Yorkville Plan Commission as follows:
6 MS. DEVRIES: My name is Carolyn
7 Devries. A couple of -- couple of issues. One
8 is I agree, I think Edward's would make good
9 neighbors, I don't have an issue with that.
10 What I do have an issue with is
11 the fact of them going through the woods, which,
12 as my husband pointed out, is heavily wooded. We
13 are talking 150 -year old oak trees that are
14 beautiful that would just be destroyed.
15 Another thing was is they had
16 indicated that the lot sizes that they wanted to
17 put in there would be a minimum of 12,000 square
18 foot and they were going to be connecting.
19 The smallest lot in our
20 subdivision is roughly about 21,000 square foot,
21 which is mine, which is a half acre, and it goes
22 up to three - quarters of an acre, so it's not
23 going to be the same.
24 And I spoke with both of these
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 57
1 gentlemen at the meeting and asked them if there
2 was something else we could do.
3 I'm not opposed to having --
4 putting more homes in, I'm just having -- I am
5 opposed to having them go right in the middle of
6 the woods, and I said maybe what we -- maybe what
7 they could do is donate the area for a green
8 space or a park area, something where they
9 wouldn't necessarily go in and destroy.
10 CHAIRMAN LINDBLOM: Any response to
11 that at all, Dan, or --
12 MR. KRAMER: Well, again, as Mike --
13 CHAIRMAN LINDBLOM: Excuse me. I
14 thought Mike said that -- maybe I heard you
15 wrong -- you thought some of these lots were
16 going to be like 18,000, 18, 19.
17 MR. KRAMER: Yes, because they won't
18 be -- I mean, and you can see from the
19 configuration we did, two points, one, we didn't
20 show a street connection yet because we frankly
21 told the members of the audience that night, it's
22 a City call, if we didn't raise the issue the
23 City would ask what kind of land planner Mike
24 Schoppe is and are we asleep at the switch
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 58
1 because one thing you always ask us when we're
2 here on residential development is about
3 connectivity in emergency services.
4 So I think Mike did the right
5 thing raising the issue, just like we did with
6 the neighbors.
7 If you tell us you don't want a
8 connection, Mike can do it without a connection.
9 And as he said, it won't be a grid and bar
10 subdivision where you're going to have 12,000
11 square foot lots, which are generous sized lots.
12 Because of the curvilinear
13 nature of it, they're going to be anywhere from
14 12 at a minimum, and could be some -- and very
15 likely will be -- over 20,000.
16 Once they get their tree survey
17 that again identifies by species and type and
18 ties it in with the global positioning system to
19 the location of it, they can start fooling around
20 with those lot lines. There's just no way to
21 pictorially show it other than the way he did,
22 and yes, there may be some areas that they choose
23 to slide the residents down here and leave the
24 woods alone up here, and maybe that won't even be
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 59
1 the park area, it will simply be open space on
2 our drawing, that the hospital retains ownership.
3 And that is the beauty of the PUD.
4 But what we need to do is
5 further investigation. On the residential, we'll
6 have to come back with the preliminary plat, a
7 final plat and engineering, so, I mean, we are
8 very mindful of their concerns, and there were
9 concerns other people raised.
10 Like I said, we promise Mr. T
11 won't be a lot purchaser, or if he is, we won't
12 let him use a chain saw on it.
13 So in terms of the housing
14 type, again, Dr. Davis, as a matter of choice I
15 think should be commended because he was the one
16 who could have built much smaller lots, but he
17 developed it and platted it with the larger lots.
18 We're in a bit different time
19 and age where the land cost is substantially
20 higher than 1982, and it doesn't mean they're
21 going to be lesser homes.
22 The architectural guidelines
23 that we're going to put in the PUD and the
24 covenants will either be equal to or in excess
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 60
1 of, because, frankly, some of the covenants we
2 had back then, there are some newer building
3 materials, some different types of masonry and so
4 on that they may want to incorporate, but they'll
5 keep those architectural standards so we get
6 those nice custom built homes, which is what is
7 in Wildwood now.
8 CHAIRMAN LINDBLOM: Okay. Other
9 questions or concerns? Back row, please.
10 WHEREUPON:
11 JIM SHALEK,
12 having been first duly sworn, testified before
13 the Yorkville Plan Commission as follows:
14 MR. SHALEK: Jim Shalek, 1706
15 Candleberry Lane.
16 I think Venture Partners has
17 presented a good plan that would ultimately
18 benefit the village, and there seems to be a lot
19 of support of it from people that attended not
20 only this meeting, but also the meeting held a
21 couple weeks ago at the courthouse.
22 But a lot of things -- because
23 there are unknowns, you get -- you hear -- you
24 harken back to that phrase, the dollar is in the
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 61
I
I
1 details.
2 We've had some indications from
3 Edward Venture Partners that maybe were sensitive
4 to preserving the forested area. That's fine.
5 We also had some indications
6 they want to build comparable homes adjacent to
7 the property, but if they're selling this parcel
8 off to someone else to develop, I have concerns
9 that someone else may be approaching this
10 Planning Commission at some time and ask for a
11 different scenario altogether, and what we think
12 we're getting is not ultimately what we get.
13 MR. KRAMER: That one I might be
14 able to answer fairly -- fairly concisely.
15 Number one, obviously you, as
16 Plan Commission members and the audience,
17 wouldn't be privy to the contract with Dr. Davis,
18 but, frankly that's one of the contractural
19 clauses with Mr. Kottman about the covenants and
20 architectural controls, so we would make those
i
21 binding on successors, heirs and assigns because
I
22 Bill is standing up here under oath tonight
23 telling you he knows he can't be the developer of
24 the residential, that's not their portfolio as a
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 62
1 health care provider, so we know that's going to
2 be a third - party. We know it's not him.
3 So believe me, we want to make
4 those conditions part of the Planned Unit
5 Development agreement that will help with the
6 City binding on Bill, so that when he sells to
7 Mr. Smith or whoever it is down the road that
8 they are bound by those. Dr. Davis has a
9 interest in that as well.
10 CHAIRMAN LINDBLOM: Okay. Other
11 questions or concerns? Yes.
12 MR. DEVRIES: One thing I did want
13 to mention, in Wildwood and in a lot of other
14 subdivisions that are adjacent to wooded areas, I
15 think that the best use -- and if you go to our
16 subdivision, the homes are situated to where they
17 back up to the woods.
18 MR. KRAMER: And not built right in
19 the woods.
20 MR. DEVRIES: They are not built in
21 the woods. And this is a little bit different
22 scenario because of the timber soil, you've got
23 some very shallow rooted trees, they are very
24 sensitive, and putting any kind of a road through
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November 8, 2006 63
1 the center of the woods is going to destroy a lot
2 of the trees here, so I think that because
3 Edward's is trying to become part of the
4 community and work with the land space that we
5 have here, leaving -- trying to utilize this
6 wooded area as a backdrop to residential sites
7 instead of just trying to plop a subdivision or
8 an extension of a subdivision right in the middle
9 of it, it's just really not going to be a
10 positive thing for that forested area.
11 CHAIRMAN LINDBLOM: Okay. Thank
I
i
12 you.
13 One more time, any other
14 questions or comments?
15 (No Response)
16 CHAIRMAN LINDBLOM: Hearing none
17 then, I would entertain a motion to close the
18 public hearing.
19 MS. LUCIETTO: So moved.
20 MS. ADAMS: Second.
21 CHAIRMAN LINDBLOM: Moved and
22 seconded. Any further discussion on the motion?
23 (No Response)
24 CHAIRMAN LINDBLOM: Hearing none,
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 64
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
14
15
16
17
18
19
20
21
22
23
24
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 65
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 hand this _ Q0 _ ay of
16 2006.
17
18
19
20
(CHRISTINE ___ M VITOSH, C.S.R.
21 CSR License No. 084 - 002883
22
23
24
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 66
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Depo Court Reporting Service (630) 983 -0030
November 8, 2006 67
I
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attending 46:12 berming 26:15 26:20, 31:7, 32:6, 12:11, 15:11, 15:21,
attorney 4:22, 11:10 besides 11:16 35:15, 35:18, 35:22, 29:2, 30:8, 32:4,
attract 47:2 best 13:11, 16:21, 36:24, 37:3, 37:8, 33:14, 34:1, 44:2,
audience 8:18, 20:9, 23:1, 30:7, 49:5, 60:2 46:21, 49:21, 62:1
11:19, 15:15, 27:22, 62:15 buildings 21:22, Carolyn 56:3, 56:6
28:18, 39:5, 57:21, better 18:12, 42:14, 22:3, 22:4, 31:18, Case 35:9, 35:10,
61:16 45:7 34:13, 51:2 40:22, 53:23, 54:16
available 33:14 big 19:9, 29:15 built 17:9, 40:16, cash 25:10
away 20:23 Bill 2:6, 11:20, 41:3, 46:24, 47:23, Center 5:15, 20:21,
aye 9:17, 10:9, 64:1 13:13, 15:7, 15:20, 51:2, 53:20, 59:16, 22:5, 22:6, 31:21,
Ayes 3:10, 9:18, 27:21, 28:1, 28:4, 60:6, 62:18, 62:20 32:3, 32:4, 32:5,
10:10, 64:2 39:9, 39:12, 51:23, bulk 33:3 32:11, 36:5, 37:12,
61:22, 62:6 Burger 7:17 37:16, 37:17, 63:1
binding 61:21, 62:6 busiest 29:16, 29:16 Centers 30:2
< B > bit 6:23, 8:3, 8:13, Business 4:10, 6:4, certain 26:15, 34:21
B -1 10:20 59:18, 62:21 6:4, 6:17, 6:22, 7:7, Certainly 7:16,
B -2 13:19 bleed 51:7 10:22, 35:10, 42:9, 26:16, 34:22, 43:7,
B -3 4:9, 8:20, 10:21 blob 19:9 48:7, 65:8 43:19, 45:1
Back 5:16, 7:24, blocked 40:23 businesses 47:4 Certificate 34:19
10:1, 12:17, 13:22, blue 55:9 busy 48:11, 49:1, Certified 29:22,
36:15, 39:1, 47:13, board 25:5, 25:7, 50:13 42:11, 42:12, 65:7
51:9, 52:15, 59:6, 25:14, 29:22, 40:9 buy 55:19 chain 59:12
60:2, 60:9, 60:24, bore 29:23 change 5:19, 13:1,
62:17 bought 12:19, 13:8, 13:23, 16:3
Depo Court Reporting Service (630) 983 -0030
i
November 8, 2006 68
CHARLES 2:7 56:5, 60:13, 61:10, continuation 24:8 Crooked 17:1,
Chicagoland 29:2 61:16 continue 14:5, 53:8 21:14, 23:9, 46:6,
children 12:12, 30:5 commitments 46:11 contract 11:13, 46:6, 46:14
choice 59:14 common 44:14 61:17 cross - section 52:4
choose 29:3, 58:22 community 5:20, contractural 61:18 CSR 65:24
Chorus 3:10, 9:18, 5:21, 14:5, 33:14, control 34:17, 35:3 curiosity 37:8
10:10, 64:2 36:8, 63:4 controlled 8:4, curious 39:15
chosen 33:8 Comp 7:6, 8:8 38:14, 38:18 Currently 7:3, 24:6,
CHRISTINE 1:8, company 42:10 controls 61:20 29:8, 45:5
65:6, 65:23 comparable 61:6 conversations 27:4 curvilinear 58:12
circulation 21:20 comparing 50:18 copies 42:18, 43:8 custom 60:6
City 1:2, 1:10, 2:13, compensating 55:22 copy 47:12 cut 49:7
4:6, 4:8, 6:5, 6:13, complete 38:17 corn 8:1
6:16, 7:3, 7:6, 8:10, complex 22:8, 54:2 corner 11:2, 18:11,
8:15, 10:17, 10:19, complimentary 7:5, 31:3, 47:14 < D >
10:20, 12:6, 12:10, 7:19 Corporation 5:2, D- 808906 1:24
13:10, 16:8, 26:14, component 20:13, 10:16, 28:8 dad 13:7
31:11, 36:1, 46:13, 22:21, 53:4 Correct 39:24, 40:3, Dan 4:14, 8:24, 20:7,
51:6, 51:11, 51:21, Concept 10:23, 16:6, 41:1, 41:6, 65:13 33:7, 36:18, 43:14,
54:10, 57:22, 57:23, 16:7, 16:17, 17:21, correctly 6:18 48:22, 50:23, 57:11
62:6 31:23 cost 35:2, 59:19 Daniel 4:17, 4:21,
CLARENCE 2:3 conceptual 42:21 Council 6:16, 16:8, 11:7
clarification 28:6, concern 3:20, 43:3 24:3 dark 51:14
39:1 concerns 15:13, count 51:24 dated 46:3
clarify 36:20, 40:8 39:5, 41:10, 43:14, Country 12:20, Davis 2:6,13:6,
Clause 7:21 47:22, 59:8, 59:9, 17:11, 19:3, 26:22, 13:14, 14:8, 28:16,
clauses 61:19 60:9, 61:8, 62:11 30:7, 30:10, 30:14, 44:12, 59:14, 61:17,
close 9:9, 20:21, concisely 61:14 47:21 62:8
21:1, 54:1, 63:17 condition 19:16 COUNTY4:6, 4:9, day 48:6, 48:6, 65:17
collaborative 36:3 conditions 62:4 5:17, 7:1, 10:18, days 51:2
color 14:11 confident 53:12 29:17, 50:4, 65:3 dead -end 43:24
comes 12:8 configuration 57:19 couple 11:23, 35:20, dealing 16:19
coming 27:12, configured 13:18 41:17, 49:16, 54:17, dealt 27:16
27:17, 30:22 connect 24:16, 56:7, 56:7, 60:21 Dear 46:8
commended 59:15 40:20, 42:5 courage 13:7 decks 22:1, 48:19
comments 9:3, 9:6, connecting 56:18 course 13:24, 17:11, dedication 26:4
11:23, 16:5, 23:14, connection 44:3, 22:7, 23:4 delivery 29:18
27:21, 43:15, 63:14 57:20, 58:8, 58:8 court 47:11 densely 23:22
commercial 12:9, connectivity 58:3 courthouse 15:7, depending 35:20
20:6, 20:18, 21:2, conservation 55:13 60:21 depicting 55:9
21:9, 23:5, 23:8, consider 46:10 covenants 59:24, depressed 54:22
23:13, 27:10, 45:11, consists 4:11, 11:1 60:1, 61:19 describe 16:21
50:9, 50:20, 52:20 constructed 26:20 create 23:19 description 36:22
Commission 1:1, construction 42:10 created 22:12, design 24:13, 26:16,
3:17, 4:19, 11:19, contain 7:21 22:22, 23:18 27:17, 35:22, 42:21,
16:1, 16:13, 28:3, contains 65:14 Creek 17:1, 21:14, 51:22
39:11, 41:14, 46:4, contemplated 22:6 23:9, 46:6, 46:6, designated 30:14
46:9, 47:9, 47:18, contiguous 6:21 46:14 designation 37:12
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 69
desire 25:3 63:22 During 41:17, 42:4 entrance 17:12,
desires 23:23 dispute 44:8 dust 8:3 21:7, 21:9, 24:11,
destination 7:14 distressed 8:13 26:21, 40:22
destroy 42:22, 57:9, District 4:9, 4:10, envision 25:24
63:1 8:15, 10:22, 10:23 < E > equal 59:24
destroyed 56:14 divisive 12:22 earlier 3:16, 49:3 equates 25:12
details 29:24, 61:1 doctor 50:8 early 12:18 ER 29:13, 29:17
detention 47:7, document 42:13 easel 5:7 Estates 17:18, 19:19
55:10, 55:13, 55:16 documentation 6:14 east 18:16, 19:1 evening 16:14, 28:4
deteriorated 54:15 documents 7:20 easterly 13:15 event 44:23
determined 25:20 dog 6:3 echo 51:23 eventually 21:8
develop 41:5, 43:4, doing 19:15, 34:5, edge 23:12 everyone 28:11,
50:21, 61:8 36:3, 44:22, 65:8 Edward 10:15, 42:18
developed 33:21, dollar 60:24 11:14, 11:20, 15:11, everything 45:17,
45:4, 59:17 dollars 35:2 15:20, 28:5, 28:6, 46:23
developer 11:14, dominant 20:24 28:7, 28:9, 30:19, evolve 24:20
14:16, 53:8, 55:18, donate 57:7 31:21, 32:16, 46:11, evolving 25:16
61:23 done 8:16, 15:12, 46:16, 46:17, 47:1, exactly 37:18
developers 54:21 17:22, 17:23, 18:2, 50:8, 50:9, 53:20, Excellence 30:3
developing 32:9, 49:8, 52:14, 53:24, 53:21, 56:8, 61:3, excess 59:24
33:24, 41:7 54:1, 54:5, 55:14 63:3 Excuse 57:13
Development 5:1, door 14:20, 14:23 effect 43:24, 52:6 exhibits 5:9
17:17, 17:19, 19:1, doors 48:6 efforts 33:12, 36:3 existing 14:13, 17:7,
26:24, 27:14, 34:10, doubt 50:18 egg- shaped 37:24 19:3, 19:10, 20:12,
39:17, 42:23, 44:24, down 7:10, 26:6, either 3:17, 12:1, 22:18, 23:2, 47:8
47:3, 50:20, 55:6, 32:22, 34:10, 47:23, 30:18, 59:24 expand 31:14
58:2, 62:5 50:10, 51:11, 51:20, elderly 12:13 - expands 31:14
DEVRIES 41:12, 58:23, 62:7 elevation 35:17 expect 18:15, 18:18
41:15, 41:15, 43:8, downs 54:18, 54:23 elevator 6:11, 7:22 express 43:22
43:9, 43:12, 43:18, drainage 18:2, 21:4 emergencies 12:12 expressed 41:19
44:10, 56:3, 56:6, draining 18:9 emergency 24:4, extension 63:8
56:7, 62:12, 62:20 drains 18:10, 18:14, 24:9, 24:15, 24:23, extention 24:1
dictate 34:22, 36:11 18:17 30:4, 40:19, 40:23,
dictates 34:20 drawing 5:6, 59:2 41:22, 42:6, 44:7,
different 34:1, 59:18, drawings 15:8 58:3 < F >
60:3, 61:11, 62:21 drawn 40:16 employees 29:3 face 13:1
dilemma 36:7 Drive 7:22, 24:19, encouraged 44:10 facility 12:7, 12:8,
diligence 17:23 40:21, 46:6, 46:14 end 7:9, 12:17, 14:8, 14:2, 14:7, 14:18,
DINA 2:9 driveway 24:16 32:15, 33:19, 33:20, 19:8, 20:5, 21:12,
direction 11:24, drop 54:7 52:3, 52:6, 53:8 46:19, 46:21, 55:11
18:11, 18:12, 18:18 dry 55:13 ends 18:8 facing 51:4, 51:18
directionally 51:10, drying 8:1 engineering 55:14, Fact 34:15, 34:16,
51:20 Du 29:17 59:7 37:18, 42:3, 44:9,
Directly 52:24 due 17:23 enough 7:17, 35:9 49:9, 51:8, 56:11
discharges 29:12 duly 4:18, 16:12, entertain 3:2, 10:1, factors 55:23
discussed 24:19 28:2, 39:10, 41:13, 63:17 facts 29:10
Discussion 3:6, 47:17, 56:4, 60:12, entities 34:20 fairly 34:3, 53:1,
9:14, 9:22, 10:6, 65:6 entity 5:2 61:14, 61:14
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 70
familiar 17:6, 42:10 28:3, 39:11, 41:14, 41:10, 47:13 45:13
families 12:12 47:18, 56:5, 60:13 gentlemen 3:14, hard 36:21
Family 31:6 fooling 58:19 57:1 hardwood 19:12,
far 6:15, 18:16, foot 22:11, 22:13, geometry 22:11 19:20
53:10, 53:11, 53:24 23:7, 26:2, 32:3, gets 52:8 harken 60:24
Farm 1:9, 7:21, 8:6, 32:6, 55:20, 56:18, getting 49:4, 61:12 harvest 7:23
8:7, 11:12, 19:24 56:20, 58:11 GIPE 2:9 Health 10:15, 11:14,
farmed 19:12, 45:5 foregoing 65:11, give 28:23, 35:21 12:7, 12:11, 15:11,
favor 3:9, 9:17, 10:9, 65:12 given 20:9, 46:1 15:20, 28:5, 28:7,
64:1 foresight 14:4 gives 37:13 28:7, 28:9, 29:2,
feature 23:21 forest 42:15 global 58:18 33:14, 34:1, 62:1
feedback 15:15, forested 61:4, 63:10 gotten 38:6 hear 60:23
26:10 forgot 3:15 grain 6:11 heard 57:14
feeds 5:23 form 21:6 grant 47:9 Hearing 3:2, 3:8,
feel 12:4, 33:8 formal 28:21 great 12:5, 12:10, 8:17, 9:8, 9:10, 9:16,
feet 15:5, 19:4, former 49:11 15:15, 33:8, 33:13, 10:2, 10:8, 10:23,
35:19 fortunately 13:6 46:20 63:16, 63:18, 63:24,
fence 19:23 found 13:5 greatly 47:3 64:8, 65:11, 65:15
few 14:21, 15:3, four 34:12 green 19:9, 44:14, hearings 3:23
27:21, 31:16 four -lane 52:3 57:7 heart 29:9
figure 20:8 Fox 11:12, 18:9, Greenfield 47:20 heavily 56:12
filed 4:5, 10:17 46:21 grid 58:9 height 20:24
fill 12:11 frankly 13:21, 35:4, grinding 5:24 heirs 61:21
final 7:20, 22:24, 52:11, 57:20, 60:1, group 5:9, 13:8, 14:8 held 46:17, 60:20
24:13, 59:7 61:18 growing 31:12, 52:9 helicopters 48:12
finalized 6:15 free - standing 37:16 grows 14:5, 36:11 helipad 48:12
financially 35:11, front 51:9 growth 12:10, 29:11, heliport 49:14
36:10 full 21:10, 27:1, 31:11, 45:10 help 62:5
Fine 27:23, 42:4, 27:7, 27:12, 38:17 guess 24:18 hereunto 65:16
61:4 full -scale 14:6 guidelines 59:22 high 7:15, 47:2
finishing 29:8 functional 52:7 guys 13:8 high -end 14:21
firs 26:20 funding 52:9 higher 52:10, 59:20
first 4:1, 4:18, 16:12, future 34:6, 35:12, highly 47:24, 48:8
26:20, 26:21, 26:23, 41:3, 50:12 < H > highway 51:24
28:2, 32:15, 36:23, hair 12:21 highway -type 47:4
37:3, 39:10, 40:7, half 19:4, 19:5, 25:6, Hills 17:12, 19:3,
41:13, 46:22, 47:17, < G > 31:24, 56:21 26:22, 47:21
56:4, 60:12, 65:6 Game 1:9 hand 3:22, 39:7, hilly 45:6
fitness 22:6, 36:5 Gary 47:16, 47:19 47:13, 65:17 historic 15:6
five 52:8 gas 51:9 handful 49:18 HOLDIMAN 2:3,10:4
five -acre 14:9 gave 15:9 hands 45:22 home 51:18
fixtures 51:21 general 11:23, 40:20 happen 37:22, homeowners 41:19
flexibility 22:15 Generally 7:9, 18:7, 48:13, 48:14, 50:17 Homes 7:4, 21:13,
flights 49:16, 49:18 18:17, 24:22 happened 49:5 39:17, 41:2, 47:8,
flying 48:12 generate 12:9 happening 17:20 54:17, 57:4, 59:21,
folks 8:18 generated 21:23 happens 49:17, 55:7 60:6, 61:6, 62:16
following 46:9 generous 58:11 happy 36:13, 37:6, honored 12:4
follows 4:19, 16:13, gentleman 39:6, 42:18, 43:5, 44:20, hook 14:20
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 71
hope 7:18, 8:12 26:11, 60:4 JUSTIN 2:11 lake 55:13
hopefully 16:17 incorporating 25:14 Lance 41:12, 41:15
horse 6:3 increase 54:8 land 11:12, 11:17,
hospitals 30:7, incredibly 12:22 < K > 16:22, 19:19, 20:4,
30:10, 30:13, 32:19, indicated 13:14, keep 60:5 21:17, 22:2, 23:11,
32:19 45:9, 55:4, 56:16 keeping 14:9, 41:20 25:10, 33:9, 33:11,
hotel 48:5 indicates 12:16 Kendall 4:6, 4:8, 45:2, 45:5, 57:23,
hour 1:9 indications 61:2, 10:18, 50:4 59:19, 63:4
house 19:24, 22:17, 61:5 Kendallwood 17:18, landscape 26:13,
51:9 individually 43:18 19:18 26:14
houses 32:4 input 23:16, 23:17 key 27:16 landscaped 23:22
housing 13:11, 47:7, instead 63:7 kids 48:9 landscaping 26:16
53:9, 59:13 Institute 31:5, 31:6 kind 5:18, 8:13, Lane 17:8, 17:9,
huge 51:3 intended 37:4 12:7, 14:10, 31:17, 41:16, 60:15
hundred 13:16, 26:2, intense 20:16 53:13, 55:16, 55:21, lanes 52:4, 52:5,
29:7 intent 34:5 57:23, 62:24 52:7
husband 56:12 interest 13:14, 27:5, King 7:17 Laniosz 6:19
41:19, 62:9 Knowing 20:19, 21:3 large 6:11, 12:23,
interested 41:7 known 5:14 18:6, 20:20, 21:5
< I > interests 14:22 knows 61:23 largely 17:14
idea 35:22 intersection 11:3, Koffman 11:20, larger 59:17
identifies 58:17 18:23, 18:24, 19:3, 13:13, 15:7, 28:1, largest 13:11
identifying 19:15 38:14, 38:18 28:4, 28:5, 28:17, LASALLE 65:3
IDOT 26:6, 26:11, investigation 59:5 36:17, 37:10, 39:18, laser 36:24
27:11, 38:6 investment 12:20, 40:4, 41:6, 48:15, last 32:20
Illinois 1:2, 1:10, 13:6 48:21, 50:1, 50:6, later 39:1
2:13, 4:7, 4:13, 4:23, invite 11:18 50:12, 50:16, 52:23, law 4:22, 11:11
4:24, 7:21, 10:15, involved 48:9 53:22, 54:3, 54:5, lead 21:8
10:18, 11:4, 11:9, island 38:15 54:9, 61:19 least 8:7
11:11, 65:1, 65:9 issue 12:22, 24:2, KRAMER 4:3, 4:14, leave 28:17, 58:23
illustrate 25:23 25:1, 40:13, 48:22, 4:17, 4:20, 4:21, leaving 63:5
imagine 18:8, 48:13 48:24, 49:13, 50:24, 11:6, 11:7, 16:8, leisure 30:1
immediate 32:4 56:9, 56:10, 57:22, 27:20, 28:14, 36:20, less 13:5, 20:16
immediately 6:12, 58:5 39:21, 39:24, 43:16, lesser 59:21
6:21, 25:18, 54:19 issues 16:18, 26:8, 45:20, 51:1, 52:18, letter 45:24, 46:3,
impact 54:13 26:8, 27:16, 48:16, 53:3, 53:17, 55:2, 46:9, 55:3
important 14:19, 54:11, 56:7 57:12, 57:17, 61:13, letters 15:4
19:6, 27:7 Item 4:1, 10:14 62:18 License 34:23,
impressive 43:11 items 3:17 KRAUPNER 2:7, 3:4, 37:15, 65:24
improvement 26:8 itself 21:19, 22:8, 28:13 licensed 4:22, 11:10
in. 3:18, 52:17 45:3 licensing 34:19
Inc. 5:15 life 5:13
inches 42:14 < L > lifted 49:23
included 31:15, < J > L- A- N- I -O -S -Z 6:19 light 48:17, 48:22,
32:14 J. 4:17, 4:21, 11:7 labeled 37:2, 37:22 50:23, 51:9, 51:10
including 30:3, Jim 60:11, 60:14 lack 18:12 lights 48:18, 51:3,
46:24 JOHN 2:11 Ladies 3:14, 43:22 51:18, 53:11
incorporate 23:23, joint 32:9, 32:9 lady 55:24 likely 58:15
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 72
likewise 6:22, 45:15 20:14, 22:15, 22:23, 29:21, 32:6, 34:13, MOB 26:18, 37:2
limb 13:7 33:18, 43:19, 45:10, 34:14, 35:14, 35:18, money 44:21, 53:5
line 12:2, 17:8, 48:19, 51:7, 51:12, 36:23, 37:2, 46:18, month 49:17
17:10, 23:12, 25:22, 51:17, 56:16, 56:19, 46:19, 47:2, 47:3, months 6:20
38:5, 38:5, 51:8, 58:20, 59:11, 60:18, 47:8, 54:2 morph 14:6
51:12 60:22, 62:13, 63:1 medical - related 22:4 morphed 6:2
lines 18:22, 22:23, lots 13:11, 14:21, meet 8:9, 23:19, Motion 3:2, 3:6,
26:1, 58:20 22:9, 22:11, 22:12, 23:22 3:13, 9:9, 9:14, 9:21,
lining 26:22 22:16, 25:11, 44:11, MEETING 1:1, 1:6, 10:1, 10:6, 10:13,
lit 51:17 44:13, 51:4, 55:20, 23:15, 24:3, 26:6, 63:17, 63:22, 64:5
literally 15:10, 57:15, 58:11, 58:11, 41:17, 41:23, 43:17, Motor 50:1
45:16, 51:13 59:16, 59:17 43:23, 46:10, 46:12, mouth 53:6
little 6:23, 7:24, LUCIETTO 2:5, 9:11, 46:17, 55:4, 57:1, move 22:24
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62:21 meeting. 64:10 9:13, 10:3, 10:5,
live 39:13, 41:15, members 11:18, 18:24, 63:19, 63:21
47:20, 55:7 < M > 39:4, 57:21, 61:16 moving 23:1
lived 5:13 M -1 10:20 mention 3:15, 26:18, MS 2:4, 2:5, 2:9, 3:3,
lives 46:5 M. 1:8, 65:6, 65:23 62:13 9:11, 9:12, 10:3,
livestock 5:20 magnet 30:11 mentioned 20:7, 56:6, 63:19, 63:20
living 46:14, 46:17, main 21:9, 32:16, 49:2 multi -story 20:20,
46:20 32:23 mesh 53:12 21:20, 48:20
locate 20:21 major 21:17, 30:22, met 25:5 myself 11:17, 46:4
located 4:12, 20:9, 32:19, 34:23, 35:1 metamorphosis
20:24, 31:24, 37:8, majority 17:16, 5:18
40:11, 45:16 42:22 middle 56:1, 57:5, < N >
locating 19:7 management 18:5, 63:8 name 4:21, 5:2,
location 12:14, 21:11 Mike 11:17, 14:10, 6:18, 11:7, 28:9,
22:23, 44:19, 46:19, map 18:3, 32:15 15:8,15:18, 16:11, 39:12, 47:19, 56:6
47:5, 58:19 maps 32:15 27:19, 33:7, 35:13, named 30:6
locations 29:23 masonry 60:3 36:24, 37:20, 40:4, Naperville 28:22,
logical 18:4, 21:6 materials 60:3 40:6, 57:12, 57:14, 31:20, 32:17, 48:11,
logically 18:15, matter 1:7, 44:9, 57:23, 58:4, 58:8 48:24, 49:6, 49:12,
25:16, 26:23, 40:10 59:14 Milazzo 4:2, 4:3, 4:4, 49:17, 52:14, 54:3,
long 52:13, 53:21 mature 19:12, 19:21, 5:1, 7:8 54:11
look 14:4, 20:3, 42:15, 42:20 mile 19:4, 19:5, 32:1 national 12:19
21:7, 25:14, 44:4, maximum 49:16 mill 5:24 natural 33:22, 43:1
51:15 Mcdonald 7:16 Miller 2:8, 6:10 nature 44:7, 58:13
looked 16:23, 21:3, Mckenna 17:15, million 35:1 near 39:16, 46:17
31:11, 33:16, 33:16 21:8, 27:4, 27:9, 48:1 mindful 59:8 necessarily 57:9
looking 21:24, Meadow 17:9 mine 56:21 necessary 49:21
22:10, 26:12, 35:15, Meadowbrook 7:4 minimum 22:10, Need 31:9, 34:19,
35:24, 40:9, 40:14, mean 52:2, 55:8, 26:12, 55:21, 56:17, 42:5, 45:10, 50:4,
40:20, 50:7, 54:12 57:18, 59:7, 59:20 58:14 50:5, 59:4
looks 8:13, 38:14, means 40:21 minus 25:15 needed 14:7, 40:24
38:15 med -surg 29:6, mislead 55:8 needs 14:5, 21:23
lot 14:4, 17:22, 29:18 mission 28:24 neighbor 8:6, 23:15,
17:22, 19:10, 19:17, medical 14:2, 22:4, mix 14:24 24:2, 49:12, 53:11
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 73
neighborhood 15:9, office 14:2, 22:4, 26:14, 51:22 20:6, 24:13, 41:7,
35:6, 49:11, 54:19 32:6, 35:14, 35:18, ordinances 6:16, 47:6, 62:4, 63:3
neighborhoods 36:23, 37:3, 37:8 8:10 particular 43:22
54:14 offices 22:5, 32:5 organ 22:17 particularly 45:6
neighbors 14:19, Okay 8:23, 9:1, 20:8, organized 21:18 partner 14:15
23:16, 25:2, 30:16, 27:18, 38:12, 38:23, original 13:21 Partners 60:16, 61:3
43:20, 44:2, 52:22, 39:3, 40:12, 41:9, Oswego 30:18 Partnership 11:13
56:9, 58:6 43:13, 60:8, 62:10, Otis 5:1 parts 46:22
new 12:21, 29:8 63:11 Ottawa 26:6 party 6:5
newer 60:2 old 5:14, 15:6, outline 16:23 passed 28:12
next 6:6, 14:19, 19:24, 19:24, 43:2, outlined 16:24 passes 3:13, 9:21,
14:23, 26:7, 32:13, 51:2, 56:13 Outpatient 29:12, 10:13, 64:5
52:7 Once 8:16, 11:6, 29:23, 31:21, 32:3, patient 29:12
nice 13:9, 14:24, 24:13, 58:16 37:17 patients 30:21, 33:2,
43:1, 44:8, 53:10, oncology 30:4 overall 27:21 33:3
60:6 One 3:14, 12:1, 12:3, overview 28:23 patrons 29:3
night 57:21 16:3, 19:20, 23:14, own 13:5 patterns 18:2
No. 65:24 24:1, 24:6, 24:11, owner 5:3, 6:13, paved 38:19
noise 48:17, 52:9 25:11, 26:18, 29:16, 11:12, 13:5 pavement 38:10,
none 3:8, 9:8, 9:16, 30:6, 30:9, 31:20, owners 15:4, 44:11 38:20
10:8, 63:16, 63:24 32:16, 32:17, 33:15, ownership 59:2 paving 42:8, 42:9
north 6:22, 6:23, 34:1, 35:19, 40:14, PC 4:2, 10:14
17:14, 32:23, 33:20 40:17, 42:3, 44:16, people 5:13, 12:23,
northwest 18:11, 47:22, 50:5, 51:1, < P > 27:6, 46:2, 49:21,
18:12, 31:3 51:5, 51:24, 54:4, P.M. 1:9 51:15, 59:9, 60:19
not - for - profit 10:16 54:12, 56:7, 58:1, packet 5:10, 28:11, per 26:14
noted 32:18 59:15, 61:13, 61:18, 28:19, 31:15, 32:15 percent 5:3, 13:4,
notes 65:13 62:12, 63:13 packs 51:3 29:21, 30:12, 30:13
nothing 12:1, 51:13, one -acre 25:12, pad 22:17 perhaps 38:18
53:21 25:15 Page 29:17, 32:20 perimeter 21:21
Number 7:1, 10:14, One - family 10:22 paper 36:21 permitted 10:21
29:22, 30:2, 30:21, ones 32:23 parameters 20:9 pertain 3:23
31:1, 31:8, 33:24, open 21:5, 23:5, parcel 5:8, 13:19, pet 6:3
35:24, 44:1, 44:3, 23:20, 32:12, 41:24, 14:9, 14:11, 33:9, Petitioner 4:5, 4:15,
44:17, 61:15 45:5, 48:4, 48:9, 34:5, 61:7 9:3, 10:24
numbers 29:15 55:17, 55:21, 59:1 parent 28:8 petitioners 10:16,
nursing 30:13 opened 32:2, 32:5 park 25:3, 25:4, 39:6
operation 8:6 25:5, 25:6, 25:7, phonetic 47:20
operations 8:7 25:12, 25:14, 25:15, photograph 16:20
< O > opportunity 12:5, 39:18, 39:21, 39:22, photometric 51:7
oak 56:13 15:10, 24:21 40:8, 40:9, 40:11, phrase 60:24
oath 61:22, 65:7 Opposed 3:11, 9:19, 57:8, 59:1 physical 23:10
OB 29:17 10:11, 42:7, 57:3, Parking 7:13, 21:24, physician 32:5
obligation 25:9 57:5, 64:3 22:1, 39:16, 39:18, physicians 29:3,
Obviously 20:11, option 35:19 39:20, 48:19, 48:19, 29:20, 29:22, 30:20,
33:20, 51:24, 53:18, options 35:16, 36:1 51:4, 51:17 30:24, 31:1, 31:2,
61:15 orange 18:22 Parks 36:2 32:10
odd 22:11 ordinance 25:10, part 3:15, 17:14, pictorially 58:21
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 74
pictures 31:16, positioning 42:20, productive 45:6 9:6, 11:19, 15:10,
31:19 58:18 project 35:1, 41:8 15:21, 27:22, 36:14,
piece 19:21, 26:23, positive 15:16, projected 31:11 37:6, 38:24, 39:5,
38:2, 38:10, 38:10, 63:10 projects 12:3 41:10, 43:14, 60:9,
41:4 possibility 48:3, promise 59:10 62:11, 63:14
place 33:17, 45:12 48:11 pronouncing 6:18 quick 36:12
places 18:4 possible 41:21 proposes 13:20 quickly 28:20, 33:21,
plain Jane 5:6 possibly 36:3, 40:2, proposing 26:9, 33:24, 36:9
Plainfield 31:21, 45:2, 48:12 46:18 quiet 41:20
31:23, 32:1, 32:17, potentially 36:4 protect 8:2 quite 7:1, 35:4,
34:8, 37:19 Practice 4:22, 11:11, prove 53:14 48:10
Plan 1:1, 4:19, 5:11, 31:7 provide 14:12, 19:2,
7:6, 8:8, 8:21, 10:24, predominant 13:20 21:8, 24:9, 24:12,
11:19, 15:19, 16:1, prefer 47:3 24:15, 24:22, 26:17, < R >
16:6, 16:7, 16:13, preliminary 22:24, 31:2, 31:13, 35:8, R -2 10:19, 10:22
16:17, 17:22, 21:17, 24:13, 59:6 38:13, 38:20, 40:18, R -4 10:19
22:21, 24:3, 28:3, premier 29:1 40:24 radiology 32:4
31:23, 39:11, 41:14, premium 23:3 provided 23:11 Raintree 48:1
46:4, 46:22, 47:6, present 11:14, 12:4 provider 29:2, 30:23, raise 3:21, 57:22
47:18, 56:5, 60:13, presentation 36:19 35:7, 62:1 raised 59:9
60:17, 61:16 presented 60:17 providing 49:20 raising 58:5
Planned 34:9, 62:4 presenting 12:5 psychiatric 29:7 range 22:14
planner 11:17, 57:23 preserve 43:1, 45:1 public 3:2, 3:23, rapidly 31:12
Planning 15:18, preserving 61:4 8:17, 9:2, 9:9, 10:1, rather 22:2, 47:4,
34:6, 46:9, 61:10 President 11:20, 24:17, 24:19, 45:11, 55:5
plans 26:11, 38:4, 28:5 63:18, 64:8, 65:11, rational 21:16
38:5, 38:9, 46:19 pretty 45:4 65:15 read 29:24, 46:1,
plat 5:6, 59:6, 59:7 prevent 46:11 PUD 10:20, 10:23, 46:8
platted 59:17 Previous 46:11 59:3, 59:23 ready 35:12
please 3:21, 46:8, primarily 5:22 pulls 20:22 real 4:11, 11:1, 28:21
56:1, 60:9 primary 32:23, purchased 33:11 realignment 18:21,
plop 63:7 32:24, 33:4, 33:5, purchaser 11:13, 18:23, 37:23
plus 25:15 43:3 59:11 realize 54:24
poin 54:16 prime 13:4 purposes 6:18 really 33:18, 34:6,
point 49:4, 50:5, private 24:19 put 13:8, 16:16, 35:1, 42:5, 52:2,
51:10, 55:15 privy 61:17 20:14, 44:5, 50:13, 53:5, 63:9
pointed 6:10, 33:7, probably 16:21, 55:20, 56:17, 59:23 reasons 52:1
56:12 22:13, 22:24, 26:19, putting 20:5, 53:5, recall 43:21
pointing 34:4 27:11, 30:17, 32:12, 53:19, 57:4, 62:24 recently 25:2, 30:6,
points 19:8, 26:9, 33:23, 35:6, 35:14, 32:2, 54:17
27:1, 27:7, 27:12, 35:18, 39:17, 44:10, recognize 33:17,
57:19 49:3, 49:16, 52:3 < Q > 45:23, 46:2
pollution 48:17 procedure 34:19 qualify 51:14 recommend 8:21,
pond 55:13 proceed 13:24 quality 47:2 16:5
population 31:14, PROCEEDINGS 1:6, question 3:20, recommendation
35:5, 36:11 64:7, 65:11, 65:15 37:11, 37:21, 40:7, 8:19, 15:16
portfolio 61:24 process 15:18, 53:15 reconfiguring 52:1
portion 14:14, 64:9 16:16, 19:15, 32:8 questions 8:18, 9:2, record 4:21, 6:20,
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 75
9:23, 11:6, 36:21, responsibility 11:24 salmon 14:11 12:13, 32:20, 32:23,
46:1 rest 19:22 SANDRA 2:4 32:24, 33:4, 33:5,
recording 6:15 restaurant 7:11, 7:14 Sandwich 31:6 34:24, 34:24, 40:24,
Recreation 36:2 restrictions 27:11 sat 6:8 49:21
red 7:24, 16:24 retail 7:14, 12:9 save 44:21 Services 14:7,
relegated 24:11 retains 59:2 saw 19:18, 46:18, 15:11, 28:8, 30:3,
remember 12:20, rezoning 4:8, 10:19, 47:13, 59:12 30:4, 30:4, 30:5,
38:8, 43:18 46:10, 46:15 saying 9:17, 10:9, 30:8, 31:13, 31:14,
rent 31:6 Richard 46:5, 47:10, 14:4, 30:19, 39:21, 33:14, 33:17, 33:18,
rented 15:6 55:15 44:4, 50:3, 51:24, 34:1, 34:4, 34:14,
REPORT 1:6,6:10, right -in /right -out 64:1 36:8, 36:9, 45:11,
43:11 38:19 says 65:7 58:3
reported 65:10 right -of -way 26:3, scare 53:10 session 15:23
Reporter 47:11, 65:8 26:8 scenario 61:11, set 26:5, 65:16
represent 4:24, River 12:7, 18:9, 62:22 setbacks 55:16
11:12 33:21, 46:21 School 8:15 setting 52:24
represents 23:6 Road 1:9, 17:7, 17:7, Schoppe 11:17, seven 35:1, 48:6
request 25:13, 21:7, 21:9, 23:24, 15:8, 15:18, 16:11, Shalek 60:11, 60:14,
46:10, 46:15, 47:9 24:7, 24:14, 26:8, 16:14, 38:2, 38:4, 60:14
requesting 4:7, 38:5, 38:10, 38:19, 38:9, 38:13, 40:7, shallow 62:23
10:18 40:3, 40:15, 40:21, 57:24 share 42:19
require 26:15 41:22, 47:23, 62:7, screening 23:11 sheen 7:24
required 26:5 62:24 season 7:23 Shorthand 65:8,
requirements 8:10 ROLL 47:16, 47:19, secluded 41:20 65:10, 65:13
research 17:23 47:19, 48:16, 49:24, Second 3:4, 9:12, show 31:17, 37:1,
Residence 10:22 50:3, 50:7, 50:15, 10:4, 24:23, 40:18, 57:20, 58:21
residences 6:24, 52:17, 53:15, 53:18, 63:20 showed 38:9
7:2, 44:5, 45:10 53:23, 54:4, 54:7, secondary 33:1 shown 37:1, 55:9
resident 46:13 55:1 seconded 3:6, 9:14, shows 32:16, 32:20,
residential 8:8, rooted 62:23 10:6, 63:22 42:19
13:21, 14:16, 14:21, Rose 17:9 security 51:3, 51:18 shut 48:5
20:7, 20:11, 20:12, roughly 29:5, 32:13, seems 41:24, 60:18 side 14:3, 17:4,
20:13, 22:9, 22:21, 56:20 seen 54:24 17:12, 18:16, 33:23,
27:10, 41:7, 44:24, Route 4:13, 11:3, sell 13:15, 14:15 38:22
45:8, 47:24, 48:8, 11:3, 12:24, 14:3, selling 61:7 sides 27:14, 52:19
52:19, 52:21, 53:1, 18:23, 20:23, 20:23, sells 62:6 Signed 47:10
53:4, 55:18, 55:19, 21:1, 26:1, 26:13, sense 12:4, 20:14, signify 9:17, 10:9,
58:2, 59:5, 61:24, 27:2, 27:13, 31:4, 26:21 64:1
63:6 31:4, 32:1, 37:2, sensitive 61:3, 62:24 SIKORSKI 39:9,
residents 14:13, 37:23, 50:13, 51:19, sent 15:4, 55:3 39:12, 39:13, 39:19,
14:23, 23:9, 46:17, 53:14 sentiment 43:23 39:22, 40:1, 41:1
46:20, 58:23 row 19:23, 60:9 separate 6:12 similar 19:17, 31:23,
respect 48:23 rural 5:20 separating 47:7 34:7, 34:10, 48:11,
Response 3:7, 3:12, Rush 48:10 separation 21:12, 52:24, 53:2
9:4, 9:7, 9:15, 9:20, 23:8, 23:10 simply 30:23, 55:9,
10:7, 10:12, 39:2, served 42:3 59:1
57:10, 63:15, 63:23, < S > serves 33:21 single - family 14:17,
64:4 sales 20:6, 42:9 Service 4:9, 10:21, 21:13
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 76
sir 39:6, 47:14 24:22, 39:15 18:15, 21:6, 21:11 45:14, 58:16
sirens 49:8 special 5:17 straight 12:1 surveyed 19:14
sit 7:10 specialists 31:4 Street 4:24, 6:7, surveyor 44:19,
site 5:10, 8:21, 16:6, species 58:17 11:8, 14:11, 24:17, 45:17
25:12, 32:7, 37:4, specifically 26:1 24:19, 31:24, 43:24, surveys 18:2
45:18 spoke 56:24 44:6, 48:2, 52:24, survive 36:10
sites 63:6 spotted 45:17 57:20 sustain 35:8
situated 62:16 spreading 22:2 strictly 42:6 swear 3:22
six 52:7 square 22:10, 22:13, strip 26:13 Swiss 12:18
size 34:12, 34:16, 32:3, 32:6, 35:19, stroke 30:10 switch 57:24
35:18 37:1, 55:20, 56:17, strong 35:9 sworn 3:18, 3:24,
sized 7:12, 58:11 56:20, 58:11 stronger 35:10 4:18, 16:12, 28:2,
sizes 56:16 ss 65:2 structure 20:20, 39:10, 41:13, 47:17,
sketches 25:23 Staff 6:10, 15:7, 35:21, 37:4 56:4, 60:12, 65:7
sky 51:15 16:5, 29:21, 36:1, structures 34:21 system 24:14, 34:11,
sleeves 8:2 45:15, 51:6 stubs 17:7, 24:8 40:16, 58:18
slide 58:23 stand 3:21, 19:12, studies 54:6 systems 33:11
small 7:7, 7:10, 19:19 study 51:7, 53:24
13:19, 14:1, 18:14, standard 51:11 style 53:9
35:14 standards 60:5 subdivision 14:14, < T >
smaller 22:3, 59:16 standing 61:22 17:2, 17:3, 21:14, tail 12:17
smallest 56:19 standpoint 29:17, 24:5, 24:10, 24:24, talked 23:24, 36:1,
Smith 62:7 29:18, 29:18, 35:5 25:4, 25:19, 40:15, 36:2, 40:8, 44:6
society 51:15 stars 51:15 41:20, 42:1, 46:7, tear 54:18, 54:23
soil 45:6, 62:22 start 11:22, 14:1, 56:20, 58:10, 62:16, tells 14:19
sold 5:22, 6:5, 41:4, 17:3, 26:10, 26:10, 63:7, 63:8 temporarily 8:7
54:17 26:23, 33:23, 35:14, subdivisions 62:14 ten 35:6, 42:11
someday 21:22 47:1, 58:19 subject 5:17, 16:4 terms 44:23, 59:13
somehow 24:10 started 5:16 subsidiary 28:7 testified 4:18, 16:12,
someone 30:18, State 4:22, 8:13, substantial 42:14 28:2, 39:10, 41:13,
41:5, 41:8, 61:8, 61:9 11:11, 15:6, 32:12, substantially 59:19 47:17, 56:4, 60:12
somewhat 33:21 34:18, 35:2, 35:9, suburban -type 5:21 testify 11:18
somewhere 24:21, 35:9, 37:13, 37:15, successors 61:21 Thanks 45:20
25:17, 39:16, 40:10, 46:15, 52:8, 65:1, suggesting 38:16 themselves 5:24
40:11 65:8 summertime 48:10 they'll 60:4
sort 24:4, 24:15, statements 3:21 supply -type 6:3 they've 52:13, 54:1
24:22 statistics 49:2 support 7:18, 35:11, thinking 26:3, 26:11,
sound 53:11 statute 15:6 46:15, 47:6, 60:19 27:6, 40:10
South 4:23, 6:7, stay 38:11, 38:20 supported 21:22 third -party 62:2
6:12, 11:8, 12:7, stayed 19:11, 19:11 supposed 8:2 though 17:21, 22:20,
17:12, 25:22, 32:24, Stick 55:3 Surgery 32:10, 42:21
33:5, 33:19, 33:23, Sticka 46:5 37:11, 37:16, 37:17 thre 23:7
46:20 Sticka. 47:10 surgical 22:5, 30:5 three 15:24, 20:4,
space 21:5, 23:5, stop 17:7 surrounded 47:24, 21:17, 45:22, 52:19
31:6, 44:15, 55:21, stopped 17:10 52:21 three - bedroom
57:8, 59:1, 63:4 storage 6:11, 18:18 surrounding 6:9, 54:17
spanking 12:21 stories 35:20 16:22, 54:13 three - quarters 56:22
speaking 4:14, stormwater 18:5, survey 22:21, 42:12, tie 44:18
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 77
ties 58:18 47:20, 52:5 Valley 11:12 23:6, 23:12, 32:1
timber 19:19, 19:20, turned 13:9 valuable 8:14 whatever 42:6
62:22 turns 55:12 value 44:13, 45:2 whatsoever 41:23
tip 13:17 tw 23:7, 53:13 values 53:24 WHEREOF 65:16
title 5:3, 37:9 two 3:17, 4:12, variance 8:12 WHEREUPON 4:16,
together 13:8, 16:17, 10:14, 16:2, 17:6, various 22:9, 35:15 16:10, 27:24, 39:8,
16:19 21:21, 24:7, 27:12, vegetation 19:21, 41:11, 47:15, 56:2,
tolerable 13:5 30:12, 30:13, 32:15, 19:22, 19:23, 19:24, 60:10
Tom 2:2, 46:8 32:16, 43:21, 45:21, 20:2, 23:2 Whether 24:18,
tonight 5:10, 8:16, 52:4, 57:19 vehicle 50:1 25:18, 34:20, 34:22,
11:15, 11:21, 15:9, two -acre 5:8 vehicles 40:23 50:13, 55:12
16:1, 44:18, 49:10, two- thirds 18:10 vehicular 40:22 whoever 42:19, 62:7
61:22 type 17:23, 19:17, Venture 32:9, 32:9, width 22:16
took 7:22 19:20, 20:2, 34:10, 60:16, 61:3 Wildwood 13:12,
top 14:12, 30:7, 30:9 55:5, 55:10, 58:17, Ventures 10:15, 14:13, 17:3, 17:6,
top- ranked 47:1 59:14 28:5, 28:7, 28:9 24:5, 24:24, 25:4,
topographic 18:1 types 31:17, 34:4, vertical 22:1 25:18, 53:9, 60:7,
total 35:3 54:22, 60:3 village 60:18 62:13
totally 6:14, 34:17, typical 19:23 visits 29:13, 29:13 Will 3:22, 3:23, 8:9,
52:20 Typically 54:21 VITOSH 1:8,65:6, 12:8, 12:10, 16:18,
toward 32:15 65:23 16:18, 21:21, 21:22,
towards 51:4, 51:18 vocal 55:4 21:24, 23:1, 24:10,
town 5:13, 12:22, < U > void 12:11 27:6, 27:12, 31:14,
13:11, 33:19, 45:10 ultimately 6:4, volume 7:15, 7:17 32:12, 38:20, 41:2,
traffic 50:17, 50:21, 34:11, 60:17, 61:12 volunteer 20:1 41:4, 41:8, 44:14,
52:10 understand 6:14, voted 6:16 44:15, 45:22, 46:2,
trail 36:4 27:5, 54:9 vouched 49:13 - 46:10, 46:19, 48:22,
transcript 65:13 undeveloped 17:15 VP 42:9 51:6, 52:11, 54:7,
transition 20:13 Unit 34:9, 62:4 54:8, 58:15, 59:1,
Travis 2:8, 26:5 United 1:2, 2:12, 4:6, 59:24, 62:5
Treatment 30:10, 4:7, 10:17, 10:19, < W > willing 14:20, 23:19,
32:11, 37:12 10:20 walking 36:4 23:22, 53:4, 53:13
tree 22:20, 45:14, unknowns 60:23 wanted 15:11, 20:3, windows 48:9
58:16 until 44:17 20:21, 35:21, 56:16 wise 15:3
trees 19:13, 19:14, upper 53:8 wants 28:18, 36:8 wish 46:14
19:16, 20:17, 22:18, upscale 47:7 Washington 50:10, within 15:5
22:23, 25:19, 42:13, urge 47:8 52:19, 53:1 without 50:18, 58:8
42:20, 43:2, 44:9, urgent 46:21 watch 52:4 WITNESS 65:16
44:14, 44:15, 45:1, user 7:9 water 23:21, 55:10 Witnesses 3:24
56:13, 62:23, 63:2 uses 6:9, 7:19, watershed 18:14, woman 49:10
trick 55:15 10:21, 16:22, 20:4, 18:17 women 30:4
True 50:15, 65:12 21:18 watt 51:12 wood 19:10,19:17
try 8:17, 14:20, using 14:3, 20:13 week 25:6, 26:7, wooded 25:17,
14:24, 37:14 utilize 63:5 30:17, 48:6 44:11, 56:12, 62:14,
trying 26:5, 42:24, weeks 15:3, 41:18, 63:6
43:3, 55:15, 63:3, 60:21 woodland 42:13,
63:5, 63:7 < V > west 11:2, 17:2, 42:15, 42:15, 42:22,
Turn 15:17, 45:15, vacant 6:8 17:3, 18:13, 20:12, 43:1
Depo Court Reporting Service (630) 983 -0030
November 8, 2006 78
Woods 46:6 :11 november 8 2006
56 ,
57:6, 58:24, 62:17, 1:8, 1:8, 1:8
62:19, 62:21, 63:1
Woodstone 17:17
work 15:23,17:22,
17:23, 22:17, 23:1,
27:7, 27:8, 27:14,
63:4
worked 13:15
working 20:17,
54:10
WYETH 2:11
<Y>
year 29:12, 29:14,
32:13, 52:7
years 5:19, 6:1, 7:1,
19:11, 31:8, 35:7,
42:11, 43:2, 46:23,
49:3, 52:8
yellow 18:21
Yorkville 1:2, 1:10,
2:13, 4:6, 4:8, 4:13,
4:19, 4:24, 6:6,
10:18, 10:19, 10:20,
11:4, 11:8,12:6,
13:1, 16:13, 28:3,
30:15, 30:18, 31:10,
33:4, 33:12, 33:16,
39:11, 41:14, 42:24,
46:14, 47:18, 56:5,
60:13
Young 13:6, 43:21,
55:24
<Z>
zone 6:17, 8:20
zoned 13:19, 55:19
zoning 4:10, 10:21,
13:20, 16:3, 47:9,
54:11
< Dates >
november 7, 2006
46:3, 46:3, 46:4
Depo Court Reporting Service (630) 983 -0030
A. ciTy
,z 0 United City of Yorkville
800 Game Farm Road
f� 1836 Yorkville, Illinois 60560
Telephone: 630 -553 -4350
0; 1. Fax: 630 -553 -7575
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