Plan Commission Minutes 2006 07-26-06 APPROVED BY THE
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COMMITT E/ ARD
ON: `� 0 C-51
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, JULY 26, 2006
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Sandra Adams,
Michael Crouch, Bill Davis, Jack Jones and Tom Lindblom. Member absent: Brian
Schillinger
A quorum was established.
CITY STAFF AND GUESTS
Mayor Art Prochaska; City Attorney John Wyeth; Community Development Director
Travis Miller; City Administrator John Crois; Aldermen Jim Bock and Dean Wolfer;
Alderwomen Rose Spears and Valerie Burd; Police Chief Harold Martin; consulting
engineers Bill Dunn and John Whitehouse, Engineering Enterprises, Inc.; Lynn Dubajic,
YEDC; Richard Filler and Jim Snyder; with Harlem Irving Companies; Scott Mai, Smith
Engineering; attorney Dan Kramer; Patrick Hughes, Ocean Atlantic; Greg Stevens; Hal
Clark; Arthur Hill; Steve Forest; Ken Williams; Drew Rogers; Dan Cunningham; Tom
Slosser; attorney John Philipchuck; attorney Jason Poppen; Brandon Wilmer, Menards;
Bill Grieves; Don Peterson; Bertie Peterson; and Kate Bushkopf. Also, see attached sign -
in sheet.
OLD BUSINESS
1. PC 2006 -34 Kendall Marketplace Preliminary Plan
Chairman Lindblom said that at the last meeting, the developer was asked to provide
more information at this meeting. Since that time, the city received a petition signed by
160 residents asking the city to deny the zoning. Lindblom read the letter which stated:
"We the undersigned, feel that our well established residential neighborhood along
Cannonball Trail and Route 34 should be able to maintain its value and quality of life and
that every effort should be made by the City of Yorkville to lesson the impact of
unexpected commercial development on property according to the comprehensive plan
was designated for residential development.
Specifically, this means NOT widening Cannonball Trail, NO entrances to the
commercial development from Cannonball Trail, using transitional zoning on the east
side of the proposed development to buffer the high density commercial use from the low
density existing estate housing, and relocating the proposed police department to a spot
more advantageous to all the people of Yorkville."
Rick Filler, managing director of Harlem Irving Companies, said he looked at the issues
brought up at the last meeting. Those issues centered on soil and water concerns; access
to Lot 51, which are the townhomes; traffic on Cannonball Trail; the photometric display;
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truck routes for construction and permanent truck routes; distances between townhomes;
and parking and density in the townhomes.
Scott Mai with Smith Engineering explained the stormwater management plans for the
project. Mai said there is a couple of areas toward the creek that drain to structures that
pipes water under Cannonball Trail to Blackberry Creek.
Under the proposed plan, a very large detention basin in planned in the center of the site.
Through grading and storm sewers, all of the water from the property would be directed
to that site. The only item of note is the area of Cannonball Trail that heads toward the
east. The plan would allow water to flow in that direction toward Blackberry Creek.
Also, he said the plan would include bioswails, vegetative swails. The basin will be a
natural detention basin with a lot of native landscaping. The water would go though
natural plantings that would clean up the water.
Filler said the second issue is to provide a second access to Lot 51, the townhome area.
Quite a bit of changes have been made to that area as a result of the previous meeting. A
second access point to the west was added. Also a cul -de -sac was added.
The third issue was to minimize traffic on Cannonball. Filler said they couldn't truly
minimize traffic on Cannonball. But they can make it a safer roadway.
Expansion will all take place on the west side of Cannonball, which is on the developer's
property. No expansion will take place on the east side, Filler said.
Addressing concerns at the previous Plan Commission, the entrance now matches up with
the existing street. Also, he said they've added a right -in and right -out across the street
from what would be zoned business or commercial. It should provide relief on
Cannonball. Likewise, he said lowering the speed limit on Cannonball would be
appropriate.
As for lighting, Filler said lighting is more of an art form these days. All lighting would
be recessed. The new streetlights would be in accordance to the city's code. In the
outlots, ambient lighting would replace canned lighting.
Regarding construction traffic, Filler said there would be a construction staging area off
of Beecher Road, which in itself would be under construction. Plans also would be to use
Beecher as the main thoroughfare for truck traffic.
In the townhouse area, the distance between clusters was increased from 50 feet to 65
feet; more visitor parking was added; and the plan was opened up.
Addressing the overall density in the residential area, Filler said there are 192 units
planed on 55.94 acres with an overall density of 3.43 units per acres. The maximum
allowable density is 3.5 units per acre.
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The unit count is the same, but they're now calculating the right -of -way property into the
overall property.
In discussions with staff regarding the lights on Cannonball, Mai said the developer is
thinking of putting streetlights only at intersections that way lights won't bleed into the
residential area along Cannonball.
Also he said they're thinking of putting a full- access intersection on Route 34 rather than
a right -in right -out and that way there wouldn't be as much traffic on Cannonball.
Lindblom said at the last meeting he raised concerns about the location of the police
station. Police Chief Harold Martin attended this meeting to discuss his position.
Martin said he believes the proposed location would be a good one. Currently the
department has access to Routes 34 and 47 with the new location, the department would
still have that access.
Generally, the patrol cars are on the road 95 to 99 percent of the time. They respond to
calls from wherever they're located in the city. They're not coming out of the department
at a high rate of speed with their lights on, he said.
As are as the amount of traffic the department would generate, Martin said there probably
would be a dozen or so people coming and going throughout the day.
Martin said the department is a good neighbor. The officers work 12 -hour shifts, so there
are only two shifts coming and going daily.
As far as the proposed new location, Martin said its about 10 acres. It would be close to
all of the major retailers planned in Yorkville and to him that's a plus.
If the department is built in this location, eventually they would need a substation at the
south end of town, but that would suffice.
Although some people think it would be better for the department to be located on a
major highway, Martin said he doesn't think that is the case. It would be too hard to get
in and out.
Summing up his comments, he said the department has always been a good neighbor.
Lindblom said, as much as he respects the chief's opinion, he still doesn't think this is the
best location. He said the department shouldn't be located in a residential area. It should
be closer to a thoroughfare if not right on one.
Lucietto said one of the things she brought up last time was tying into the bike trail. Filler
said the developer would work on that.
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Lucietto then said she sees a P2 pond that doesn't look tied together. Mai said it would be
tied together. They'll direct as much water as the can to that pond and it will clean up
water before it goes to the big detention area.
Lindblom asked about a sidewalk along Cannonball from Rout 34 to the northern point.
Filler said the sidewalk would be there along with an undulating berm. He said the berm
won't be consistent a consistent berm.
Davis asked what would happen to the current police station when a new one might be
built. Chief Martin said the current police station would be used as city hall.
Kraupner asked about locating the police department on the proposed Beecher Road
extension. Chief said because the roads aren't built yet, it would make it harder to get to
Route 47. This proposed location would work best for the department.
Kraupner then asked if any bioswails were planned in the stormwater management areas.
Mai said they would do bioswails in the parking area too.
Miller said his July 18 staff report summarized the set of items that the Plan Commission
wanted addressed.
Traffic on Cannonball was one issue. The petitioner is recommending an additional
access point from the development to Cannonball Trail to allow traffic to exit closer to
Router 34 to alleviate some traffic from Cannonball. EEI is reviewing the proposal and
will report on their recommendation.
As for lighting, staff has advised the developer to concentrate lighting at the intersections.
Staff feels that's sufficient lighting from a safety point, Miller said.
Meanwhile the density issue and spacing of townhomes has been addressed sufficiently,
he added.
Lucietto made a motion to recommend approval of PC 2006 -34 Kendall Marketplace
preliminary plan. Jones seconded the motion. The motion was approved 6 -1 -1 in a roll
call vote. Lucietto, Adams, Holdiman, Jones, Crouch and Lindblom voted yes. Kraupner
voted no. Davis abstained.
PUBLIC HEARINGS
Kraupner made a motion to go to public hearing. Holdiman seconded the motion. The
motion was unanimously approved by voice vote.
Lindblom swore in those who intended to speak at the public hearing.
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1. PC 2006 -43 Ocean Atlantic- Chicago LLC, petition to annex and rezone. The real
property consists of approximately 748 acres directly west of Route 47, south of
Galena Road and north of Corneils Road.
See attached.
Lucietto made a motion to close the public hearing. Jones seconded the motion. The
motion was unanimously approved by voice vote.
Miller went over the July 18 staff report. He said the city is operating under a relatively
new PUD ordinance.
Looking at the Comprehensive Plan, Miller said the land use recommended is
predominantly Suburban Neighborhood with a gross density of 1.5 to 2.5 units per acre
with commercial uses at Galena Road and Eldamain and Galena Road and East Beecher.
The Comprehensive Plan also identifies Beecher Road to be a major collector. East
Beecher Road would be the preferred route which would eventually cross Galena and
connect to Baseline Road to the north, Miller said.
In terms of density, the proposed density of the Concept Plan is 3.6 units per acre. To
clarify, this developer is developing the east village as well as the south village, Mille
said. The annexation tonight is for the north, west and middle village. He created a table
breaking down the zone classification. There are four pods seeking R -2 zoning. In all of
those areas, the planned density is below what the maximum allowable density is. The
areas for R -3 land uses are also below what the maximum density is. In the R -4 zoned
classifications are where the allowable densities are exceeded. Miller said the city's
requirements in this zoning classification are 8 units per acre. To be frank, he said, city
staff feels that limit is rather low for this type of development. He said it would be
appropriate for a higher density.
The PUD ordinance states that if the building density is increase above densities
allowable by the zoning district in which the use would be permitted on a particular
portion of a PUD then the amount of open space, retention of existing vegetation, buffer
areas, new landscaping, public commons, community open space, and parks shall be
evaluated for proportionate increase for the remainder of the PUD, Miller stated. Based
on the Land -Cash Ordinance, the required park acreage contribution for the 2,542 units
proposed is just under 66 acres The proposed PUD includes 267 acres of open space. OF
that 29 acres would go to public parks, he said.
From a planning standpoint, he said there is a proportional increase in the amount of
density.
Meanwhile, Miller said staff needs more information on the proposed uses for the
"villa," "courtyard," and "condo /flat" uses.
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Staff also would like a zoning plat to identify geographic boundaries. And, a description
of the development standards and design criteria applicable to the proposed PUD is
necessary.
Miller said there's about a 50/50 split in the property between the Yorkville and Plano
school districts. The petitioner plans to meet with both school districts to discuss the
proposed development. Miller said Dr. Engler sent an email stating the Yorkville School
District didn't need any additional land from this developer.
Staff recommended that the developer schedule a meeting with both school districts and
obtain a statement from each district indicating there needs based on the impact of this
proposed residential development and modifying the concept plan as necessary to
accommodate these needs, if necessary.
Also, Miller said the Bristol - Kendall Fire Department asked for 2.5 acres of land. And
Park Board staff has reviewed the plans, but it hasn't gone before the board.
Miller said he's referred to the PUD ordinance in the commission's packets. On Page 6,
the roll of what the Plan Commission is asked to fill is outlined.
William Dunn, consulting engineer with EEI, said the petitioner has been responsive to
any requests he's made. There's a laundry list of items to be worked on, but overall, he
said, they're in good shape.
Lindblom asked why there are so many variances. Dan Kramer, attorney for the
petitioner, said that the developer has a product type that doesn't fit neatly into the
ordinance.
Lindblom said he's still concerned about the density on the project. Members of the Plan
Commission all commented they are as well.
Kramer said that as they go through the preliminary plat, it'll be worked out. A couple of
the characteristics of the lands just scream out, Kramer said. A lot of the land generally
would not be able to be developed and has a very low equalized assessed valuation. Part
of the property has a played out gravel pit on it and the other part has a former landfill.
The developer is taking land that is almost at waste value now and will put it on the tax
rolls with the planned golf course.
Kramer said there's a segment of the market that would love to have a high -end
townhome on a golf course. Likewise, he said school district's love those types of
communities because they turn out a low number of students.
He asked that the Plan Commission focus on the annexation and zoning.
Crouch made a motion to recommend annexation approval for PC 2006 -43. Jones
seconded the motion. The motion was unanimously approved by roll call vote. Adams,
Holdiman, Kraupner, Jones, Crouch, Davis, Lucietto and Lindblom voted yes.
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Kraupner made a motion to recommend rezoning as requested for PC 2006 -43. Adams
seconded the motion. The motion was approved 6 -2 in a roll call vote. Holdiman,
Kraupner, Jones, Crouch, Davis and Lindblom voted yes. Lucietto and Adams voted no.
The commissioners then went over the findings for the concept PUD plan. It was decided
the proposed plan complies with the Comprehensive Plan and the appropriateness of land
uses. Jones said he's still concerned about densities, as did several other commissioners.
Otherwise, the land seems to be laid out appropriately. Crouch said that the statement is
too broad. There are no problems with the existing uses and the zoning classification. The
trend of development is okay, as well. The impact the PUD would have on traffic is a
problem. Kramer said the city has plans to improve Route 47 from Route 30 to Corneils
Road. Ocean Atlantic will put up $5 million to help out although the development won't
even bring 5 percent of the anticipated traffic to the roadway.
City Attorney John Wyeth said that the Plan Commission hasn't done a lot of concept
reviews and approvals under the new plan. It's important to note, he said, that one of the
items entitled through this process is the number of units.
Lindblom said the number of units is directly related to density and that the number of
proposed units in this plan scares him. Jones that if eight units is on the light side, then
maybe an additional one or two could be approved, not 4 or 8 per acre.
Kramer wanted to know how etched in stone the widening of Route 47 is. Mayor Art
Prochaska said the city has begun discussions with the developers, the Illinois
Department of Transportation, and state representatives to work toward a solution.
He said the developer has expressed an interest in working to get this accomplished. The
City Council has voted to allow the contract upon receipt of funds.
Lucietto made a motion to recommend approval of the concept PUD for PC 2006 -43 with
the exception of density and the number of units. Jones seconded the motion. The motion
was unanimously approved by roll call vote. Kraupner, Jones, Crouch, Davis, Lucietto,
Adams, Holdiman and Lindblom voted yes.
Lucietto then made a motion to return to public hearings. Adams seconded the motion.
The motion was unanimously approved by voice vote.
2. PC 2005 -50 Donald J. Hamman and Carol S. Hamman, petitioners, request to
rezone. The real property consists of approximately 5.038 acres at Countryside
Parkway and McHugh Road.
See attached.
Lucietto made a motion to close the public hearing. Jones seconded the motion. The
motion was unanimously approved by voice vote.
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Discussing the rezoning request before the vote, Jones said the 11.66 -acre contribution to
the parks would be minimal anyway.
Jason Poppen, attorney for the petitioner, said that they planned building would be a two -
story, 45,000- square foot office facility. Smith Engineering would occupy the majority of
the space.
Lucietto made a motion to recommend rezoning for PC 2005 -50 as requested. Jones
seconded the motion. The motion was unanimously approved by roll call vote. Jones,
Crouch, Davis, Lucietto, Adams, Holdiman, Kraupner and Lindblom voted yes.
Lucietto made a motion to return to public hearing. Holdiman seconded the motion. The
motion was unanimously approved by voice vote.
3. PC 2006 -37 Betty O'Keefe Family Limited Partnership, petitioner, request to
annex and rezone. The real property consists of approximately 140 acres at the east
side of Route 47 between Galena and Corneils roads.
See attached.
Lucietto made a motion to close the public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
Discussing the petitioners' request, Jones said he feels a water park would be a good use
for the property. If houses are there, there would be traffic on the road all of the time.
With a water park, the city would get an amusement tax and the traffic would only be
present during the summer months. Crouch, however, said the use isn't being voted on at
this time. At this time, the Plan Commission needs to vote on zoning, not on a particular
plan.
Lucietto made a motion to recommend annexation for PC 2006 -37. Jones seconded the
motion. The motion was unanimously approved by roll call vote. Crouch, Davis,
Lucietto, Adams, Holdiman, Kraupner, Jones and Lindblom voted yes.
Lucietto then made a motion to recommend rezoning approval for PC 2006 -37 for a B -3
Service Business District. Jones seconded the motion. Davis, Lucietto, Adams,
Holdiman, Kraupner, Jones, Crouch and Lindblom voted yes.
Lindblom said there would be one meeting in August and two meetings in September.
Lucietto made a motion to adjourn the meeting at 9:15 p.m. Jones seconded the motion.
The motion was unanimously approved by voice vote.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above - entitled matter taken before
CHRISTINE M. VITOSH, C.S.R., on July 26, 2006, at
the hour of 7:00 p.m., at 800 Game Farm Road, in
the City of Yorkville, Illinois.
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REPO • COURT
reporting service
1212 South Naper Boulevard • Suite 119 -185 • Naperville, IL 60540 • 630 - 983 -0030 • Fax 630 - 299 -5153
www.depocoui,t.com
Yorkville Plan Commission 2
July 26, 2006
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. MICHAEL CROUCH;
9 MR. JACK JONES;
10 MR. TRAVIS MILLER;
11 MS. DINA GIPS.
12 A P P E A R A N C E S:
13 MR. JOHN JUSTIN WYETH, Counsel,
appeared on behalf of the United
14 City of Yorkville, Illinois.
15
16 - - - - -
17
18
19
20
21
22
23
24
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1 CHAIRMAN LINDBLOM: At this time I
2 would entertain a motion to go to public hearing.
3 MR. KRAUPNER: So moved.
4 CHAIRMAN LINDBLOM: Motion has been
5 made. Is there a second?
6 MR. HOLDIMAN: Second.
7 MS. LUCIETTO: Second.
8 CHAIRMAN LINDBLOM: Moved and
9 seconded to go to public hearing. Any further
10 discussion?
11 (No Response)
12 CHAIRMAN LINDBLOM: Those in favor
13 signify by saying aye.
14 (A Chorus of Ayes)
15 CHAIRMAN LINDBLOM: Opposed?
16 (No response)
17 CHAIRMAN LINDBLOM: Take a brief
18 pause while we reconfigure. Couple minutes.
19 (WHEREUPON, a short
20 recess was taken)
21 CHAIRMAN LINDBLOM: I am going to
22 explain our process in the public hearing. We
23 have three of them on the agenda tonight. We
24 have a reading of a petition, then we ask the
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Yorkville Plan Commission 4
July 26, 2006
1 petitioner to stand up and say few words about
2 his project. At that time then we will take
3 testimony from anybody that wishes to ask a
4 question, make a statement, whatever.
5 We have a court reporter here,
6 so everything that is being said is being
7 recorded.
8 With that in mind, I cannot
9 have more than one person talking at a time. So
10 if you have a question, if you have a comment,
11 raise your hand, I will recognize you, come up to
12 the microphone, state your name, state what your
13 concern or question is, the developer will
14 hopefully then respond to that. Again, one
15 person at time speaking and we are getting this
16 all down.
17 Now, to clarify a little bit on
18 here, a question came up just a minute ago. One
19 of the public hearings is on the O'Keefe
20 property, which is where, as most of you have
21 read in the paper, the proposed water park is
22 going.
23 After talking with legal
24 counsel, we found out that this public hearing
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1 tonight is for the zoning and annexation. The
2 developer is not here to present what the water
3 park will look like, okay.
4 But in that a water park is
5 allowed under this zoning, there will not be
6 another public hearing to talk about the water
7 park per se, so if you have some objections to
8 the water park, knowing that that's what's been
9 proposed for that property, please raise your
10 objections here tonight, but you will not hear
11 discussion as to what the water park is per se.
12 Is that clear?
13 (No Response)
14 CHAIRMAN LINDBLOM: It's a little
15 bit of a technical legal thing, right, Dan?
16 Are there questions about the
17 proceedings for tonight?
18 (No Response)
19 CHAIRMAN LINDBLOM: Okay. Thank you
20 for coming and we can get started.
21 MR. JONES: Are you going to swear
22 them?
23 CHAIRMAN LINDBLOM: That's a good
24 idea. Anybody that wishes to speak on either one
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1 of the three petitions, please stand at this
2 point and be sworn in. If you even think you are
3 going to raise a question, go ahead and stand.
4 It won't hurt anything. Exercise is good for all
5 of us.
6 (Witnesses sworn)
7 CHAIRMAN LINDBLOM: Item number one
8 is PC 2006 -43, Ocean Atlantic Chicago, LLC -- I'm
9 not going to read all these names -- they are
10 requesting annexation to the United City of
11 Yorkville and rezoning from Kendall County A -1
12 Agricultural to United City of Yorkville Planned
13 Unit Development, zoning to allow uses permitted
14 in R -2 One - Family Residence District, R -4 General
15 Residence and B -3 Service Business Districts.
16 The real property consists of
17 approximately 748.64 acres directly west of Route
18 47, south of Galena Road and north of Corneils
19 Road, Yorkville, Kendall County, Illinois.
20 Dan, prior to starting, I'd
21 just like to caution the people from Ocean
22 Atlantic.
23 We have a full agenda tonight.
24 I would like your comments kept to 20 minutes,
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1 and that will be 20 minutes by my watch.
2 Proceed.
3 WHEREUPON:
4 DANIEL J. KRAMER,
5 having been first duly sworn, testified before
6 the Yorkville Plan Commission as follows:
7 MR. KRAMER: Thank you. In the
8 interests of time, my name is Daniel J. Kramer
9 from the Law Offices of Daniel J. Kramer, 1107
10 South Bridge Street, Yorkville, Illinois.
11 I am an attorney licensed to
12 practice law in the State of Illinois, and I
13 represent Ocean Atlantic and the various land
14 owners who are petitioners on this.
15 This one is going to be a
16 little different; you are not going to hear much
17 from me, it's more of a media presentation.
18 Frankly, before coming back and
19 asked for amendments to the East Village and
20 South Village PUD's in the past month, you have
21 had an overall exposure to us that those two
22 projects are going to dovetail into a large golf
23 course, high -end residential, high -end commercial
24 project.
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1 We're going to present a rather
2 lengthy, as you said, 20- minute presentation, and
3 at the conclusion of your work session tonight,
4 we are going to ask that you positively recommend
5 the annexation and zoning of this project to the
6 city, and then we will spend many months together
7 flushing out the terms of that and the terms of
8 the plats.
9 Without further adieu, I'd like
10 to direct Patrick Hughes, who is the local
11 representative for Ocean and would be in charge
12 of the entire Westbury project.
13 WHEREUPON:
14 PATRICK HUGHES,
15 having been first duly sworn, testified before
16 the Yorkville Plan Commission as follows:
17 MR. HUGHES: Thank you, again, for
18 taking the time out of your schedule to hear our
19 presentation. Tonight we will have a
20 multi - person presentation.
21 It will start with our land
22 planners. We have two land planners with us here
23 tonight, Greg Roberts of the Lannert Group, and
24 Hal Clarke from Land Design out of Washington,
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1 D. C.
2 At that point we will turn the
3 presentation over to our architect, Bloodgood,
4 Sharp & Buster. Joe Sefin is here with us
5 tonight.
6 Joe will talk about the
7 architecture of the product, the residential
8 product that we are developing, in addition to
9 some of the retail components and the multiple
10 clubhouse facilities that are being proposed here
11 tonight.
12 At that point Joe will turn the
13 presentation over to our golf course design team,
14 Arthur Hills /Forrest Golf Design. Ken Williams
15 and Drew Rogers are here to present tonight and
16 they will do a little presentation as to what the
17 golf course -- how the golf course will be
18 configured and when it will be ready, and then
19 they'll turn it over to Kemper Sports and Dan
20 Cunningham, who will -- Kemper Sports will manage
21 the golf facility and banquet facility and give a
22 presentation and how that should play out as the
23 golf course gets developed.
24 Briefly, before I turn it over
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1 to the land planners, I'd just like to take a
2 brief second to just point out -- and I've been
3 before all of you previously and I think I've
4 said a lot of these same things, but they remain
5 true today.
6 We think that the Westbury
7 development is an incredible development. We
8 think it is a jewel that will add a lot to the
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9 City of Yorkville.
10 We have received a lot of
11 commentary over the last year as we've gone
12 through the development -- or the approval of
13 both our East Village and our South Village,
14 which are two of the villages contained in the
15 development, and we've really tried to
16 incorporate what we've heard, and the ultimate
17 result is the concept plan and the presentation
18 that we have for you tonight.
19 Up on the board I just want to
20 point out a couple of critical components that
21 come with an approval of the Westbury project.
22 First of all, as I just
23 mentioned, Westbury features top, top
24 professionals, and you will hear from them
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Yorkville Plan Commission 11
July 26, 2006
1 tonight.
2 Additionally, Westbury
3 residents, the people that ultimately come and
4 live here, are going to support in large measure
5 a lot of the commercial activity that's ongoing
6 now here in Yorkville, and that will continue,
7 including the commercial aspects of our
8 development.
9 We've got, as you know, a
10 couple of commercial sites at Westbury, including
11 some retail in our village common area, and we
12 think that the way we have it planned will
13 support that commercial in a very positive way.
14 I think it's important to point
15 out that as part of Westbury and part of its
16 approval, Westbury will finance and construct a
17 new elementary school on -site that is going to
18 cost about $12,000,000.
19 We will develop and build a
20 banquet facility, which I have heard repeatedly
21 is something that we need here in town so people
22 can have weddings and anniversary parties and
23 things like that. We think that's a needed and
24 desirable amenity here.
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July 26, 2006
1 I think, importantly, we are
2 committed as we bring residents into town to
3 expand and improve the infrastructure. Towards
4 that end, we had voluntarily agreed to pay
5 $5,000,000 for the widening of Route 47, which I
6 think is something that the city is looking to
7 have done, and we want to participate in that,
8 and we've already agreed that we will participate
9 if we are able to get approval on our project.
10 The economic impact of Westbury
11 is significant, and you should all know that when
12 you are considering your vote, Ocean Atlantic
13 will gay, the development will pay through OA,
14 $69,000,000 in fees and will increase the tax
15 base by 1.2 million dollars here in Yorkville,
16 which is an incredible figure because it's the
17 type of development that you need, unique type of
18 development that can provide that type of
19 economic impact.
20 I think it's important to note
21 that while we are doing this, we want to make
22 sure that the local community is involved from an
23 employment standpoint.
24 We are committed to hire and
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Yorkville Plan Commission 13
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1 use local custom and semi - custom builders who can
I
2 buy lots in our development and give it a special
I
3 local character that we know the city would want,
4 and we also think that the commercial that we are
5 offering on both corners of our development,
6 including the retail center and the golf courses,
7 will provide lasting employment opportunities for
8 local residents.
9 So I just wanted you to be
10 aware of those factors, but I think it's
11 critical, it's a little bit different than the
12 typical development, a little bit nicer and
13 offers a little more.
14 Having said that, I would like
15 to introduce Greg Stevens of the Lannert Group.
16 He will discuss the land plan, and we will go
17 from there. Greg?
18 WHEREUPON:
19 GREG STEVENS,
20 having been first duly sworn, testified before
21 the Yorkville Plan Commission as follows:
22 MR. DAVIS: Greg Stevens, Vice
23 President with the Lannert Group, 214 Fulton
24 Street, Geneva, Illinois.
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1 Part of our role with the
2 design team has been working with the design team
3 to develop the overall master plan for the
4 Westbury project, which we will be presenting
5 this evening.
6 We've also designed and done
7 the layout work for the East Village and South
8 Village, which you've all become familiar with.
9 We are currently planning and
10 doing design work for the parks that are found
11 throughout the Westbury community, as well as
12 open space corridors, and we have designed and
13 developed landscape elements throughout the
14 communities, including streetscape elements and
15 common area landscape, so that gives you an idea
16 of our role in the design team.
�
17 The first -- to get to the
18 concept plan, the first exhibit is our regional
19 aerial exhibit, and we are all familiar with the
20 location of the site.
21 It's a little hard to see it on
i
22 this, but this area in green is East -- what
23 we're calling East Village, South Village is down
24 here, and then the remaining expansion area lies
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Yorkville Plan Commission 15
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1 south of Galena Road, which is here, west of
2 Route 47, which is here.
3 Just to give you some of the
4 context, the blue area is the village -- or I'm
5 sorry, the City of Yorkville, Village of
6 Montgomery is shown in green, and the Village of
7 Plano is over here in orange, so that gives you a
8 little bit of the regional context where it lies.
9 Currently -- and I may go to
10 this one, it's a little clearer to see, it's the
11 same exhibit down here on the floor, but the
12 school district boundary line is shown here, and
13 it does split the site, so a portion of the site
14 located here is in the Plano School District, the
15 remaining acreage of the site is within Yorkville
16 School District.
17 The next aerial is a little
18 closer up aerial, and it's also shown over here,
19 but this gives you an idea of the properties that
20 have been assembled for the overall Westbury
21 project.
22 Here is East Village shown
23 here, South Village down here, we have the
24 remaining parcels that have been put together,
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Yorkville Plan Commission 16
July 26, 2006
1 which are delineated in the yellow boundary line,
i
2 we have Rosenwinkel property, the Nelson
3 property, Schultz is right in here, and then also
I
4 Rosenwinkel up to the north, northwest here.
5 The next exhibit is -- briefly
6 I'll spend a little bit of time on this -- is the
7 site analysis.
8 This is just generally showing
9 the general topography of the site. The red
10 lines show ridges, the high points, the highest
I
11 elevations, are shown with the red stars, low
12 points are the yellow flowers if you will.
13 This also shows the corridor of
14 Rob Roy Creek which bisects the site here and
15 some of the tributaries that feed into Rob Roy
16 Creek.
17 This becomes very important
18 because a lot of this land in here is low -lying
19 land, it is in floodplain, floodway.
20 This becomes prime area for the
21 development of our golf course community. It
22 is -- Being low -lying areas, it's not really
23 suitable for development of residential areas, so
i
24 that lends itself to developing the golf course
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1 area.
2 This exhibit also shows wetland
3 areas. We've had all the wetland areas
4 delineated, we are working with those. It also
5 shows some of the compost areas and landfill.
6 The next exhibit just briefly
7 shows what we are calling the five villages. We
8 are dealing with East Village, South Village,
9 Middle Village is shown in yellow, blue is North
10 Village, and West Village -- I'm sorry, West
11 Village is over here in orange, so that just
12 gives you an idea of what we are calling the five
13 villages.
14 The next exhibit is our concept
15 plan, and this is the plan that we developed
16 which we are really presenting tonight.
17 The East Village, South
18 Village, which you are all familiar with, are
19 shown here as a preliminary plan.
20 The remainder expansion area,
21 which is approximately 744 acres, is shown in the
22 bubble diagram.
23 The overall acreage of the
24 entire Westbury community is 1175 acres with, as
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Yorkville Plan Commission 18
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1 I said, the expansion being 744 acres of that.
2 We have set up a network of
3 roadways, basically that the main entrance to the
4 project will be off of Route 47 located here.
5 This is going to be an
6 eight -foot wide right -of -way, it's going to be a
7 divided median -type boulevard, so it's going to
8 be heavily landscaped, median - divided boulevard,
9 leading into what we are calling the Village
10 Center, which is the heart of the project,
11 located here.
12 Another key component of the
13 roadway network is the Beecher Road alignment.
14 We have worked with staff to align Beecher Road.
15 It basically continues in a north /south direction
16 through the site.
17 To help aid in slowing the
18 traffic since it is bisecting our golf course
19 community, we've added two round - abouts, one
20 located here in the front of the Village Center
21 and one located here, which we're calling this
22 extension West Village Boulevard, which will lead
23 to the west and up to our second commercial site.
24 The commercial components of
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1 this project, we have a 34 -acre site located at
2 Route 47 and Galena Road, located here.
3 We have another 17 -acre site
4 shown here in the kind of pink bubble up here at
5 the corner of Eldamain and Galena Road.
6 Basically the rest of this
7 bubble diagram shows where we are proposing to
8 have single- family homes. Single- family areas
9 are shown in yellow.
10 The single- family homes are
11 going to range in size from a minimum of 10,000
12 square feet to a maximum of 13,500 square feet.
13 The orange areas -- and it's a
14 little bit hard to distinguish colors, but the
15 oranger areas shown here are what we are calling
16 multi -plex, and that can mean it will either be
17 courtyard homes, townhomes, luxury townhomes, or
18 standard townhomes.
19 The more brown colors shown on
20 the plan are also multi -plex -- designated as
21 multi -plex, but those includes villas, courtyard
22 homes, condos. All of those will be described
23 later in our presentation from the architect.
24 Each community has neighborhood
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1 clubhouses associated with it. These are shown
2 in the red areas. So each community does have a
3 clubhouse.
4 We are currently working with
5 the park department right now to establish
6 additional park land that will be connected with
7 these clubhouse areas so that everybody has a
8 walkable area to these clubhouse and park
9 amenities.
10 Right now, as Pat mentioned, we
11 are developing a 15 -acre school site located
12 right here in East Village, and also we do have a
13 letter from the fire department that we are
14 looking into establishing an area for a two and a
15 half acre fire station.
16 The total residential units
17 shown on this plan range from 3900 to 4,000
18 units. We are asking for a gross density of 3.25
19 units per acre for the overall development.
20 With that, the golf course
21 itself takes up 160 acres of the entire site,
22 and, as I mentioned, the Village Center, which is
23 the heart of the site, that really is going to be
24 the entire community center. So that's kind of
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1 it in a nutshell.
2 Next I'd like to introduce Hal
3 Clarke. He is a planner with Land Design out of
4 Alexandria, Virginia. He is going to go into a
5 little more detail of the Village Center. Thank
6 you.
7 CHAIRMAN LINDBLOM: I want to warn
8 you, you've got less than ten minutes left.
9 WHEREUPON:
10 HAL CLARKE,
11 having been first duly sworn, testified before
12 the Yorkville Plan Commission as follows:
13 MR. CLARKE: You warned me.
14 CHAIRMAN LINDBLOM: Well, not you,
15 the guy that's running the show.
16 MR. CLARKE: I am Hal Clarke. I am
17 with the firm Land Design. And, really quickly,
18 a little bit about our firm.
19 We are multi - disciplinary
20 landscape architecture, urban design, land
21 planning firm, civil engineering, and we
22 typically work on projects like this, it's a
23 collaborative effort, and that's consistent with
24 our role here.
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1 Our role specifically on the
2 Westbury project is more of a place making,
3 really trying to flush out the character of the
4 Village Center, then I want to talk a couple
5 minutes about -- and some community character
6 elements as far as the theming and monumentation
7 of the community.
8 Skipping ahead to the golf
9 village or the Village Center, when we started
10 looking at the concepts for the Village Center,
11 it was immediately clear how -- what a special
12 part of the community this Village Center would
13 be, and when we started envisioning what it is
14 that village would be, it was more of not just
15 creating a place for the golfers, the golf shop
16 that's located in the village, but not only
17 creating an amenity center for the residents of
18 the North and Middle Villages, but taking a
19 broader perspective and developing a more center
20 of activity for the overall community that you
21 can program community events and really focus on
22 this area.
23 The physical design, we started
24 really trying to figure out how to make this
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1 place what we envision in our envisioning
2 process, how to capture that character and feel
3 that we were describing.
4 It was more of a -- instead of
5 creating a grand community club with all the
6 amenities included, it was more an idea of
7 breaking those up into smaller pieces and
8 organizing those, arranging them around a central
9 village dream in more of an informal way and
10 activating that -- all the public spaces that tie
11 all of these activities together with
12 streetscapes, pedestrian- oriented streetscapes,
13 and public spaces, and that was a big thing in
14 our design quickly, the components of the Village
15 Center kind of centers around the Westbury
16 Country Club facility that we'll talk about.
17 The banquet hall, the golf
18 shop, there will be a mix, a swim and fitness
19 facility.
20 There will also be a mix of
21 what we are calling specialty neighborhood scale
22 retail. Nothing like a lifestyle center that's
23 on the main highway, but more of a neighborhood
24 school, services - oriented retail, specialty
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Yorkville Plan Commission 24
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1 shops, offices, small offices, and what we think
2 is a critical component is a mix of residential
3 units that would give some life and some activity
4 into this center to activate, because this
5 combination of the program activities, the
6 resort -style amenities and this life that the
7 residential units, people living there, will
8 actually breathe the life into this center and
9 really create that place that will become
10 basically the heart of the Westbury community.
11 And, really quick, I'd love to
12 talk more about it, but now I hand it over to Jim
13 Sefin to talk about the architecture.
14 WHEREUPON:
15 JOE SEFIN,
16 having been first duly sworn, testified before
17 the Yorkville Plan Commission as follows:
18 MR. SEFIN: I am Joe Sefin. I am a
19 senior partner with the firm of Bloodgood,
20 Sharp & Buster, and we have been developing
21 communities for over 40 years -- this is our 40th
22 anniversary -- designing guidelines for future
23 development of the parcel by other developers as
24 well as designing the clubs throughout the
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Yorkville Plan Commission 25
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1 community.
2 What I'd like to do now is show
3 a little bit about some of the product that we
4 might see or envision here from just a character
5 standpoint.
6 We are looking at some sort of
7 estate -type single- family homes, an active adult
8 community or product type, master downs and maybe
9 some ranches or two stories.
10 A village, more of a
11 cottagey -style house that we would see in some of
12 the parcels around the golf course; townhomes,
13 which would be a variety of townhomes ranging
14 from 1600 up to 2300 square feet; courtyard
15 homes, which is mostly emphasizing the
16 architecture on the front with garages to the
17 rear off the street; again, another type of
18 courtyard homes that are still rear - loaded, but
19 they are three - story, a little denser product,
20 more for a younger family; condo /flat product,
21 again, this is a combination of condo and flat
22 units that apply to different market types;
23 apartments.
24 One thing to note now that you
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Yorkville Plan Commission 26
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1 all have this vision of what apartments are, they
2 are sort of dingy and stuff like that.
3 Today they are much nicer than
4 the single- family homes that we develop, better
5 detail.
6 Mixed use, again, these are
7 buildings that are fairly small in scale, have
8 retail or office on the main floor, and then
9 above that could have one or two stories of
10 either townhome or flat units above. Again,
11 fairly small in scale, but could have office or
12 retail.
13 We are also designing
14 clubhouses for the four villages. This is
15 currently the clubhouse that we are working on
16 for the East Village.
i
17 It's around a 3,700 square foot
18 plan, great room, kitchen, an area for sales,
19 locker rooms, and then a pool.
20 We are also going to be
21 involved in developing the country club or the
22 golf club, which is again in the Village Green.
23 We are looking at around 35,000
24 square feet for this complex. It will include a
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Yorkville Plan Commission 27
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1 golf feature, a banquet facility, a restaurant
2 for the public, a restaurant for the members of
3 Westbury.
4 Again, these are just some
5 interior shots. Let's just flip through these of
6 the character we might see inside the building,
7 continuing on, and we will turn it over to Arthur
8 Hills.
9 WHEREUPON:
10 KEN WILLIAMS,
11 having been first duly sworn, testified before
12 the Yorkville Plan Commission as follows:
13 MR. WILLIAMS: My name is Ken
14 Williams with Arthur Hills --
15 CHAIRMAN LINDBLOM: Excuse me. I am
16 going to give you about two minutes.
17 MR. WILLIAMS: Take 30 seconds.
18 What I'd like to emphasize here, our firm, our
19 emphasis is on environmental sensitivity and
20 designing golf courses that fit the site.
21 We are experienced nationally
22 and internationally with the National Audubon
23 Society and the first International Audubon
24 Society.
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Yorkville Plan Commission 28
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1 Our goals for this site, it's a
2 unique site. It has a quarry. Chicago is a
3 great market, the PG championship is coming here.
4 This will be a unique feature.
5 Go back one. Because the
6 community wants to be playable for all skill
7 levels, testing, it should be operable for high
8 school golfers, great aesthetic appeal for the
9 homes, fantastic amenity for a community and a
10 city, and, again, we wanted to design a golf
11 course that fits the site.
12 We are not here to move a lot
13 of dirt and create something that wasn't here
14 before. Thank you for your time.
15 CHAIRMAN LINDBLOM: Thank you.
16 Okay. I will entertain questions or comments
17 from the public regarding this and then --
18 Patrick, would you then call whatever staff you
19 would like to respond?
20 MR. HUGHES: Sure.
21 CHAIRMAN LINDBLOM: Are there
22 questions or concerns? Gentleman right here.
23 Yes.
24 WHEREUPON:
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1 EDWARD OLIVER,
2 having been first duly sworn, testified before
3 the Yorkville Plan Commission as follows:
4 MR. OLIVER: Edward Oliver. I live
5 at 1327 West Beecher, the two pieces of property
6 in the white.
7 You are changing my street
8 where it goes out that way and I just want to
9 make sure that -- I run a septic business out of
10 there, that I can run my trucks out that road.
11 That's all I care about.
12 CHAIRMAN LINDBLOM: Do you know
13 where he is talking about?
14 MR. OLIVER: Right in here.
15 MR. CLARKE: Can you point it out on
16 the aerial?
17 MR. OLIVER: I can't go out there
18 because there is too much, so the only way I can
19 go out.
20 UNIDENTIFIED INDIVIDUAL: Oh, from
21 this point.
22 MR. OLIVER: I just want to be able
23 to go out that way and out that way.
24 UNIDENTIFIED INDIVIDUAL: I still
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1 don't see why you couldn't go out that.
2 MR. OLIVER: That's looks like a
3 good site.
4 MR. KRAMER: Tom, I can answer. His
5 trucks, weight -wise he would qualify.
6 CHAIRMAN LINDBLOM: Okay. Thank
7 you. Yes.
8 MR. OLIVER: I've been there for 20
9 years and the trucks have been running out that
10 road, so, I mean, they weigh 55,000 -- 5500.
11 CHAIRMAN LINDBLOM: Shouldn't be a
12 concern.
13 MR. KRAMER: Unless they are over
14 72,000, they are fine. You are fine.
15 MR. OLIVER: Okay.
16 CHAIRMAN LINDBLOM: Gentleman in the
17 next row I believe. Yes, sir.
18 WHEREUPON:
19 TOM SLOUCER,
20 having been first duly sworn, testified before
21 the Yorkville Plan Commission as follows:
22 MR. SLOUCER: My name is Tom
23 Sloucer. I live at a 8 Royal Oaks Drive. I
24 really didn't come here to talk about this
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1 project, but I can't help but at least mention a
2 couple things.
3 What I did hear is a density of
4 3900 to 4,000 units over the other -- the total
5 of project, 3.2 homes per acre.
6 That is really a density is
7 just too -- too low. While I think it's great
8 they are going to build a school for $12,000,000,
9 the property tax payers and the owners that
10 remain have to fund the teachers' salaries.
11 I experienced a pretty big
12 increase in my property taxes this year because
13 of the referendum, and I would just encourage you
14 to do something with the density.
15 I think the density is 3.5 per
16 acre, if I understood the standard, but, you
17 know, I look at Grande Reserve, new tradition of
18 Yorkville. I think it's the only tradition in
19 Yorkville that I have seen go up. I think the
20 densities are just really too high.
21 CHAIRMAN LINDBLOM: I have a feeling
22 we are going to discuss the density. Any other
23 comments or questions?
24 (No response)
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1 CHAIRMAN LINDBLOM: Okay. Hearing
2 none then, I would entertain a motion to close
3 this portion of the public hearing.
4 MS. LUCIETTO: So moved.
5 MR. JONES: Second.
6 CHAIRMAN LINDBLOM: Moved and
7 seconded. Further discussion?
8 (No Response)
9 CHAIRMAN LINDBLOM: Those in favor
10 signify by saying aye.
11 (A Chorus of Ayes)
12 CHAIRMAN LINDBLOM: Opposed?
13 (No Response)
14 CHAIRMAN LINDBLOM: The public
15 hearing is closed for this portion. Any
16 discussion on the motion?
17 (No response)
18 CHAIRMAN LINDBLOM: Hearing none,
19 those in favor signify by saying aye.
20 (A Chorus of Ayes)
21 CHAIRMAN LINDBLOM: Opposed?
22 (No response)
23 CHAIRMAN LINDBLOM: Motion passes.
24 We are now in public hearing
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1 for item PC 2005 -50, Donald Hamman, Carol Hamann,
2 petitioners, have filed an application with the
3 United City of Yorkville, Kendall County,
4 Illinois, requesting rezoning from the United
5 City of Yorkville R -2 Residential District to
6 United City of Yorkville B -3 Service Business
7 District.
8 The real property consists of
9 approximately 5.038 acres at Countryside Parkway
10 and McHugh Road, north of the United States
11 Postal Service Building, Yorkville, Kendall
12 County, Illinois.
13 Okay. And speaking for the
14 petitioner is?
15 WHEREUPON:
16 TOM ZANCK,
17 having been first duly sworn, testified before
18 the Yorkville Plan Commission as follows:
19 MR. ZANCK: My name is Tom Zanck. I
20 am an attorney from Crystal Lake, Illinois on
21 behalf of the petitioners, Donald Hamman and
22 Carol Hamman, and the contractor purchasers,
23 which are Land Advisors.
24 Land Advisors has entered into
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1 a contract to purchase the property which is
2 depicted on this zoning exhibit, and the shaded
3 area of this parcel is presently zoned R -2.
4 The rest of the parcel and
5 everything to the east, to the south, to the
6 west, is zoned B -3. This is the post office here
7 on the corner.
8 THE purpose of the purchase is
9 to ultimately come before you with a subdivision
10 plat to plat this into four acres for the
11 eventual use for the construction of an office
12 building for Smith Engineering, which is one of
13 your large employers here in town.
14 There is -- a hotel has
15 expressed an interest, has submitted a letter of
16 intent, which has not yet been accepted, and then
17 a restauranteur has solicited a contract from the
18 contract buyers for the construction of a
19 restaurant on one parcel, and on the fourth
20 parcel, a banquet hall.
21 So those are the dreams and we
22 hope they come to a reality.
23 As staff has indicated, this
24 request is consistent with the Comprehensive
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1 Plan. We are, for purposes of the hearing
2 tonight, ratifying this is true, all of the
3 allegations set forth in the application and
4 petition.
5 Jason Hoffman is here, one of
6 the principals for Land Advisors, and also from
7 Smith Engineering, and we hope that you would
8 recommend approval of this zoning request to the
9 village board.
10 CHAIRMAN LINDBLOM: Okay, Tom.
11 Thank you.
12 At this time I would entertain
13 any questions or comments from the general public
14 on this petition.
15 (No response)
16 CHAIRMAN LINDBLOM: Hearing none, I
17 would entertain a motion -- I'm sorry. Gentleman
18 over here.
19 WHEREUPON:
20 BRANDON WILL,
21 having been first duly sworn, testified before
22 the Yorkville Plan Commission as follows:
23 MR. WILL: Didn't want to be first,
24 but I guess I will. My name is Brandon Will. I
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1 am a real estate manager for Menard's
2 Corporation. We own the majority of the adjacent
3 property to this requested rezoned parcel.
4 I just had a couple questions
5 on what the current plans were with the property
6 before this came about.
7 I understand this is I believe
8 adjacent to park land that was donated with our
9 development for the Prairie Meadows subdivision
10 that was developed next door, and we also have
11 multi - family property that we are in the process
12 of developing in the area, too, and we were kind
13 of under the impression that additional park land
14 is going to be donated around that residential
15 area, there was going to be something entered
16 into the land we had, so I guess our concern is
17 that there would be a detriment to the land value
18 of the property if it called for remaining R -2
19 development.
20 CHAIRMAN LINDBLOM: Travis, am I
21 correct that this property is adjacent to the
22 park property?
23 MR. MILLER: Correct. The park
24 property would be to the north, northwest of
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1 where they are requesting the zoning.
2 In terms of the Comprehensive
3 Plan, this property is completely encompassed by
4 commercial recommendation, so even the park area
5 that's ultimately been dedicated as park under
6 the Comprehensive Plan was originally
7 recommended -- at least a portion of that for
8 commercial use.
9 I guess the point that I would
10 make in terms of land use, the ordinance does
11 require -- the landscape ordinance requires
12 buffer between non - residential uses and
13 residential uses, so any residential uses that
14 would be adjacent -- and I'm not sure how --
15 Menard's residential property I don't believe is
16 adjacent to this property across McHugh, but if
17 it were, there would be minimum standards for
18 buffering, width of buffer yards, and we would
19 require berming.
20 MR. WILL: Can you comment to me on
21 the proposed land that was dedicated for the
22 complete PUD by Miller, Incorporated?
23 MR. MILLER: The park land is a
24 total of a little over a seven -acre land
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1 dedication. A little over three acres of that
2 will be used for a park facility, park and
3 recreation facility.
4 There's been granted, that's
5 been obtained by the park board, moving forward
6 with that facility.
7 The remaining four -plus acres
8 has been proposed for a maintenance facility for
9 the use of the city for the city parks, as well
10 as public works. -
11 And it's been proposed, I know
12 there was a public meeting regarding that and
13 that is still -- how that will unfold and be
14 ultimately used is still yet to be determined,
15 it's still pending, but all of those uses would
16 fall under the current entitlement of land.
17 MR. WILL: Okay. Thank you.
18 CHAIRMAN LINDBLOM: Any other
19 questions or comments?
20 (No Response)
21 MR. DAVIS: Let me clarify that.
22 Was that supposed to be -- When they donated that
23 land, it was supposed to be part of a larger park
24 parcel? As other properties came in, you were
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1 supposed to have a larger park in that area?
2 MR. MILLER: I don't know that that
3 was the -- I mean, that's standard practice. We
4 can inquire and have land dedicated to the city
5 for park uses. That's standard policy.
6 We try to do that; doesn't mean
7 that it's always going to unfold that way.
8 Depends on how property develops when it's
9 petitioned.
10 MR. DAVIS: So why was there an
11 assumption on his behalf of that?
12 MR. MILLER: I wouldn't be able to
13 answer that question.
MR. DAVIS: Can you answer that wh
14 y y
15 there is an assumption on your behalf that there
16 would be more park there?
17 MR. WILL: When I had met with Dave
18 Mogle about the park contribution aspects to our
19 own family project, as we are now starting to
20 progress with plans, as I mentioned, and he had
21 given me that impression.
22 Maybe I misunderstood, but, you
23 know, I just -- I just feel the rezoning of this
24 from residential use to a commercial use is
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July 26, 2006
1 obviously a little bit property disvaluation to
2 our homes.
3 MR. DAVIS: Okay.
4 MR. WILL: Thank you.
5 CHAIRMAN LINDBLOM: Okay. Anything
I
i
6 else?
7 (No Response)
8 CHAIRMAN LINDBLOM: If not, then I
9 would entertain a motion to close this portion of
10 the public hearing.
11 MS. LUCIETTO: So moved.
12 MR. JONES: 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 Okay. Here is our chance to put Jason on the hot
23 seat. No, I'm just joking.
24 Is there any questions or
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1 concerns for -
2 MR. JONES: Called payback. So we
3 are talking 11.66 acres. With 11.66, the
4 contribution to parks would be pretty minimal
5 anyway, wouldn't it?
6 We are talking general -- we
7 are talking general office, correct, if I
8 remember correctly from last time?
9 CHAIRMAN LINDBLOM: Business
10 services, service business district.
11 MR. JONES: You were thinking of
12 putting on a two -story --
13 MR. WILL: 45,000 square foot office
14 facility that Smith Engineering would occupy.
15 The majority of that is office.
16 MR. JONES: From that aspect I don't
17 see where a general business would really degrade
18 the surrounding area in my mind.
19 CHAIRMAN LINDBLOM: It would or it
20 would not?
21 MR. JONES: It would not.
22 CHAIRMAN LINDBLOM: Would not be
23 detrimental.
24 MR. JONES: Right.
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1 CHAIRMAN LINDBLOM: I agree. Any
2 other comments?
3 (No response)
4 CHAIRMAN LINDBLOM: Okay. The only
5 item before us then is a rezoning of this
6 property.
7 No other comments? Is there a
8 motion? Art? I'm sorry.
9 MAYOR PROCHASKA: Again, just a
10 point of reference to Mr. Jones' comment, the
11 other uses that are looking at going there are a
12 possible hotel and a restaurant banquet center.
13 Those would need to have a
14 business, general business, zoning. I'm not sure
15 if it's B -3 or B -2, but I believe the hotel would
16 need B -3, so just as a point of reference. They
17 are looking at some of the other things there.
18 MR. JONES: Thank you.
19 CHAIRMAN LINDBLOM: Okay. Is there
20 a motion to this effect?
21 MS. LUCIETTO: I will make a motion
22 to accept the rezoning of PC 2005 -40.
23 MR. JONES: Second.
24 CHAIRMAN LINDBLOM: Okay. Motion
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July 26, 2006
1 has been made and seconded. Is there further
2 discussion on the motion?
3 (No Response)
4 CHAIRMAN LINDBLOM: Hearing none,
5 can we get a roll call, please?
6 MS. GIPE: Bill Davis.
7 MR. DAVIS: Yes.
8 MS. GIPE: Anne Lucietto.
9 MS. LUCIETTO: Yes.
10 MS. GIPE: Sandra Adams.
11 MS. ADAMS: Yes.
12 MS. GIPE: Clarence Holdiman.
13 MR. HOLDIMAN: Yes.
14 MS. GIPE: Charles Kraupner.
15 MR. KRAUPNER: Yes.
16 MS. GIPE: Tom Lindblom.
17 CHAIRMAN LINDBLOM: Yes. Motion
18 passes. Thank you.
19 Motion to go back into public
20 hearing for the third item.
21 MS. LUCIETTO: So moved.
22 MR. HOLDIMAN: Second.
23 CHAIRMAN LINDBLOM: Moved and
24 seconded. Further discussion?
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July 26, 2006
1 (No Response)
2 CHAIRMAN LINDBLOM: Hearing none,
3 can we have -- I'm sorry, those in favor?
4 (A Chorus of Ayes)
5 CHAIRMAN LINDBLOM: Opposed?
6 (No Response)
7 CHAIRMAN LINDBLOM: Motion passes.
8 PC 2006 -37, Betty O'Keefe
9 Family Limited Partnership, petitioner, have
10 filed an application with the United City of
11 Yorkville, Kendall County, Illinois, requesting
12 annexation to the United City of Yorkville and
13 rezoning from Kendall County A -1 Agricultural to
14 United City of Yorkville B -3 Service Business
15 District.
16 The real property consists of
17 approximately 140.9 acres at the east side of
18 Route 47 between Galena Road and Corneils Road,
19 Yorkville, Kendall County, Illinois.
20 John, are you speaking? Been
21 kind of quiet.
22 WHEREUPON:
23 JOHN PHILIPCHUCK,
24 having been first duly sworn, testified before
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Yorkville Plan Commission 45
July 26, 2006
1 the Yorkville Plan Commission as follows:
2 MR. PHILIPCHUCK: That's okay. I
3 took my time last time, so we are happy to spread
4 it around tonight. Thank you. Thank you. Good
5 evening. John Philipchuck.
6 CHAIRMAN LINDBLOM: You've got two
7 minutes.
8 MR. JONES: Starting now.
9 MR. PHILIPCHUCK: John Philipchuck,
10 attorney with offices at 123 Water Street,
11 Naperville, Illinois, representing the Betty
12 O'Keefe Family Limited Partnership.
13 We are located on Route 47
14 between Galena Road to the north and the property
15 to the south and east side of Route 47,
16 approximately 140.9 acres.
17 As the petition reads, we are
18 currently in the county. We are contiguous to
19 the corporate limits of Yorkville to the north,
20 south, and also east and west, so we are not
21 quite surrounded, but just about darn near
22 surrounded.
23 We are requesting with the
24 annexation that the property be brought in and
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July 26, 2006
1 zoned as B -3 Service Business District.
2 The adjoining properties, there
3 are some existing B -3. Somebody came in
4 expanding commercial zoning on the former
5 asparagus farm, and we are attempting to request
6 rezoning for our entire parcel to the B -3 Service
7 Business District classification.
8 We think that the Comprehensive
9 Plan supports this use in light of the fact that
10 as the City Council and the Plan Commission has
11 looked at applications that have come before it,
12 we have been expanding the amount of commercial
13 property fronting on Route 47, taking some of the
14 transitional neighborhood, residential, out of
15 that equation and doing the transitions more to
16 the rear of the properties that front -- so that
17 we can take advantage of the tax dollars that are
18 generated by increased property taxes and, of
19 course, as retail users come in and retail sales
20 tax dollars and the fact that non - residential
21 users do not bring school children into the
22 community, but we bring more jobs and we make it
23 more convenient for the residents of Yorkville to
24 have some of the many very commercial enterprises
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Yorkville Plan Commission 47
July 26, 2006
1 that are located in some of the communities
2 further to the east allowed to come into our
3 community.
4 We think we have some great
5 locations for some of the major retailers, and
6 certainly as our market grows with our
7 population, we will continue'to see more of
8 those.
9 As the Mayor has previously
10 pointed out, we have been in contact with the
11 city staff, Mayor's office, talking about
12 Route 47, talking about how we can be a part of
13 the improvements to Route 47 as time goes on, but
14 like most things, we sometimes find ourselves in
15 a chicken and egg situation, how do we start and
16 how do we get going, and so we think the solution
17 is to try and take it on a local level with the
18 city as opposed to waiting for the state, but we
19 do need some of the auspices of the state to help
20 us.
21 We are working on several
22 different ideas in that regard, but it has to
23 start somewhere and, of course, the commercial
24 developers as the mayor has contacted about
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Yorkville Plan Commission 48
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1 trying to see what can be done about trying to
2 spearhead the engineering studies that EEI has
3 been working on with a cooperative effort to move
4 forward and to address the issues that we have
5 today and look for ways to solve them as we move
6 on and as we grow.
7 The utilities to service this
8 area are already in place. The O'Keefe family
9 granted an easement along their south property
10 line to allow for the Rob Roy sewer interceptor
11 extension, so we now have sanitary sewer service
12 not only for our property, but for many of the
13 properties in the area.
14 Water, we have the water tank
15 to the north, we have water mains that have been
16 installed at Galena Road, and we will be bringing
17 some water mains up as the radius property
18 develops, so we feel that there is adequate sewer
19 and water to serve the site.
20 Of course the city is
21 working -- and we will be working with the
22 city -- on the regional stormwater facility that
23 will be to the east trying to design a facility
24 so that everybody doesn't have to have a small
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Yorkville Plan Commission 49
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1 pothole on their property, we could have this
2 large facility to retain some of the stormwater
3 management for this area.
4 The property lies within the
5 Yorkville - Bristol Sanitary Facilities Planning
6 area. We will need to annex the property to the
7 district, but that's a matter of going through
8 the petitions and working with the district.
9 So we feel that the opportunity
10 is here with this particular location along
11 Galena Road and Route 47 to maximize the uses
12 that are permitted in the B -3 commercial
13 district.
14 I know that we have had
15 discussions about traffic in the past and some of
16 the concerns of Plan Commissioners were mentioned
17 this evening about the Route 47 traffic.
18 We have our traffic engineer
19 and consulting firm of Grenwalt, Hamilton on
20 board. Mr. Bill Griefs is here this evening, he
21 is our traffic engineer, and Bill would just like
22 to make a couple of comments as far as what he is
23 looking into with the traffic situation for this
24 particular property. Bill?
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July 26, 2006
1 WHEREUPON:
2 BILL GRIEFS,
3 having been first duly sworn, testified before
4 the Yorkville Plan Commission as follows:
5 MR. GRIEFS: Thank you. As usual,
6 counsel gave most of my presentation. I think
7 the big thing that we really want to take a look
8 at is three words: Foresight, cooperation and
9 coordination.
10 Your community has gone a long
11 way already for having the foresight for taking a
12 look at the regional problem along 47, by
13 instituting some of the studies, taking a look at
14 some of the things like right -of -way needs,
15 alignments along Route 47, because that problem
16 is not going to go away.
17 The latest IDOT map on the web
18 site shows about 16,000, 17,000 cars a day
19 rumbling along 47. That is right at its end for
20 a basic two -lane road.
21 No matter what happens, that
22 number is going to keep going up and up and up
23 and up, it's a regional arterial route.
24 No matter what happens in other
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Yorkville Plan Commission 51
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1 parts of the whole 47 corridor, that traffic is
2 going to grow, so the best thing to do is to
3 cooperate, and our client is more than willing to
4 cooperate. We've shown a strong effort already
5 to try and figure out the best means of
6 cooperating.
7 Part of that -- and getting
8 back to the foresight -- is establishing an
9 access program up and down 47, IDOT is seeing and
10 they are taking a look at it, but we are more
11 than willing to cooperate to make sure that that
12 happens.
13 What does that access strategy
14 mean? It doesn't mean driveways every 50 feet.
15 It means well laid -out, well thought -out, places
16 where you can have the safety and convenience of
i
17 turn lanes and traffic signals to make sure that
18 the area development goes out on Route 47 and
19 gets in off of Route 47.
20 And, finally, the coordination
i
21 efforts. As Mr. Philipchuck said, they are big.
22 I mean, it's going to have to really be a joint
23 effort among developers, the city, IDOT, the
24 county, who has jurisdiction over Galena Road,
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Yorkville Plan Commission 52
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1 but those are all types of things that I think
2 are already starting in the process.
3 In fact, we just had a meeting
4 today to start going over some of the traffic
5 issues as far as how they relate to where access
6 wants to be, what part of 47 really wants to
7 maybe get a little bit more of right -of -way here,
8 little bit more of right -of -way there, start
9 looking at alignment of what 47 and Galena Road
10 wants to be, that sort of thing.
11 So the process has started, and
12 I am just here to say that I feel very confident
13 that those issues as they relate today and as you
14 look forward to the future can be resolved.
15 Thank you.
16 CHAIRMAN LINDBLOM: Okay. Thank
17 you.
18 MR. PHILIPCHUCK: We are happy to
19 entertain any questions that the public may have
20 or that the Plan Commission may have. That ends
21 our presentation.
22 We would ask that the Plan
23 Commission favorably recommend annexation of this
24 property to the United City of Yorkville and
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Yorkville Plan Commission 53
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1 recommend the approval of the zoning to B -3
2 Service Business zoning classification. Thank
3 you.
4 CHAIRMAN LINDBLOM: Okay. I would
5 entertain any questions or comments from the
6 public on this.
I
7 WHEREUPON:
8 DON PETERSON,
9 having been first duly sworn, testified before
10 the Yorkville Plan Commission as follows:
11 MR. PETERSON: Good evening. My
12 name is Don Peterson. I live on Bristol Ridge
13 Road. I have lived there for 30 years, seen a
14 lot of changes in the county.
15 Most of those changes,
16 unfortunately, have been bringing in people and
17 not bringing in jobs; they have been bringing in
18 people and homes, but not bringing in commercial
19 or businesses.
20 This particular development I
21 believe is in the right place at the right time
22 to do the right thing for what we need to do on
23 Route 34. We don't need homes up and down 34 --
24 CHAIRMAN LINDBLOM: 47.
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Yorkville Plan Commission 54
July 26, 2006
1 MR. KRAUPNER: 47.
2 MR. PETERSON: 47. Only 30 years,
3 you get confused after that length of time. So I
4 am completely in favor of this type of
5 development.
6 I don't know this particular
7 development and what they are going to put in
8 there, but this type of thing along the 47
9 corridor I think is the appropriate thing to do.
10 I want to go one step forward,
11 past that. I understand that part of this may be
12 developed as a water park, and that's what I
13 really want to talk about.
14 Yorkville has been bypassed by
15 a lot of things because we weren't ready to reach
16 out and grasp the opportunity.
17 I think a water park or
18 anything like that in this area would be ideal
19 for our community.
20 We have people coming in by the
21 thousands, but we have nothing for them to do
22 once they get here, and my children, my
23 grandchildren, and hopefully my great
24 grandchildren would very much appreciate having a
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July 26, 2006
1 water park like development.
2 It doesn't have to be by this
3 company or anything else, but something of that
4 nature in this area. And if it's going to come
5 in this area, then that corner is the perfect
6 place for it to be. Thank you for your time.
7 CHAIRMAN LINDBLOM: Okay. Thank
8 you. Other comments? Lady in the second row.
9 WHEREUPON:
10 ALICE BERTRAM,
11 having been first duly sworn, testified before
12 the Yorkville Plan Commission as follows:
13 MS. BERTRAM: I am Alice Bertram,
14 Mrs. Red Bertram. I live up on Galena Road. As
15 far as the water park is concerned, it would be
16 right across the street from me, and I'm not
17 enthralled with the idea.
18 However, what I am wondering --
19 I mean, we are talking about 47 widening. What
20 about our road, Galena Road? Something has to be
21 done.
22 There are times I can't get out
23 of my driveway because -- especially when
24 Caterpillar is changing shifts, and if you're
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Yorkville Plan Commission 56
July 26, 2006
1 going to put an access to a water park on Galena
2 Road along with the other expansion that's going
3 on on our former farm, I think you better think
4 seriously about Galena Road.
5 I don't know how you are going
6 to do it. I realize you can't get unlimited
7 access from 47, but something needs to be done.
8 There's been terrible
9 accidents, as you all know, right down on the
10 corner, and I live close enough to hear all of
11 those sirens, believe me, and it scares me. So
12 that -- that's what I am trying to bring to your
13 attention.
14 CHAIRMAN LINDBLOM: Okay. Thank
15 you. Let's just see. John Whitehouse, do you
16 have any idea if there is any plans for Galena
17 Road at all?
18 MR. WHITEHOUSE: Other than Fran
19 Klaas' typical requirement as he has been doing
20 up and down Galena Road and all county highways
21 is requiring the 60 and a half foot right -of -way
22 designation or he has 120 feet of right -of -way
23 for improvements.
24 CHAIRMAN LINDBLOM: So that would
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July 26, 2006
1 come off of this property as well.
2 MR. WHITEHOUSE: That would come off
3 this property as well.
4 MR. PETERSON: I think the
5 improvements are already on their way for that
6 because I know in front of my place they are
7 going through there, and on across the road they
8 are also.
9 But, however, what I am talking
10 about isn't necessarily water and sewer, I am
11 talking about traffic.
12 MR. WHITEHOUSE: No, and what I am
13 talking about is the right -of -way for future road
14 improvements.
15 MR. PETERSON: Okay.
16 MR. WHITEHOUSE: And although the
17 widening to three lanes and the turn lane
18 installation for Turtle Bay Drive doesn't, you
19 know, help you get out of your driveway because
20 there is no signal --
21 MR. PETERSON: Right.
22 MR. WHITEHOUSE: -- at that
23 location, which doesn't cause the breal�, we are
24 looking at -- part of this Route 47 is obviously
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1 intersection improvements at Galena Road, the
2 Westbury Villages development, and the other
3 property on the north side are looking at
4 five -lanes at that intersection west of 47.
5 There will be some improvement to the east.
6 The timing of the widening to
7 five lanes on Galena Road is going to be up to
8 the Kendall County Highway Department.
9 Kendall County has instituted,
10 you know, their impact fee.
11 MAYOR PROCHASKA: Right.
12 MR. WHITEHOUSE: That is -- I
13 believe the City Council has the agreement that
14 fees collected in Yorkville go to highways in
15 Yorkville, so that would help promote and push
16 forward the timeline for other improvements.
17 MR. PETERSON: Because it's both
18 east and west of 47.
19 MR. WHITEHOUSE: Oh, absolutely.
20 Yes.
21 MR. PETERSON: Okay. Thank you.
22 CHAIRMAN LINDBLOM: Thank you, Ms.
23 Bertram.
24 Art, did you have any further
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1 comment?
2 MAYOR PROCHASKA: John kind of
3 covered what I was going to say. John, as you
4 may recall, we entered into an intergovernmental
5 agreement for the fee for improvement of county
6 roads, and I believe Galena Road is one of the
7 Roads they have identified for use of those
8 funds, and in our agreement it says that anything
9 collected in Yorkville we are able to use on
10 county roads within Yorkville, so that would be
11 one of the roads that we would look at using
12 those fees towards.
13 CHAIRMAN LINDBLOM: Okay. I think
14 there is one gentleman that had his hand up.
15 MR. SLOUCER: Again, Tom Sloucer, 58
16 South Royal Oaks Drive, in Bristol. Just real
17 quickly, I'll try to be very brief.
18 I am opposed to the rezoning of
19 this particular property for B -3 use. I think
20 one of the things that you need to look at is ask
21 yourself the question why do people move to
22 Yorkville, why do they move to this area.
23 They move here because it's a
24 quaint, very nice, quiet community. With the big
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Yorkville Plan Commission 60
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1 business development up on 47 and Galena Road, as
2 someone pointed out, we're going to attract
3 people from outside this area into this area.
4 Our roads are already crowded.
5 Our crime rate is probably fairly good right now,
6 but we will be bringing people from other
7 communities, and let's face it, it's going to
8 happen.
9 It's not really going to be
10 desirable for the area. Not to mention the
11 traffic. I know someone has a concern about
12 Galena Road. I share that concern as well. So
13 traffic is a concern.
14 Don't underestimate the impact
15 of the water usage. This particular unit I
16 understand is going to use one million gallons of
17 water per day. That's a lot of water.
18 I myself have a private well, I
19 don't happen to be a city well, so that does have
20 a potential impact for me. Maybe not today,
21 maybe not tomorrow, but maybe down the road.
22 That's something to really
23 consider. I think this is a great community to
24 live in. I wouldn't live here if I did. And I
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1 am really opposed to this rezoning bringing in
2 businesses that are going to attract people from
3 outside the area.
4 CHAIRMAN LINDBLOM: Okay. Thank
5 you. In the very back row.
6 MR. WHITEHOUSE: Tom, may I make one
7 clarification based on Mr. Sloucer's comment? I
8 believe it's a million gallons per year. A
9 million gallons per day would never fly in
10 Yorkville.
11 MR. SLOUCER: Okay. I misspoke
12 then. My wife told me it was a year. I got that
13 wrong.
14 CHAIRMAN LINDBLOM: Okay. Back row.
15 WHEREUPON:
16 BIRGETTE PETERSON,
17 having been first duly sworn, testified before
18 the Yorkville Plan Commission as follows:
19 MS. PETERSON: My name is Birgette
20 Peterson. I have lived for 30 plus years on
21 Bristol Ridge Road and the corner of Sunset.
22 I have seen once I started from
23 a little county road, which Bristol Ridge Road
24 used to be, to being a Yorkville city collector
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1 Road.
2 For four years I have lived in
3 a very, very confutious (sic), ridiculous
4 environment between a lot of construction, a lot
5 of hassle, a lot of new businesses, a lot of new
6 peoples, a lot of new schools, and a heck of a
7 lot, a lot, a lot, a lot, new children.
8 I raised five sons from 1976 to
9 1986. I shuttled them in the big red station
10 wagon down to East Main Street in Yorkville to
11 the little city pool, took them there at nine
12 o'clock in the morning, picked them up at 12,
I
13 took them back at one o'clock, picked them back
14 up at eight o'clock in the evening because I had
15 five of them, anywhere between 75 cents and a
16 buck per child, or I believe it was about $12 a
17 family pass.
18 Well, for years we, the old
19 timers here in the county and in the city of
20 Yorkville, do not have this opportunity anymore
21 unless we want to pay thousands of dollars on
22 members now for the grandkids, and, you know,
23 Yorkville always and Kendall County has done
24 everything for the children, and, therefore, I
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Yorkville Plan Commission 63
July 26, 2006
1 really would like to ask the City Council and
2 many of also the school board members or the
3 liaisons for the school board to the City Council
4 and to the zonings to consider to do something
5 what everybody enjoys.
6 Yes, we want businesses, we
7 want people to come from other towns, we want
8 them to go to Jewel shopping where there is
9 another one five miles down the road. We want
10 them to go to Bath & Beyond or Kohl's or
11 Meijer's, what is very -- but why don't we get
12 something go in the morning, go home in the
13 evenings leave, get money, don't bring the kids,
14 but have existing taxpayers have to pass if they
15 like to pass or not pass the referendums.
16 I would like to ask as a
17 grandmother of 11, with nine of my grandchildren
18 being in the Yorkville, Kendall County area, to
19 consider a water park or bigger entertainment
20 center for the existing residents which do not
21 have clubhouses, which do not have, but have put
22 up for years now with the inconvenience that all
23 the new people that do have those luxuries, they
24 have the money, not that I want to trade my acre
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1 for three houses on one acre either, but I
2 really, really, really would like to have you all
3 consider to take a look into it and let the
4 people make their proposal and see what comes of
5 it. I think we need it in Yorkville. It's for
6 our children. I think it is just as much as an
7 addition as the library or the kindergarten
8 school. Thank you.
9 CHAIRMAN LINDBLOM: Thank you. Lady
10 back in the back there.
11 WHEREUPON:
12 KATE BUSCHKOPF,
13 having been first duly sworn, testified before
14 the Yorkville Plan Commission as follows:
15 MS. BUSCHKOPF: I am Kate Buschkopf.
16 I am a new resident to Yorkville, and I just
17 wanted to also say that I agree with the rezoning
18 of that property along 47 as commercial.
19 I'm not sure what the different
20 types of zoning are, I am not familiar with all
21 the details, but I just -- I know that part of
22 that is part of the proposed water park, and I
23 would also like to -- I would just like to bring
24 to the attention of the residents that I don't
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1 think that people are realizing this is not going
2 to be necessarily a pool where you can drop off
3 your kids, where you can have a swim meet, where
4 you can have all, you know, that kind of thing.
5 It's not like the kind of thing
6 where you walk across the street and spend a few
7 hours. It's a tourism factor. And I want to
8 make sure that we are doing all the research,
9 that we are not bringing something here for the
10 tourism, we are bringing something for the
11 residents.
12 So that's the main concern, we
13 are not bringing loads of people from out of town
14 for tourism and there is still no place for
15 residents to have a swim meet or send their kids
16 for the afternoon. Thank you.
17 CHAIRMAN LINDBLOM: Okay. Thank
18 you. Any other comments?
19 (No Response)
20 CHAIRMAN LINDBLOM: Okay. Hearing
21 none then, I would entertain a motion to adjourn
22 the public hearing.
23 MS. LUCIETTO: So moved.
24 MS. ADAMS: Second.
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 66
July 26, 2006
1 CHAIRMAN LINDBLOM: Moved and
2 seconded. Any further discussion on the motion?
3 (No Response)
4 CHAIRMAN LINDBLOM: Hearing none,
5 those in favor signify by saying aye.
6 (A Chorus of Ayes)
7 CHAIRMAN LINDBLOM: Opposed?
8 (No Response)
9 CHAIRMAN LINDBLOM: Motion passes.
10 (Which were all the
11 proceedings had in
12 the public hearing.)
13 --- 000 - --
14
i
15
16
17
18
19
20
21
22
23
24
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 67
July 26, 2006
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 his —& day of
16 , 2 0 0 6 .
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
Yorkville Plan Commission 68
July 26, 2006
$12 62:16 35,000 26:23, 26:23 64:1 44:13
$12,000,00 31:8, 3900 20:17, 31:4 acreage 15:15, ahead 6:3, 22:8
31:8, 31:8 4 6:18, 12:5, 15:2, 17:23 aid 18:17
$12,000,000 11:18, 45:15, 46:13, 47:12, acres 6:17, 17:21, Alexandria 21:4
11:18, 11:18 50:12, 50:15, 51:9, 17:24, 18:1, 20:21, Alice 55:10, 55:13
$5,000,000 12:5, 56:7 33:9, 34:10, 38:1, align 18:14
12:5, 12:5 4,000 20:17, 20:17, 38:7, 41:3, 44:17, alignment 18:13,
$69,000,000 12:14, 31:4, 31:4 45:16 52:9
12:14, 12:14 40 24:21 across 37:16, 55:16, alignments 50:15
--- oOo - -- 66:13 40th 24:21 57:7, 65:6 allegations 35:3
084 - 002883 67:24 45,000 41:13, 41:13 activate 24:4 allow 6:13, 48:10
1 62:12, 63:17 47 18:4, 19:2, 44:18, activating 23:10 allowed 5:5, 47:2
1.2 12:15 45:13, 47:13, 49:11, active 25:7 already 12:8, 48:8,
10,000 19:11, 19:11 49:17, 50:19, 51:1, activities 23:11, 24:5 50:11, 51:4, 52:2,
11.6 41:3 51:18, 51:19, 52:6, activity 11:5, 22:20, 57:5, 60:4
11.66 41:3 52:9, 53:24, 54:1, 24:3 although 57:16
1107 7:9 54:2, 54:8, 55:19, actually 24:8 amendments 7:19
1175 17:24 57:24, 58:4, 58:18, ADAMS 2:4, 43:10, amenities 20:9,
120 56:22 60:1, 64:18 43:11, 65:24 23:6, 24:6
123 45:10 5.038 33:9 add 10:8 amenity 11:24,
13,500 19:12, 19:12 50 51:14 added 18:19 22:17, 28:9
1327 29:5 55,000 30:10, 30:10 addition 9:8, 64:7 among 51:23
140.9 44:17, 45:16 5500 30:10 additional 20:6, amount 46:12
15 -acre 20:11 58 59:15 36:13 analysis 16:7
16,00 50:18, 50:18 60 56:21 Additionally 11:2 Anne 2:5, 43:8
160 20:21 72,00 30:14, 30:14 address 48:4 annex 49:6
1600 25:14 744 17:21, 18:1 adequate 48:18- annexation 5:1,
17,000 50:18, 50:18 748.64 6:17 adieu 8:9 6:10, 8:5, 44:12,
17 -acre 19:3 75 62:15 adjacent 36:2, 36:8, 45:24, 52:23
1976 62:8 7:00 1:9, 1:9 36:21, 37:14, 37:16 anniversary 11:22,
1986 62:9 8 30:23 adjoining 46:2 24:22
20 6:24, 7:1, 30:8 800 1:9 adjourn 65:21 answer 30:4, 39:13,
20- minute 8:2 adult 25:7 39:14
2005 -40 42:22 advantage 46:17 Anybody 4:3, 5:24
2005 -5 33:1 <A> Advisors 33:23, anyway 41:5
2006 -3 44:8 A -1 6:11, 44:13 33:24, 35:6 apartments 25:23,
2006 -4 6:8 able 12:9, 29:22, aerial 14:19, 15:17, 26:1
2006. 67:18 39:12, 59:9 15:18, 29:16 appeal 28:8
214 13:23 above 26:9, 26:10 aesthetic 28:8 appeared 2:14
2300 25:14 above - entitled 1:7 aforesaid 67:14 application 33:2,
3,700 26:17, 26:17 absolutely 58:19 afternoon 65:16 35:3, 44:10
3.2 31:5 accept 42:22 agenda 3:23, 6:23 applications 46:11
3.25 20:18 accepted 34:16 ago 4:18 apply 25:22
3.5 31:15 access 51:9, 51:13, agree 42:1, 64:17 appreciate 54:24
30 27:17, 53:13, 52:5, 56:1, 56:7 agreed 12:4, 12:8 appropriate 54:9
54:2, 61:20 accidents 56:9 agreement 58:13, approval 10:12,
34 53:23, 53:23 acre 20:15, 20:19, 59:5, 59:8 10:21, 11:16, 12:9,
34 -acre 19:1 31:5, 31:16, 63:24, Agricultural 6:12, 35:8, 53:1
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 69
July 26, 2006
approximately 6:17, away 50:16 50:7, 51:21, 59:24, buck 62:16
17:21, 33:9, 44:17, aye 3:13, 32:10, 62:9 buffer 37:12, 37:18
45:16 32:19, 40:17, 66:5 bigger 63:19 buffering 37:18
architect 9:3, 19:23 Ayes 3:14, 32:11, BILL 2:6, 43:6, build 11:19, 31:8
architecture 9:7, 32:20, 40:18, 44:4, 49:20, 49:21, 49:24, builders 13:1
21:20, 24:13, 25:16 66:6 50:2 Building 27:6, 33:11,
area 11:11, 14:15, Birgette 61:16, 34:12
14:22, 14:24, 15:4, 61:19 buildings 26:7
16:20, 17:1, 17:20, < B > bisecting 18:18 Buschkopf 64:12,
20:8, 20:14, 22:22, B -2 42:15 bisects 16:14 64:15, 64:15
26:18, 34:3, 36:12, B -3 6:15, 33:6, 34:6, bit 4:17, 5:15, 13:11, Business 6:15, 29:9,
36:15, 37:4, 39:1, 42:15, 42:16, 44:14, 13:12, 15:8, 16:6, 33:6, 41:9, 41:10,
41:18, 48:8, 48:13, 46:1, 46:3, 46:6, 19:14, 21:18, 25:3, 41:17, 42:14, 42:14,
49:3, 49:6, 51:18, 49:12, 53:1, 59:19 40:1, 52:7, 52:8 44:14, 46:1, 46:7,
54:18, 55:4, 55:5, Back 7:18, 28:5, Bloodgood 9:3, 53:2, 60:1, 67:8
59:22, 60:3, 60:3, 43:19, 51:8, 61:5, 24:19 businesses 53:19,
60:10, 61:3, 63:18 61:14, 62:13, 62:13, blue 15:4, 17:9 61:2, 62:5, 63:6
areas 16:22, 16:23, 64:10, 64:10 board 10:19, 35:9, Buster 9:4, 24:20
17:3, 17:3, 17:5, banquet 9:21, 11:20, 38:5, 49:20, 63:2, buy 13:2
19:8, 19:13, 19:15, 23:17, 27:1, 34:20, 63:3 buyers 34:18
20:2, 20:7 42:12 Boulevard 18:7, bypassed 54:14
around 23:8, 23:15, base 12:15 18:8, 18:22
25:12, 26:17, 26:23, based 61:7 boundary 15:12,
36:14, 45:4 basic 50:20 16:1 < C >
arranging 23:8 Basically 18:3, Brandon 35:20, C.S.R. 1:8,67:23
Art 42:8, 58:24 18:15, 19:6, 24:10 35:24 call 28:18, 43:5
arterial 50:23 Bath 63:10 break 57:23 Called 36:18, 41:2
Arthur 9:14, 27:7, Bay 57:18 breaking 23:7 calling 14:23, 17:7,
27:14 become 14:8, 24:9 breathe 24:8 17:12, 18:9, 18:21,
asparagus 46:5 becomes 16:17, Bridge 7:10 19:15, 23:21
aspect 41:16 16:20 brief 3:17, 10:2, capture 23:2
aspects 11:7, 39:18 Beecher 18:13, 59:17 care 29:11
assembled 15:20 18:14, 29:5 Briefly 9:24, 16:5, Carol 33:1, 33:22
associated 20:1 behalf 2:14, 33:21, 17:6 cars 50:18
assumption 39:11, 39:11, 39:15 bring 12:2, 46:21, Caterpillar 55:24
39:15 believe 30:17, 36:7, 46:22, 56:12, 63:13, cause 57:23
Atlantic 6:8, 6:22, 37:15, 42:15, 53:21, 64:23 caution 6:21
7:13, 12:12 56:11, 58:13, 59:6, bringing 48:16, Center 13:6, 18:10,
attempting 46:5 61:8, 62:16 53:16, 53:17, 53:17, 18:20, 20:22, 20:24,
attention 56:13, berming 37:19 53:18, 60:6, 61:1, 21:5, 22:4, 22:9,
64:24 Bertram 55:10, 65:9, 65:10, 65:13 22:10, 22:12, 22:17,
attorney 7:11, 33:20, 55:13, 55:13, 55:14, Bristol 53:12, 59:16, 22:19, 23:15, 23:22,
45:10 58:23 61:21, 61:23 24:4, 24:8, 42:12,
attract 60:2, 61:2 best 51:2, 51:5 broader 22:19 63:20
Audubon 27:22, better 26:4, 56:3 brought 45:24 centers 23:15
27:23 Betty 44:8, 45:11 brown 19:19 central 23:8
auspices 47:19 Beyond 63:10 bubble 17:22, 19:4, cents 62:15
aware 13:10 big 23:13, 31:11, 19:7 certainly 47:6
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 70
July 26, 2006
Certified 67:7 closer 15:18 14:15 consists 6:16, 33:8,
championship 28:3 Club 23:5, 23:16, communities 14:14, 44:16
chance 40:22 26:21, 26:22 24:21, 47:1, 60:7 construct 11:16
changes 53:14, clubhouse 9:10, community 12:22, construction 34:11,
53:15 20:3, 20:7, 20:8, 14:11, 16:21, 17:24, 34:18, 62:4
changing 29:7, 26:15 18:19, 19:24, 20:2, consulting 49:19
55:24 clubhouses 20:1, 20:24, 22:5, 22:7, contact 47:10
character 13:3, 22:3, 26:14, 63:21 22:12, 22:20, 22:21, contacted 47:24
22:5, 23:2, 25:4, 27:6 clubs 24:24 23:5, 24:10, 25:1, contained 10:14
charge 8:11 collaborative 21:23 25:8, 28:6, 28:9, contains 67:14
Charles 2:7, 43:14 collected 58:14, 46:22, 47:3, 50:10, context 15:4, 15:8
Chicago 6:8, 28:2 59:9 54:19, 59:24, 60:23 contiguous 45:18
chicken 47:15 collector 61:24 company 55:3 continue 11:6, 47:7
child 62:16 colors 19:14, 19:19 complete 37:22 continues 18:15
children 46:21, combination 24:5, completely 37:3, continuing 27:7
54:22, 62:7, 62:24, 25:21 54:4 contract 34:1, 34:17,
64:6 comes 64:4 complex 26:24 34:18
Chorus 3:14, 32:11, coming 5:20, 7:18, component 18:12, contractor 33:22
32:20, 40:18, 44:4, 28:3, 54:20 24:2 contribution 39:18,
66:6 comment 4:10, components 9:9, 41:4
CHRISTINE 1:8, 37:20, 42:10, 59:1, 10:20, 18:24, 23:14 convenience 51:16
67:6, 67:23 61:7 compost 17:5 convenient 46:23
City 1:2, 1:10, 2:15, commentary 10:11 Comprehensive cooperate 51:3,
6:10, 6:12, 8:6, 10:9, comments 6:24, 34:24, 37:2, 37:6, 51:4, 51:11
12:6, 13:3, 15:5, 28:16, 31:23, 35:13, 46:8 cooperating 51:6
28:10, 33:3, 33:5, 38:19, 42:2, 42:7, concept 10:17, cooperation 50:8
33:6, 38:9, 38:9, 49:22, 53:5, 55:8, 14:18, 17:14 - cooperative 48:3
39:4, 44:10, 44:12, 65:18 concepts 22:10 coordination 50:9,
44:14, 46:10, 47:11, commercial 7:23, concern 4:13, 30:12, 51:20
47:18, 48:20, 48:22, 11:5, 11:7, 11:10, 36:16, 60:11, 60:12, Corneils 6:18, 44:18
51:23, 52:24, 58:13, 11:13, 13:4, 18:23, 60:13, 65:12 corner 19:5, 34:7,
60:19, 61:24, 62:11, 18:24, 37:4, 37:8, concerned 55:15 55:5, 56:10, 61:21
62:19, 63:1, 63:3 39:24, 46:4, 46:12, concerns 28:22, corners 13:5
civil 21:21 46:24, 47:23, 49:12, 41:1, 49:16 corporate 45:19
Clarence 2:3, 43:12 53:18, 64:18 conclusion 8:3 Corporation 36:2
clarification 61:7 Commission 1:1, condo 25:21 Correct 36:21,
clarify 4:17, 38:21 7:6, 8:16, 13:21, condo /flat 25:20 36:23, 41:7, 67:13
CLARKE 8:24, 21:3, 21:12, 24:17, 27:12, condos 19:22 correctly 41:8
21:10, 21:13, 21:16, 29:3, 30:21, 33:18, confident 52:12 corridor 16:13, 51:1,
21:16, 29:15 35:22, 45:1, 46:10, configured 9:18 54:9
classification 46:7, 50:4, 52:20, 52:23, confused 54:3 corridors 14:12
53:2 53:10, 55:12, 61:18, confutious 62:3 cost 11:18
clear 5:12, 22:11 64:14 connected 20:6 cottagey -style 25:11
clearer 15:10 Commissioners consider 60:23, Council 46:10,
client 51:3 49:16 63:4, 63:19, 64:3 58:13, 63:1, 63:3
close 32:2, 40:9, committed 12:2, considering 12:12 Counsel 2:13, 4:24,
56:10 12:24 consistent 21:23, 50:6
closed 32:15 common 11:11, 34:24 Country 23:16,
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 71
July 26, 2006
26:21 day 50:18, 60:17, 24:20, 26:21, 36:12 62:23
Countryside 33:9 61:9, 67:17 Development 6:13, door 36:10
COUNTY 6:11, 6:19, dealing 17:8 10:7, 10:7, 10:12, dovetail 7:22
33:3, 33:12, 44:11, dedicated 37:5, 10:15, 11:8, 12:13, down 4:16,14:23,
44:13, 44:19, 45:18, 37:21, 39:4 12:17, 12:18, 13:2, 15:11, 15:23, 51:9,
51:24, 53:14, 56:20, dedication 38:1 13:5, 13:12, 16:21, 53:23, 56:9, 56:20,
58:8, 58:9, 59:5, degrade 41:17 16:23, 20:19, 24:23, 60:21, 62:10, 63:9
59:10, 61:23, 62:19, delineated 16:1, 36:9, 36:19, 51:18, downs 25:8
62:23, 63:18, 67:3 17:4 53:20, 54:5, 54:7, dream 23:9
Couple 3:18, 10:20, denser 25:19 55:1, 58:2, 60:1 dreams 34:21
11:10, 22:4, 31:2, densities 31:20 develops 39:8, Drew 9:15
36:4, 49:22 density 20:18, 31:3, 48:18 Drive 30:23, 57:18,
course 7:23, 9:13, 31:6, 31:14, 31:15, diagram 17:22,19:7 59:16
9:17, 9:17, 9:23, 31:22 different 7:16, 13:11, driveway 55:23,
16:21, 16:24, 18:18, Department 20:5, 25:22, 47:22, 64:19 57:19
20:20, 25:12, 28:11, 20:13, 58:8 DINA 2:11 driveways 51:14
46:19, 47:23, 48:20 Depends 39:8 dingy 26:2 drop 65:2
courses 13:6, 27:20 depicted 34:2 direct 8:10 duly 7:5, 8:15, 13:20,
court 4:5 described 19:22 direction 18:15 21:11, 24:16, 27:11,
courtyard 19:17, describing 23:3 directly 6:17 29:2, 30:20, 33:17,
19:21, 25:14, 25:18 Design 8:24, 9:13, dirt 28:13 35:21, 44:24, 50:3,
covered 59:3 9:14, 14:2, 14:2, discuss 13:16, 53:9, 55:11, 61:17,
create 24:9, 28:13 14:10, 14:16, 21:3, 31:22 64:13, 67:6
creating 22:15, 21:17, 21:20, 22:23, discussion 3:10,
22:17, 23:5 23:14, 28:10, 48:23 5:11, 32:7, 32:16,
Creek 16:14, 16:16 designated 19:20 40:14, 43:2, 43:24, < E >
crime 60:5 designation 56:22 66:2 easement 48:9
critical 10:20, 13:11, designed 14:6, discussions 49:15 East 7:19, 10:13,
24:2 14:12 distinguish 19:14 14:7, 14:22, 14:23,
CROUCH 2:8 designing 24:22, District 6:14, 15:12, 15:22, 17:8, 17:17,
crowded 60:4 24:24, 26:13, 27:20 15:14, 15:16, 33:5, 20:12, 26:16, 34:5,
Crystal 33:20 desirable 11:24, 33:7, 41:10, 44:15, 44:17, 45:15, 45:20,
CSR 67:24 60:10 46:1, 46:7, 49:7, 47:2, 48:23, 58:5,
Cunningham 9:20 detail 21:5, 26:5 49:8, 49:13 58:18, 62:10
current 36:5, 38:16 details 64:21 Districts 6:15 economic 12:10,
Currently 14:9, 15:9, determined 38:14 disvaluation 40:1 12:19
20:4, 26:15, 45:18 detriment 36:17 divided 18:7 Edward 29:1, 29:4
custom 13:1 detrimental 41:23 doing 12:21, 14:10, EEI 48:2
develop 11:19, 14:3, 46:15, 56:19, 65:8, effect 42:20
26:4 67:8 effort 21:23, 48:3,
< D > developed 9:23, dollars 12:15, 46:17, 51:4, 51:23
Dan 5:15, 6:20, 9:19 14:13, 17:15, 36:10, 46:20, 62:21 efforts 51:21
Daniel 7:4, 7:8, 7:9 54:12 Don 53:8, 53:12 egg 47:15
darn 45:21 developer 4:13, 5:2 Donald 33:1, 33:21 eight 62:14
Dave 39:17 developers 24:23, donated 36:8, 36:14, eight -foot 18:6
DAVIS 2:6, 38:21, 47:24, 51:23 38:22 either 5:24, 19:16,
39:10, 39:14, 40:3, developing 9:8, done 12:7, 14:6, 26:10, 64:1
43:6, 43:7 16:24, 20:11, 22:19, 48:1, 55:21, 56:7, Eldamain 19:5
i
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 72
July 26, 2006
elementary 11:17 49:17, 49:20, 53:11, 44:9, 45:12, 48:8, 63:9
elements 14:13, 62:14 62:17 five -lanes 58:4
14:14, 22:6 evenings 63:13 fantastic 28:9 flat 25:21, 26:10
elevations 16:11 events 22:21 far 22:6, 49:22, 52:5, flip 27:5
emphasis 27:19 eventual 34:11 55:15 floodplain 16:19
emphasize 27:18 everybody 20:7, Farm 1:9, 46:5, 56:3 floodway 16:19
emphasizing 25:15 48:24, 63:5 favor 3:12, 32:9, floor 15:11, 26:8
employers 34:13 everything 4:6, 34:5, 32:19, 40:17, 44:3, flowers 16:12
employment 12:23, 62:24 54:4, 66:5 flush 22:3
13:7 Excuse 27:15 favorably 52:23 flushing 8:7
encompassed 37:3 Exercise 6:4 feature 27:1, 28:4 fly 61:9
encourage 31:13 exhibit 14:18, 14:19, features 10:23 focus 22:21
end 12:4, 50:19 15:11, 16:5, 17:2, fee 58:10, 59:5 follows 7:6, 8:16,
ends 52:20 17:6, 17:14, 34:2 feed 16:15 13:21, 21:12, 24:17,
engineer 49:18, existing 46:3, 63:14, feel 23:2, 39:23, 27:12, 29:3, 30:21,
49:21 63:20 48:18, 49:9, 52:12 33:18, 35:22, 45:1,
Engineering 21:21, expand 12:3 feeling 31:21 50:4, 53:10, 55:12,
34:12, 35:7, 41:14, expanding 46:4, fees 12:14, 58:14, 61:18, 64:14
48:2 46:12 59:12 foot 26:17, 41:13,
enjoys 63:5 expansion 14:24, feet 19:12, 19:12, 56:21
enough 56:10 17:20, 18:1, 56:2 25:14, 26:24, 51:14, foregoing 67:11,
entered 33:24, experienced 27:21, 56:22 67:12
36:15, 59:4 31:11 few 4:1, 65:6 Foresight 50:8,
enterprises 46:24 explain 3:22 figure 12:16, 22:24, 50:11, 51:8
entertain 3:2, 28:16, exposure 7:21 51:5 former 46:4, 56:3
32:2, 35:12, 35:17, expressed 34:15 filed 33:2, 44:10 forth 35:3
40:9, 52:19, 53:5, extension 18:22, finally 51:20 - forward 38:5, 48:4,
65:21 48:11 finance 11:16 52:14, 54:10, 58:16
entertainment 63:19 find 47:14 found 4:24, 14:10
enthralled 55:17 fine 30:14, 30:14 four 26:14, 34:10,
entire 8:12, 17:24, < F > fire 20:13, 20:15 62:2
20:21, 20:24, 46:6 face 60:7 firm 21:17, 21:18, four -plus 38:7
entitlement 38:16 Facilities 9:10, 49:5 21:21, 24:19, 27:18, fourth 34:19
entrance 18:3 facility 9:21, 9:21, 49:19 Fran 56:18
environment 62:4 11:20, 23:16, 23:19, firs 35:23 Frankly 7:18
environmental 27:1, 38:2, 38:3, First 7:5, 8:15, front 18:20, 25:16,
27:19 38:6, 38:8, 41:14, 10:22, 13:20, 14:17, 46:16, 57:6
envision 23:1, 25:4 48:22, 48:23, 49:2 14:18, 21:11, 24:16, fronting 46:13
envisioning 22:13, fact 46:9, 46:20, 27:11, 27:23, 29:2, full 6:23
23:1 52:3 30:20, 33:17, 35:21, Fulton 13:23
equation 46:15 factor 65:7 44:24, 50:3, 53:9, fund 31:10
especially 55:23 factors 13:10 55:11, 61:17, 64:13, funds 59:8
establish 20:5 fairly 26:7, 26:11, 67:6 future 24:22, 52:14,
establishing 20:14, 60:5 fit 27:20 57:13
51:8 fall 38:16 fitness 23:18
estate 36:1 familiar 14:8, 14:19, fits 28:11
estate -type 25:7 17:18, 64:20 five 17:7, 17:12, < G >
evening 14:5, 45:5, Family 25:20, 39:19, 58:7, 62:8, 62:15, Galena 6:18, 15:1,
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 73
July 26, 2006
19:2, 19:5, 44:18, 28:8, 31:7, 47:4, 67:15 ideal 54:18
45:14, 48:16, 49:11, 54:23, 60:23 hearing. 66:12 ideas 47:22
51:24, 52:9, 55:14, Green 14:22, 15:6, hearings 4:19 identified 59:7
55:20, 56:1, 56:4, 26:22 heart 18:10, 20:23, MOT 50:17, 51:9,
56:16, 56:20, 58:1, Greg 8:23, 13:15, 24:10 51:23
58:7, 59:6, 60:1, 13:17, 13:19, 13:22 heavily 18:8 Illinois 1:2, 1:10,
60:12 Grenwalt 49:19 heck 62:6 2:15, 6:19, 7:10,
gallons 60:16, 61:8, GRIEFS 49:20, 50:2, help 18:17, 31:1, 7:12, 13:24, 33:4,
61:9 50:5 47:19, 57:19, 58:15 33:12, 33:20, 44:11,
Game 1:9 gross 20:18 hereunto 67:16 44:19, 45:11, 67:1,
garages 25:16 Group 8:23, 13:15, high 16:10, 28:7, 67:9
gave 50:6 13:23 31:20 immediately 22:11
General 6:14, 16:9, grow 48:6, 51:2 high -end 7:23, 7:23 impact 12:10, 12:19,
35:13, 41:6, 41:7, grows 47:6 highest 16:10 58:10, 60:14, 60:20
41:17, 42:14 guess 35:24, 36:16, Highway 23:23, 58:8 important 11:14,
generally 16:8 37:9 highways 56:20, 12:20, 16:17
generated 46:18 guidelines 24:22 58:14 importantly 12:1
Geneva 13:24 guy 21:15 Hills 27:8, 27:14 impression 36:13,
Gentleman 28:22, Hills /forrest 9:14 39:21
30:16, 35:17, 59:14 hire 12:24 improve 12:3
gets 9:23, 51:19 < H > Hoffman 35:5 improvement 58:5,
getting 4:15, 51:7 Hal 8:24, 21:2, HOLDIMAN 2:3, 3:6, 59:5
GIPE 2:11, 43:6, 21:10, 21:16 43:12, 43:13, 43:22 improvements
43:8, 43:10, 43:12, half 20:15, 56:21 home 63:12 47:13, 56:23, 57:5,'
43:14, 43:16 hall 23:17, 34:20 homes 19:8,19:10, 57:14, 58:1, 58:16
give 9:21, 13:2, 15:3, Hamann 33:1 19:17,19:22, 25:7, in. 6:2, 60:24
24:3, 27:16 Hamilton 49:19 25:15, 25:18, 26:4, include 26:24
given 39:21 Hamman 33:1, 28:9, 31:5, 40:2, included 23:6
gives 14:15, 15:7, 33:21, 33:22 53:18, 53:23 includes 19:21
15:19, 17:12 hand 4:11, 24:12, hope 34:22, 35:7 including 11:7,
goals 28:1 59:14, 67:17 hopefully 4:14, 11:10,13:6, 14:14
Golf 7:22, 9:13, 9:14, happen 60:8, 60:19 54:23 inconvenience
9:17, 9:17, 9:21, happens 50:21, hot 40:22 63:22
9:23, 13:6, 16:21, 50:24, 51:12 hotel 34:14, 42:12, incorporate 10:16
16:24, 18:18, 20:20, happy 45:3, 52:18 42:15 Incorporated 37:22
22:8, 22:15, 23:17, hard 14:21, 19:14 hour 1:9 increase 12:14,
25:12, 26:22, 27:1, hassle 62:5 hours 65:7 31:12
27:20, 28:10 hear 5:10, 7:16, house 25:11 increased 46:18
golfers 22:15, 28:8 8:18,10:24, 31:3, houses 64:1 incredible 10:7,
grand 23:5 56:10 HUGHES 8:10, 8:14, 12:16
grandchildren heard 10:16, 11:20 8:17, 28:20 indicated 34:23
54:23, 54:24, 63:17 Hearing 3:2, 3:9, hurt 6:4 INDIVIDUAL 29:20,
Grande 31:17 3:22, 4:24, 5:6, 32:1, 29:24
grandkids 62:22 32:3, 32:15, 32:18, informal 23:9
grandmother 63:17 32:24, 35:1, 35:16, < I > infrastructure 12:3
granted 38:4, 48:9 40:10, 40:16, 43:4, idea 5:24, 14:15, inquire 39:4
grasp 54:16 43:20, 44:2, 65:20, 15:19,17:12, 23:6, inside 27:6
great 26:18, 28:3, 65:22, 66:4, 67:11, 55:17, 56:16 installation 57:18
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 74
July 26, 2006
installed 48:16 lanes 51:17, 57:17, 62:11
instead 23:4 58:7 live 11:4, 29:4,
instituted 58:9 < K > Lannert 8:23, 13:15, 30:23, 53:12, 55:14,
instituting 50:13 Kate 64:12, 64:15 13:23 56:10, 60:24, 60:24
intent 34:16 keep 50:22 large 7:22, 11:4, lived 53:13, 61:20,
interceptor 48:10 Kemper 9:19, 9:20 34:13, 49:2 62:2
interest 34:15 Ken 9:14, 27:10, larger 38:23, 39:1 living 24:7
interests 7:8 27:13 LASALLE 67:3 LLC 6:8
intergovernmental Kendall 6:11, 6:19, last 10:11, 41:8, 45:3 loads 65:13
59:4 33:3, 33:11, 44:11, lasting 13:7 local 8:10, 12:22,
interior 27:5 44:13, 44:19, 58:8, later 19:23 13:1, 13:3, 13:8,
International 27:23 58:9, 62:23, 63:18 latest 50:17 47:17
internationally kept 6:24 Law 7:9, 7:12 located 15:14, 18:4,
27:22 key 18:12 layout 14:7 18:11, 18:20, 18:21,
intersection 58:1, kids 63:13, 65:3, lead 18:22 19:1, 19:2, 20:11,
58:4 65:15 leading 18:9 22:16, 45:13, 47:1
introduce 13:15, kind 19:4, 20:24, least 31:1, 37:7 location 14:20,
21:2 23:15, 36:12, 44:21, leave 63:13 49:10, 57:23
involved 12:22, 59:2, 65:4, 65:5 left 21:8 locations 47:5
26:21 kindergarten 64:7 legal 4:23, 5:15 locker 26:19
issues 48:4, 52:5, kitchen 26:18 lends 16:24 long 50:10
52:13 Klaas 56:19 length 54:3 look 5:3, 31:17,
Item 6:7, 33:1, 42:5, knowing 5:8 lengthy 8:2 48:5, 50:7, 50:12,
43:20 Kohl 63:10 less 21:8 50:13, 51:10, 52:14,
itself 16:24, 20:21 KRAMER 7:4, 7:7, letter 20:13, 34:15 59:11, 59:20, 64:3
7:8, 7:9, 30:4, 30:13 level 47:17 looked 46:11
KRAUPNER 2:7, 3:3, levels 28:7 looking 12:6, 20:14,
< J > 43:14, 43:15, 54:1 liaisons 63:3 22:10, 25:6, 26:23,
J. 7:4, 7:8, 7:9 library 64:7 42:11, 42:17, 49:23,
JACK 2:9 License 67:24 52:9, 57:24, -58:3
Jason 35:5, 40:22 < L > licensed 7:11 looks 30:2
Jewel 10:8, 63:8 Lady 55:8, 64:9 lies 14:24, 15:8, 49:4 lot 10:4, 10:8, 10:10,
Jim 24:12 laid -out 51:15 life 24:3, 24:6, 24:8 11:5, 16:18, 28:12,
jobs 46:22, 53:17 Lake 33:20 lifestyle 23:22 53:14, 54:15, 60:17,
Joe 9:4, 9:6, 9:12, Land 7:13, 8:21, light 46:9 62:4, 62:4, 62:5,
24:15, 24:18 8:22, 8:24, 10:1, Limited 44:9, 45:12 62:5, 62:6, 62:7,
John 2:13, 44:20, 13:16, 16:18, 16:19, limits 45:19 62:7, 62:7, 62:7
44:23, 45:5, 45:9, 20:6, 21:3, 21:17, line 15:12, 16:1, lots 13:2
56:15, 59:2, 59:3 21:20, 33:23, 33:24, 48:10 love 24:11
joint 51:22 35:6, 36:8, 36:13, lines 16:10 low 16:11, 31:7
joking 40:23 36:16, 36:17, 37:10, little 4:17, 5:14, low -lying 16:18,
JONES 2:9, 5:21, 37:21, 37:23, 37:24, 7:16, 9:16, 13:11, 16:22
32:5, 40:12, 41:2, 38:16, 38:23, 39:4 13:12, 13:13, 14:21, LUCIETTO 2:5, 3:7,
41:11, 41:16, 41:21, landfill 17:5 15:8, 15:10, 15:17, 32:4, 40:11, 42:21,
41:24, 42:10, 42:18, landscape 14:13, 16:6, 19:14, 21:5, 43:8, 43:9, 43:21,
42:23, 45:8 14:15, 21:20, 37:11 21:18, 25:3, 25:19, 65:23
jurisdiction 51:24 landscaped 18:8 37:24, 38:1, 40:1, luxuries 63:23
JUSTIN 2:13 lane 57:17 52:7, 52:8, 61:23, luxury 19:17
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 75
July 26, 2006
microphone 4:12 3:7, 32:4, 40:11, nine 62:11, 63:17
Middle 17:9, 22:18 42:21, 43:6, 43:8, No. 67:24
< M > miles 63:9 43:9, 43:10, 43:11, non - residential
M. 1:8, 67:6, 67:23 MILLER 2:10, 36:23, 43:12, 43:14, 43:16, 37:12, 46:20
Main 18:3, 23:23, 37:22, 37:23, 39:2, 43:21, 55:13, 58:22, none 32:2, 32:18,
26:8, 62:10, 65:12 39:12 61:19,64:15, 65:23, 35:16, 40:16, 43:4,
mains 48:15, 48:17 million 12:15, 60:16, 65:24 44:2, 65:21, 66:4
maintenance 38:8 61:8, 61:9 multi - disciplinary North 6:18, 16:4,
major 47:5 mind 4:8, 41:18 21:19 17:9, 22:18, 33:10,
majority 36:2, 41:15 minimal 41:4 multi - family 36:11 36:24, 45:14, 45:19,
manage 9:20 minimum 19:11, multi - person 8:20 48:15, 58:3
management 49:3 37:17 multi -plex 19:16, north /south 18:15
manager 36:1 minute 4:18 19:20,19:21 northwest 16:4,
map 50:17 minutes 3:18, 6:24, multiple 9:9 36:24
market 25:22, 28:3, 7:1, 21:8, 22:5, myself 60:18 note 12:20, 25:24
47:6 27:16, 45:7 notes 67:13
master 14:3, 25:8 misspoke 61:11 Nothing 23:22,
matter 1:7, 49:7, misunderstood < N > 54:21
50:21, 50:24 39:22 name 4:12, 7:8, number 6:7, 50:22
maximize 49:11 mix 23:18, 23:20, 27:13, 30:22, 33:19, nutshell 21:1
maximum 19:12 24:2 35:24, 53:12, 61:19
MAYOR 42:9, 47:9, Mixed 26:6 names 6:9
47:11, 47:24, 58:11, Mogle 39:18 Naperville 45:11 < O >
59:2 money 63:13, 63:24 National 27:22 o'clock 62:12, 62:13,
Mchugh 33:10, Montgomery 15:6 nationally 27:21 62:14
37:16 month 7:20 nature 55:4 O keefe 4:19, 44:8,
Meadows 36:9 months 8:6 near 45:21 45:12, 48:8
mean 19:16, 30:10, monumentation necessarily 57:10, OA 12:13
39:3, 39:6, 51:14, 22:6 65:2 Oaks 30:23, 59:16
51:14, 51:22, 55:19 morning 62:12, need 11:21, 12:17, oath 67:7
means 51:5, 51:15 63:12 42:13, 42:16, 47:19, objections 5:7, 5:10
measure 11:4 mostly 25:15 49:6, 53:22, 53:23, obtained 38:5
media 7:17 Motion 3:2, 3:4, 59:20, 64:5 obviously 40:1,
median - divided 18:8 32:2, 32:16, 32:23, needed 11:23 57:24
median -type 18:7 35:17, 40:9, 40:14, needs 50:14, 56:7 occupy 41:14
meet 65:3, 65:15 40:21, 42:8, 42:20, neighborhood Ocean 6:8, 6:21,
MEETING 1:1, 1:6, 42:21, 42:24, 43:2, 19:24, 23:21, 23:23, 7:13, 8:11, 12:12
38:12, 52:3 43:17, 43:19, 44:7, 46:14 offering 13:5
Meijer 63:11 65:21, 66:2, 66:9 Nelson 16:2 offers 13:13
members 27:2, move 28:12, 48:3, network 18:2, 18:13 office 26:8, 26:11,
62:22, 63:2 48:5, 59:21, 59:22, new 11:17, 31:17, 34:6, 34:11, 41:7,
Menard 36:1, 37:15 59:23 62:5, 62:5, 62:6, 41:13, 41:15, 47:11
mention 31:1, 60:10 Moved 3:3, 3:8, 32:4, 62:7, 63:23, 64:16 Offices 7:9, 24:1,
mentioned 10:23, 32:6, 40:11, 40:13, Next 15:17, 16:5, 24:1, 45:10
20:10, 20:22, 39:20, 43:21, 43:23, 65:23, 17:6,17:14, 21:2, Okay 5:3, 5:19,
49:16 66:1 30:17, 36:10 28:16, 30:6, 30:15,
met 39:17 moving 38:5 nice 59:24 32:1, 33:13, 35:10,
MICHAEL 2:8 MS 2:4, 2:5, 2:11, nicer 13:12, 26:3 38:17, 40:3, 40:5,
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 76
July 26, 2006
40:22, 42:4, 42:19, < P > payers 31:9 Plan 1:1, 7:6, 8:16,
42:24, 45:2, 52:16, P.M. 1:9 PC 6:8, 33:1, 42:22, 10:17, 13:16, 13:21,
53:4, 55:7, 56:14, paper 4:21 44:8 14:3, 14:18, 17:15,
57:15, 58:21, 59:13, parcel 24:23, 34:3, pedestrian- oriented 17:15, 17:19, 19:20,
61:4, 61:11, 61:14, 34:4, 34:19, 34:20, 23:12 20:17, 21:12, 24:17,
65:17, 65:20 36:3, 38:24, 46:6 pending 38:15 26:18, 27:12, 29:3,
old 62:18 parcels 15:24, 25:12 people 6:21, 11:3, 30:21, 33:18, 35:1,
OLIVER 29:1, 29:4, park 4:21, 5:3, 5:4, 11:21, 24:7, 53:16, 35:22, 37:3, 37:6,
29:4, 29:14, 29:17, 5:7, 5:8, 5:11, 20:5, 53:18, 54:20, 59:21, 45:1, 46:9, 46:10,
29:22, 30:2, 30:8, 20:6, 20:8, 36:8, 60:3, 60:6, 61:2, 49:16, 50:4, 52:20,
30:15 36:13, 36:22, 36:23, 63:7, 63:23, 64:4, 52:22, 53:10, 55:12,
on -site 11:17 37:4, 37:5, 37:23, 65:1, 65:13 61:18, 64:14
once 54:22, 61:22 38:2, 38:2, 38:5, peoples 62:6 Planned 6:12, 11:12
One 4:9, 4:14, 4:18, 38:23, 39:1, 39:5, per 5:7, 5:11, 20:19, planner 21:3
5:24, 6:7, 7:15, 39:16, 39:18, 54:12, 31:5, 31:15, 60:17, planners 8:22, 8:22,
18:19, 18:21, 25:24, 54:17, 55:1, 55:15, 61:8, 61:9, 62:16 10:1
26:9, 28:5, 34:12, 56:1, 63:19, 64:22 perfect 55:5 Planning 14:9,
34:19, 35:5, 54:10, parks 14:10, 38:9, permitted 6:13, 21:21, 49:5
59:6, 59:11, 59:14, 41:4 49:12 Plano 15:7,15:14
59:20, 60:16, 61:6, Parkway 33:9 person 4:9, 4:15 plans 36:5, 39:20,
62:13, 63:9, 64:1 Part 11:15, 11:15, perspective 22:19 56:16
One - family 6:14 14:1, 22:12, 38:23, Peterson 53:8, plat 34:10, 34:10
ongoing 11:5 47:12, 51:7, 52:6, 53:11, 53:12, 54:2, plats 8:8
open 14:12 54:11, 57:24, 64:21, 57:4, 57:15, 57:21, play 9:22
operable 28:7 64:22 58:17, 58:21, 61:16, playable 28:6
opportunities 13:7 participate 12:7, 61:19, 61:20 please 5:9, 6:1, 43:5
opportunity 49:9, 12:8 petition 3:24, 35:4, plus 61:20
54:16, 62:20 particular 49:10, 35:14, 45:17 point 6:2, 9:2, 9:12,
Opposed 3:15, 49:24, 53:20, 54:6, petitioned 39:9 10:2, 10:20, 11:14,
32:12, 32:21, 40:19, 59:19, 60:15 petitioner 4:1, 33:14, 29:15, 37:9, 42:10,
44:5, 47:18, 59:18, parties 11:22 44:9 42:16
61:1, 66:7 partner 24:19 petitioners 7:14, point. 29:21
orange 15:7, 17:11, Partnership 44:9, 33:2, 33:21 pointed 47:10, 60:2
19:13 45:12 petitions 6:1, 49:8 points 16:10, 16:12
oranger 19:15 parts 51:1 PG 28:3 policy 39:5
ordinance 37:10, pass 62:17, 63:14, PHILIPCHUCK pool 26:19, 62:11,
37:11 63:15, 63:15 44:23, 45:2, 45:5, 65:2
organizing 23:8 passes 32:23, 40:21, 45:9, 45:9, 51:21, population 47:7
originally 37:6 43:18, 44:7, 66:9 52:18 portion 15:13, 32:3,
ourselves 47:14 past 7:20, 49:15, physical 22:23 32:15, 37:7, 40:9
outside 60:3, 61:3 54:11 picked 62:12, 62:13 positive 11:13
overall 7:21, 14:3, Pat 20:10 pieces 23:7, 29:5 positively 8:4
15:20, 17:23, 20:19, Patrick 8:10, 8:14, pink 19:4 possible 42:12
22:20 28:18 place 22:2, 22:15, post 34:6
own 36:2, 39:19 pause 3:18 23:1, 24:9, 48:8, Postal 33:11
owners 7:14, 31:9 pay 12:4, 12:13, 53:21, 55:6, 57:6, potential 60:20
12:13, 62:21 65:14 pothole 49:1
payback 41:2 places 51:15 practice 7:12, 39:3
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 77
July 26, 2006
Prairie 36:9 48:13 radius 48:17 regard 47:22
preliminary 17:19 proposal 64:4 raise 4:11, 5:9, 6:3 regarding 28:17,
present 5:2, 8:1, proposed 4:21, 5:9, raised 62:8 38:12
9:15 9:10, 37:21, 38:8, ranches 25:9 regional 14:18, 15:8,
presentation 7:17, 38:11, 64:22 range 19:11, 20:17 48:22, 50:12, 50:23
8:2, 8:19, 8:20, 9:3, proposing 19:7 ranging 25:13 relate 52:5, 52:13
9:13, 9:16, 9:22, provide 12:18, 13:7 rate 60:5 remain 10:4, 31:10
10:17, 19:23, 50:6, public 3:2, 3:9, 3:22, rather 8:1 remainder 17:20
52:21 4:19, 4:24, 5:6, ratifying 35:2 remaining 14:24,
presenting 14:4, 23:10, 23:13, 27:2, reach 54:15 15:15, 15:24, 36:18,
17:16 28:17, 32:3, 32:14, read 4:21, 6:9 38:7
presently 34:3 32:24, 35:13, 38:10, reading 3:24 remember 41:8
President 13:23 38:12, 40:10, 43:19, reads 45:17 repeatedly 11:20
pretty 31:11, 41:4 52:19, 53:6, 65:22, ready 9:18, 54:15 REPORT 1:6
previously 10:3, 66:12, 67:11, 67:15 real 6:16, 33:8, 36:1, reported 67:10
47:9 PUD 7:20, 37:22 44:16, 59:16 Reporter 4:5, 67:8
prime 16:20 purchase 34:1, 34:8 reality 34:22 represent 7:13
principals 35:6 purchasers 33:22 realize 56:6 representative 8:11
prior 6:20 purpose 34:8 realizing 65:1 representing 45:11
private 60:18 purposes 35:1 really 10:15, 16:22, request 34:24, 35:8,
probably 60:5 push 58:15 17:16, 20:23, 21:17, 46:5
problem 50:12, put 15:24, 40:22, 22:3, 22:21, 22:24, requested 36:3
50:15 54:7, 56:1, 63:21 24:9, 24:11, 30:24, requesting 6:10,
Proceed 7:2 putting 41:12 31:6, 31:20, 41:17, 33:4, 37:1, 44:11,
PROCEEDINGS 1:6, 50:7, 51:22, 52:6, 45:23
5:17, 66:11, 67:11, 54:13, 60:9, 60:22, require 37:11, 37:19
67:15 < Q > 61:1, 63:1, 64:2,- requirement 56:19
process 3:22, 23:2, quaint 59:24 64:2, 64:2 requires 37:11
36:11, 52:2, 52:11 qualify 30:5 rear 25:17, 46:16 requiring 56:21
PROCHASKA 42:9, quarry 28:2 rear - loaded 25:18 research 65:8
58:11, 59:2 question 4:4, 4:10, recall 59:4 Reserve 31:17
product 9:7, 9:8, 4:13, 4:18, 6:3, received 10:10 Residence 6:14,
25:3, 25:8, 25:19, 39:13, 59:21 recess 3:20 6:15
25:20 questions 5:16, recognize 4:11 resident 64:16
professionals 10:24 28:16, 28:22, 31:23, recommend 8:4, Residential 7:23,
program 22:21, 35:13, 36:4, 38:19, 35:8, 52:23, 53:1 9:7, 16:23, 20:16,
24:5, 51:9 40:24, 52:19, 53:5 recommendation 24:2, 24:7, 33:5,
progress 39:20 quick 24:11 37:4 36:14, 37:13, 37:13,
project 4:2, 7:24, quickly 21:17, 23:14, recommended 37:7 37:15, 39:24, 46:14
8:5, 8:12, 10:21, 59:17 reconfigure 3:18 residents 11:3, 12:2,
12:9, 14:4, 15:21, quiet 44:21, 59:24 recorded 4:7 13:8, 22:17, 46:23,
18:4, 18:10, 19:1, quite 45:21 recreation 38:3 63:20, 64:24, 65:11,
22:2, 31:1, 31:5, Red 16:9, 16:11, 65:15
39:19 20:2, 55:14, 62:9 resolved 52:14
projects 7:22, 21:22 < R > reference 42:10, resort -style 24:6
promote 58:15 R -2 6:14, 33:5, 34:3, 42:16 respond 4:14, 28:19
properties 15:19, 36:18 referendum 31:13 Response 3:11,
38:24, 46:2, 46:16, R -4 6:14 referendums 63:15 3:16, 5:13, 5:18,
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 78
July 26, 2006
31:24, 32:8, 32:13, 48:10 se 5:7 show 16:10, 21:15,
32:17, 32:22, 35:15, Roberts 8:23 se. 5:11 25:2
38:20, 40:7, 40:15, Rogers 9:15 seat 40:23 showing 16:8
40:20, 42:3, 43:3, role 14:1, 14:16, Second 3:5, 3:6, 3:7, shown 15:6, 15:12,
44:1, 44:6, 65:19, 21:24, 22:1 10:2, 18:23, 32:5, 15:18, 15:22, 16:11,
66:3, 66:8 roll 43:5 40:12, 42:23, 43:22, 17:9, 17:19, 17:21,
rest 19:6, 34:4 room 26:18 55:8, 65:24 19:4, 19:9, 19:15,
restaurant 27:1, rooms 26:19 seconded 3:9, 32:7, 19:19, 20:1, 20:17,
27:2, 34:19, 42:12 Rosenwinkel 16:2, 40:14, 43:1, 43:24, 51:4
restauranteur 34:17 16:4 66:2 shows 16:13, 17:2,
result 10:17 round = abouts 18:19 seconds 27:17 17:5, 17:7, 19:7,
retail 9:9, 11:11, Route 6:17, 12:5, seeing 51:9 50:18
13:6, 23:22, 23:24, 15:2, 18:4, 19:2, seen 31:19, 53:13, shuttled 62:9
26:8, 26:12, 46:19, 44:18, 45:13, 45:15, 61:22 sic 62:3
46:19 46:13, 47:12, 47:13, Sefin 9:4, 24:13, side 44:17, 45:15,
retailers 47:5 49:11, 49:17, 50:15, 24:15, 24:18, 24:18 58:3
retain 49:2 50:23, 51:18, 51:19, semi - custom 13:1 signal 57:20
rezoned 36:3 53:23, 57:24 send 65:15 signals 51:17
rezoning 6:11, 33:4, row 30:17, 55:8, senior 24:19 significant 12:11
39:23, 42:5, 42:22, 61:5, 61:14 sensitivity 27:19 signify 3:13, 32:10,
44:13, 46:6, 59:18, Roy 16:14, 16:15, septic 29:9 32:19, 40:17, 66:5
61:1, 64:17 48:10 seriously 56:4 Single- family 19:8,
Ridge 53:12, 61:21, Royal 30:23, 59:16 serve 48:19 19:8, 19:10, 25:7,
61:23 rumbling 50:19 Service 6:15, 33:6, 26:4
ridges 16:10 run 29:9, 29:10 33:11, 41:10, 44:14, sir 30:17
ridiculous 62:3 running 21:15, 30:9 46:1, 46:6, 48:7, sirens 56:11
right -of -way 18:6, 48:11, 53:2 site 14:20, 15:13,
50:14, 52:7, 52:8, services 41:10 15:13, 15:15, 16:7,
56:21, 56:22, 57:13 < S > services - oriented 16:9, 16.14, 18.16,
Road 1:9, 6:18, 6:19, safety 51:16 23:24 18:23, 19:1, 19:3,
15:1, 18:13, 18:14, salaries 31:10 session 8:3 20:11, 20:21, 20:23,
19:2, 19:5, 29:10, sales 26:18, 46:19 set 18:2, 35:3, 67:16 27:20, 28:1, 28:2,
30:10, 33:10, 44:18, Sandra 2:4, 43:10 seven -acre 37:24 28:11, 30:3, 48:19,
44:18, 45:14, 48:16, Sanitary 48:11, 49:5 several 47:21 50:18
49:11, 50:20, 51:24, saying 3:13, 32:10, sewer 48:10, 48:11, sites 11:10
52:9, 53:13, 55:14, 32:19, 40:17, 66:5 48:18, 57:10 situation 47:15,
55:20, 55:20, 56:2, says 59:8, 67:7 shaded 34:2 49:23
56:4, 56:17, 56:20, scale 23:21, 26:7, share 60:12 size 19:11
57:7, 57:13, 58:1, 26:11 Sharp 9:4, 24:20 skill 28:6
58:7, 59:6, 60:1, scares 56:11 shifts 55:24 Skipping 22:8
60:12, 60:21, 61:21, schedule 8:18 shop 22:15, 23:18 SLOUCER 30:19,
61:23, 61:23, 62:1, . School 11:17, 15:12, shopping 63:8 30:22, 30:23, 59:15,
63:9 15:14, 15:16, 20:11, shops 24:1 59:15, 61:7, 61:11
Roads 59:6, 59:7, 23:24, 28:8, 31:8, short 3:19 slowing 18:17
59:10, 59:11, 60:4 46:21, 63:2, 63:3, Shorthand 67:8, small 24:1, 26:7,
roadway 18:13 64:8 67:10, 67:13 26:11, 48:24
roadways 18:3 schools 62:6 shots 27:5 smaller 23:7
Rob 16:14, 16:15, Schultz 16:3 Shouldn't 30:11 Smith 34:12, 35:7,
Depo Court Reporting Service (630) 983 -0030
i
Yorkville Plan Commission 79
July 26, 2006
41:14 start 8:21, 47:15, 44:24, 50:3, 53:9, Tom 2:2, 30:4, 30:19,
Society 27:23, 27:24 47:23, 52:4, 52:8 55:11, 61:17, 64:13, 30:22, 33:16, 33:19,
solicited 34:17 started 5:20, 22:9, 67:7 35:10, 43:16, 59:15,
solution 47:16 22:13, 22:23, 52:11, 61:6
solve 48:5 61:22 tomorrow 60:21
Somebody 46:3 Starting 6:20, 39:19, < T > Tonight 3:23, 5:1,
someone 60:2, 45:8, 52:2 tank 48:14 5:10, 5:17, 6:23, 8:3,
60:11 State 4:12, 4:12, tax 12:14, 31:9, 8:19, 8:23, 9:5, 9:11,
sometimes 47:14 7:12, 47:18, 47:19, 46:17, 46:20 9:15, 10:18, 11:1,
somewhere 47:23 67:1, 67:8 taxes 31:12, 46:18 17:16, 35:2, 45:4
sons 62:8 statement 4:4 taxpayers 63:14 took 45:3, 62:11,
sorry 15:5, 17:10, States 33:10 teachers 31:10 62:13
35:17, 42:8, 44:3 station 20:15, 62:9 team 9:13, 14:2, top 10:23, 10:23
sort 25:6, 26:2, step 54:10 14:2, 14:16 topography 16:9
52:10 Stevens 13:15, technical 5:15 total 20:16, 31:4,
South 6:18, 7:10, 13:19, 13:22 ten 21:8 37:24
7:20, 10:13, 14:7, stories 25:9, 26:9 terms 8:7, 8:7, 37:2, tourism 65:7, 65:10,
14:23, 15:1, 15:23, stormwater 48:22, 37:10 65:14
17:8, 17:17, 34:5, 49:2 terrible 56:8 Towards 12:3, 59:12
45:15, 45:20, 48:9, strategy 51:13 testified 7:5, 8:15, town 11:21, 12:2,
59:16 Street 7:10, 13:24, 13:20, 21:11, 24:16, 34:13, 65:13
space 14:12 25:17, 29:7, 45:10, 27:11, 29:2, 30:20, townhome 26:10
spaces 23:10, 23:13 55:16, 62:10, 65:6 33:17, 35:21, 44:24, townhomes 19:17,
speaking 4:15, streetscape 14:14 50:3, 53:9, 55:11, 19:17, 19:18, 25:12,
33:13, 44:20 streetscapes 23:12, 61:17, 64:13 25:13
spearhead 48:2 23:12 testimony 4:3 towns 63:7
special 13:2, 22:11 strong 51:4 testing 28:7 trade 63:24
specialty 23:21, studies 48:2, 50:13 theming 22:6 tradition 31:17,
23:24 stuff 26:2 they'll 9:19 31:18
specifically 22:1 subdivision 34:9, thinking 41:11 traffic 18:18, 49:15,
spend 8:6, 16:6, 36:9 third 43:20 49:17, 49:18, 49:21,
65:6 submitted 34:15 thought -out 51:15 49:23, 51:1, 51:17,
split 15:13 suitable 16:23 thousands 54:21, 52:4, 57:11, 60:11,
Sports 9:19, 9:20 Sunset 61:21 62:21 60:13
spread 45:3 support 11:4, 11:13 three 3:23, 6:1, 38:1, transcript 67:13
square 19:12, 19:12, supports 46:9 50:8, 57:17, 64:1 transitional 46:14
25:14, 26:17, 26:24, supposed 38:22, three -story 25:19 transitions 46:15
41:13 38:23, 39:1 throughout 14:11, Travis 2:10, 36:20
ss 67:2 surrounded 45:21, 14:13, 24:24 tributaries 16:15
staff 18:14, 28:18, 45:22 tie 23:10 tried 10:15
34:23, 47:11 surrounding 41:18 timeline 58:16 trucks 29:10, 30:5,
stand 4:1, 6:1, 6:3 swear 5:21 timers 62:19 30:9
standard 19:18, swim 23:18, 65:3, timing 58:6 true 10:5, 35:2,
31:16, 39:3, 39:5 65:15 Today 10:5, 26:3, 67:12
standards 37:17 sworn 6:2, 6:6, 7:5, 48:5, 52:4, 52:13, try 39:6, 47:17, 51:5,
standpoint 12:23, 8:15, 13:20, 21:11, 60:20 59:17
25:5 24:16, 27:11, 29:2, together 8:6, 15:24, trying 22:3, 22:24,
stars 16:11 30:20, 33:17, 35:21, 23:11 48:1, 48:1, 48:23,
Depo Court Reporting Service (630) 983 -0030
Yorkville Plan Commission 80
July 26, 2006
56:12 users 46:19, 46:21 web 50:17 work 8:3, 14:7,
turn 9:2, 9:12, 9:19, uses 6:13, 37:12, weddings 11:22 14:10, 21:22
9:24, 27:7, 51:17, 37:13, 37:13, 38:15, weigh 30:10 worked 18:14
57:17 39:5, 42:11, 49:11 weight -wise 30:5 working 14:2, 17:4,
Turtle 57:18 using 59:11 West 6:17, 15:1, 20:4, 26:15, 47:21,
two 7:21, 8:22, usual 50:5 17:10, 17:10, 18:22, 48:3, 48:21, 48:21,
10:14, 18:19, 20:14, utilities 48:7 18:23, 29:5, 34:6, 49:8
25:9, 26:9, 27:16, 45:20, 58:4, 58:18 works 38:10
29:5, 45:6 Westbury 8:12, 10:6, WYETH 2:13
two -lane 50:20 <V> 10:21, 10:23, 11:2,
two -story 41:12 value 36:17 11:10, 11:15, 11:16,
type 12:17, 12:17, variety 25:13 12:10, 14:4, 14:11, <Y>
12:18, 25:8, 25:17, various 7:13 15:20, 17:24, 22:2, yards 37:18
54:4, 54:8 Vice 13:22 23:15, 24:10, 27:3, year 10:11, 31:12,
types 25:22, 52:1, Villages 10:14, 17:7, 58:2 61:8, 61:12
64:20 17:13, 22:18, 26:14, wetland 17:2, 17:3 years 24:21, 30:9,
typical 13:12, 56:19 58:2 whatever 4:4, 28:18 53:13, 54:2, 61:20,
typically 21:22 villas 19:21 WHEREOF 67:16 62:2, 62:18, 63:22
Virginia 21:4 WHEREUPON 3:19, yellow 16:1, 16:12,
vision 26:1 7:3, 8:13, 13:18, 17:9, 19:9
< U > VITOSH 1:8, 67:6, 21:9, 24:14, 27:9, Yorkville - bristol
ultimate 10:16 67:23 28:24, 30:18, 33:15, 49:5
ultimately 11:3, voluntarily 12:4 35:19, 44:22, 50:1, younger 25:20
34:9, 37:5, 38:14 vote 12:12 53:7, 55:9, 61:15, yourself 59:21
underestimate 64:11
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understood 31:16 waiting 47:18 57:12, 57:16, 57:22, 33:19
unfold 38:13, 39:7 walk 65:6 58:12, 58:19, 61:6 zoned 34:3, 34:6,
unfortunately 53:16 walkable 20:8 whole 51:1 46:1
UNIDENTIFIED wanted 13:9, 28:10, wide 18:6 zoning 5:1, 5:5,
29:20, 29:24 64:17 widening 12:5, 6:13, 8:5, 34:2, 35:8,
unique 12:17, 28:2, wants 28:6, 52:6, 55:19, 57:17, 58:6 37:1, 42:14, 46:4,
28:4 52:6, 52:10 width 37:18 53:1, 53:2, 64:20
Unit 6:13, 60:15 warn 21:7 wife 61:12 zonings 63:4
United 1:2, 2:14, warned 21:13 WILLIAMS 9:14,
6:10, 6:12, 33:3, Washington 8:24 27:10, 27:13, 27:14,
33:4, 33:6, 33:10, watch 7:1 27:17 < Dates >
44:10, 44:12, 44:14, Water 4:21, 5:2, 5:4, willing 51:3, 51:11 july 26, 2006 1:8,
52:24 5:6, 5:8, 5:11, 45:10, wishes 4:3, 5:24 1:8,1:8
units 20:16, 20:18, 48:14, 48:14, 48:15, within 15:15, 49:4,
20:19, 24:3, 24:7, 48:17, 48:19, 54:12, 59:10
25:22, 26:10, 31:4 54:17, 55:1, 55:15, Without 8:9
Unless 30:13, 62:21 56:1, 57:10, 60:15, WITNESS 67:16
unlimited 56:6 60:17, 60:17, 63:19, Witnesses 6:6
urban 21:20 64:22 wondering 55:18
usage 60:15 ways 48:5 words 4:1, 50:8
Depo Court Reporting Service (630) 983 -0030
CANNONBALL TRAIL
CIVIC LEAGUE
To: The City of Yorkville
Members of the Yorkville Plan Commission
Subject: Kendall Marketplace /Cooper Farm Proposed Development
Date: July 17, 2006
We are still concerned first of all that the Kendall Marketplace proposal does not
meet the specifications of the Comprehensive Plan which shows the majority of the
property in the proposal to be "suburban" residential. Residents should be able to
trust their governing bodies. Residents look to these comprehensive plans in
making decisions about their properties or even before they buy properties in the
area. Please see the attached sheet of Yorkville area projects. Number 25 on the
sheet is the Kendall Marketplace proposal and it clearly shows in the darker green
color that only a strip along Route 34 was planned for commercial. The remainder
was to be residential as shown by the lighter green color, which appears to
comprise three - fourths of that property.
If Yorkville feels that the development must be allowed, the following are things
that we need in order to support this development:
1) A relocation of the police station (for reasons cited in our previous letter)
(Why are citizens in the south part of Yorkville. NOT concerned about this=
placing a new station even further north and away from the south side
residents ?)
2) Any widening of Cannonball Trail to be done only to the north edge of the
development and only on the development's property. (Widening Cannonball
further would be an extreme destructive act to the properties as cited in our
previous letter.)
3) If the developers are insistent upon the lighting of the buildings rather than no
lighting on the east side of the buildings toward Cannonball, then it would seem
a 100 -foot setback with a 10 -foot berm with solid plantings would be
appropriate. (If the line of stores faced Route 34 and/or were on the Beecher
Road side of the development, the lighting of the stores would not be an issue
for Cannonball Trail.) A sidewalk. would also be needed for safety since people
are seen walking on Cannonball Trail now. Because of the rise the curves
on Cannonball, visibility of oncoming cars is limited (as cited in our previous
letter).
It should be noted that there is NO berming or set back or landscaping in the
plan to protect the historic Wadsworth property directly across from the
proposed police station site. There needs to be some guarantee of berming,
landscaping, and setbacks for that section on Cannonball as well. As the plan
currently shows, lights from cars exiting. the road shown in that area would
shine directly into the house on the Wadsworth property.
4) Only one entrance on Cannonball and that should be lined up with one of the
entrances from Cannonball onto the PUD property on the northeast corner of
Route 34 and Cannonball.
We still have the following unanswered questions: If Beecher is to be one of the
main entrances to the development, why weren't the stores placed along Beecher
rather than Cannonball? Why is Home Depot shown facing Cannonball? The
retention area could have been placed along the Cannonball Trail side as further
buffering since no transitional zoning has yet been offered there as has been
proposed on the north side of the proposed development.
Second unanswered question: Why aren't these developments being proposed for
the areas further east on either side of Route 47 near Route 34 where the
infrastructure is already in place and zoning is already appropriate and there are not
well established neighborhoods being disrupted?
Your further consideration of our concerns would be greatly appreciated. We
appreciate the understanding of our concerns that was shown in the July 12, 2006,
meeting. We trust that your decisions will truly reflect what is best for ALL of the
Yorkville community.
Cannon all Trail Civic League
Copy to: Richard Filler, Irving
James Snyder, Harlem, Irving
Lynn Dubajic, Yorkville EDC
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