Plan Commission Minutes 2004 03-10-04 UNITED CITY OF YORKVILLE APPROVED
PLAN COMMISSION MEETING 04-14-04
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY,MARCH 10,2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Clarence Holdiman, Anne Lucietto, Andrew Kubala, Bill Davis, Brian
Schillinger, Michael Crouch, and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; City Attorney Dan Kramer; City
Planner Mike Schoppe; Lynn Dubajic from the Yorkville Economic Development
Corporation; and John Whitehouse, Engineering Enterprises, Inc. Also, see attached sign-
in sheet.
MINUTES
Minutes from the February 11, 2004 meeting were approved.
PUBLIC HEARINGS
1. PC 2004-02 Triangle Investments, LLC,petitioners,has filed an application with the
United City of Yorkville, requesting rezoning from R-4 General Residence PUD and B-3
Service Business District to R-2 One-Family Residence District PUD and B-3 Service
Business District.
See attached.
NEW BUSINESS
1.PC2004-02 Triangle Investments
Chairman Tom Lindblom said the petitioners are seeking only concept approval at this
point.
He pointed out that there are six or seven lots that are less than 12,000 square feet. He
suggested the Plan Commission limit the number of lots smaller than 12,000 square feet
in the development to a certain number. He added that many of lots in the Green Briar
subdivision are smaller lots already.
Mayor Art Prochaska said immediately behind this development are duplex lots.
However,he said many of the lots in Green Briar are about 10,000 square feet.
Commissioner Brian Schillinger said he doesn't think the city should allow any lots less
than 12,000 square feet. He commended the developer for changing the proposal from R-
4 to R-2. But he said he would still like to see all of the lots meet the 12,000 square foot
minimum size.
Lindblom asked the developers if they could make all of the lots 12,000 square feet.
Pete Huinker, from Smith Engineering, hired by the developer, said the lots are 12,000
square feet except on lots that back up to open space along and on the west property line.
Schillinger then asked if the engineer could move a line on Lot 8 to make the rest of the
lots comply with the required size. However,the Huinker said that would make Lot 8
even more irregular than it already is. He added he will try to take another look at the
design to see what could be done.
Lindblom then asked commissioners if they were okay with the 10,000 square foot lots
that abut open space. Commissioner Anne Lucietto replied that she believes all of the lots
should be 12,000 square feet.
Commissioner Bill Davis said he would be open to some leniency on lot sizes because
the developer has changed the zoning request from R-4 to R-2. Commissioner Michael
Crouch added that he's in favor of the changed zoning. But he would like the developer
to try to make all of the lots 12,000 square feet. If that's not possible,he said he might be
open to approving several smaller lots.
Crouch also said he wasn't happy when a line of trees was destroyed when the Green
Briar subdivision was built. He said he'd like to see the existing line of trees on this
property preserved.
Huinker asked if the trail access on the property had to be an outlet or an easement. City
Planner Mike Schoppe said he would need to speak with the Park Board about that for
certain. Huinker said the answer to that question could help in enlarging some of the lots.
Lindblom asked if the entrance onto Green Briar lines up with the proposed entrance for
the senior housing development. Schoppe said it might not be possible to line the two
roadways up. He added that the northern road, however, will match.
City Attorney Dan Kramer suggested the zoning request be split into two votes—one for
the B-3 zoning and one for the change from R-4 to R-2.
Commissioner Andrew Kubala made a motion to approve the enlarged B-3 area for the
eastern portion of the parcel for PC 2004-02. Crouch seconded the motion. The motion
was unanimously approved. Holdiman, Lucietto, Davis, Schillinger, Crouch, Kubala and
Lindblom voted yes.
Lucietto made a motion to accept the change in zoning for PC 2004-02 from R-4 to R-2
with minimal destruction to the treeline. Crouch seconded the motion. The motion was
unanimously approved. Lucietto, Davis, Schillinger, Crouch, Kubala, Holdiman and
Lindblom voted yes.
2. PC 2004-06 Grande Reserve Units 1,2,3,4 and 6 final plats
John Phillipchuck, representing the developers, said he's met with city staff and there's a
consensus that the plats should be approved.
He said the lot sizes are in excess of what was set forth in the original agreement.
Kubala asked why the drawings for each of the development weren't drawn to the same
scale. Engineer Tim Winter said the different scales were used to maximize the sheets of
paper.
Kubala then asked why some streets changed names where there was only a modest
change or curve in a street. For instance, he said, in Unit 1 McLellan Boulevard turns into
Lyman Loop when there's no noticeable change in the roadway.
Schoppe said he'd take that up with the city engineer to discuss why. Winter said because
McLellan Boulevard turns into Lyman Loop, a road that makes a complete circle, it
would be easier for the fire department to find houses by changing the name.
John Whitehouse, engineer with Engineering Enterprises Inc., said that the road name has
to change somewhere and it made sense to make the change at the intersection. If the
name wasn't changed,then McLellan Boulevard would loop back onto itself.
Crouch said that the point is well taken that some houses on the same street will have
different street names and numbers. Whitehouse said there will be a street sign out in
front of those houses differentiating the streets.
Moving onto other aspects of the final plat approval, Whitehouse said he wanted to
clarify some comments made in his report. He said he has resolved his initial concerns
regarding the definition of lot width. There are several_different ways to interpret the
definition the way it is written now. The interpretation the developer is using is an
acceptable definition, he said.
Whitehouse added that the city will need to try to clear up the confusion regarding the
definition of lot width at another time. He also said the developer has complied with all
of the city's requirements.
Schoppe said the plats look good although there are a few small outstanding issues. He
said he would recommend approval of the final plat subject to staff comments and
recommendations.
Kramer suggested the Plan Commission vote on a recommendation for approval of the
preliminary plan for those numbered neighborhoods and then take a second vote on the
final plats.
Whitehouse said the annexation agreement requires the preliminary approval for
neighborhoods 6-16 which would be units 1-11 before the approval of final plats. Then,
there will be two other areas where preliminary plans will be presented—one for the
northern area and one for the western area.
Kubala asked why neighborhood numbers are different than the unit numbers. Whithouse
said it's the way they are recorded. He said the annexation agreement refers to the
neighborhoods.
Kubala made a motion to approve the preliminary plan for PC 2004-06 for units 1,2, 3,4
and 6. Lucietto seconded the motion. The motion was unanimously approved. Davis,
Schillinger, Crouch, Kubala, Holdiman, Lucietto and Lindblom voted yes.
Kubala made a motion to approve the final plat for PC 2004-06 subject to staff comments
for units 1, 2, 3, 4 and 6. Schillinger, Crouch, Kubala, Holdiman, Lucietto, Davis and
Lindblom voted yes.
3. Election of a Deputy Chairman
Lindblom said the Plan Commission needs to elect a deputy chairman to take over when
he cannot attend a meeting.
Crouch nominated Anne Lucietto to be the deputy chairman. Kubala moved that
nominations be closed. Crouch seconded the motion. The motion to close the
nominations was unanimously approved by voice vote. Kubala then made a motion that
the ballots be cast unanimously for Anne Lucietto as vice chairman. Crouch seconded the
motion. The motion was unanimously approved by voice vote..
The meeting adjourned at 7:50 p.m.
Minutes respectfully submitted by Dina Gipe
1
STATE OF ILLINOIS )
) SS :
COUNTY OF KENDALL )
BEFORE THE YORKVILLE PLAN COMMISSION
In the Matter of : )
THE YORKVILLE PLAN )
COMMISSION PUBLIC )
HEARING )
REPORT OF PROCEEDINGS had taken at the hearing of
the above-entitled matter taken before Kerry E .
Chitkowski CSR No . 84-003340 , on Wednesday , March 10 ,
2004 at 7 : 00 p . m . at 800 Game Road , Yorkville ,
Illinois .
D-697204
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C - Naperville, IL 60563 - 630-983-0030 • Fax 630-983-6013
www.depocourt.com
3
t
1 MR. LINDBLOM: Okay. I will call the meeting to
2 order.
3 Can we have roll call, please.
STATE OF ILLINOIS )
)SS: 4 MS. GIPE: Clarence Holdiman.
COUNTY OF KENDALL )
5 MR. HOLDIMAN: Present.
6 MS.GIPE: Bill Dream. Anne Lucietto.
BEFORE THE YORKVILLE PLAN COMMISSION
7 MS. LUCIETTO: Here.
In the Matter of: ) 8 MS.GIPE: Bill Davis.
9 MR. DAVIS: Here.
THE YORKVILLE PLAN )
COMMISSION PUBLIC ) 10 MS.GIPE: Andrew Adams. Brian Shillinger.
HEARING )
11 MR. SHILLINGER: Here.
12 MS. GIPE: Jeff Jones. Michael Crouch.
REPORT OF PROCEEDINGS had taken at the hearing of 13 MR. CROUCH: Here.
the above-entitled matter taken before Kerry E. 14 MS. GIPE: Andrew Kubala
Chitkowski CSR No. 84-003340, on Wednesday, March 10, 15 MR. KUBALA: Here.
2004 at 7:00 p.m. at 800 Game Road, Yorkville,
16 MR. LINDBLOM: We do have a quorum.
Illinois.
17 The previous meeting minutes. I trust
18 everybody has had a chance to look at them? Is there
D-697204 19 any significant changes or corrections? Hearing none,
w5wm 20 can I have a motion to approve the previous meeting
21 minutes.
22 MR. HOLDIMAN: So moved.
23 MR. SHILLINGER: Seconded.
24 MR. LINDBLOM: Any further questions on the
1 2 4
2 PRESENT: 1 minutes or the motion? Hearing none those in favor
3 Mr.Thomas Lindblo,Chairman 2 signify by saying aye.
3 THE QUORUM: Aye.
4 Mr. Daniel J. Kramer, City Attorney 4 MR. LINDBLOM: Opposed? Hearing none,the minutes
5 Mr.Andrew Kubala, Board Member 5 are approved.
6 Mr. Brian Shillinger, Board Member 6 At this point, I would entertain a
7 motion to go into public hearing.
7 Mr. Michael Crouch, Board Member 8 MR. HOLDIMAN: So moved.
8 Mr. Michael Schoppe, Board Member 9 MS. LUCIETTO: Seconded.
9 Mr. Bill Davis, Board Member Ds5wm 10 MR. LINDBLOM: Moved and seconded. Those in favor
11 of the motion say aye.
10 Mr. Clarence Holdiman, Board Member
12 THE QUORUM: Aye.
11 Ms.Anne Lucietto, Board Member 13 MR. LINDBLOM: Opposed? Okay. We are now in
12 Ms. Dina Gipe, Minute Keeper 14 public hearing.
15 At this time, I ask anybody that wishes
13
16 to address the commission to please stand and raise
14 - - - 17 your right hand.
15 18 (Witnesses sworn.)
16 19 MR. LINDBLOM: Thank you. The public hearing is a
17
18 20 PC 2004-02 Triangle Investments, LLC, petitioners, has
19 21 filed an application with the United City of
20
21 22 Yorkville, Kendall County, Illinois requesting
22 23 rezoning from the United City of Yorkville-- it has
23
24 24 on our agenda R-3. It should be R-4.
1 of 5 sheets Page 1 to 4 of 12 03/26/2004 12:35:30 PM
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1 MR. SCHOPPE: The current zoning is R-4. 1 requests and our agenda show R-3. They should both
2 MR. LINDBLOM: Yes. In our agenda it has R-3. 2 show R-4?
3 MR. SCHOPPE: Correct. 3 MR. LINDBLOM: Yes,that's correct.
4 MR. LINDBLOM: It should be Yorkville R-4 General 4 MR. KUBALA: Thank you.
5 Residence District PUD and B-3 Service Business 5 MR. LINDBLOM: Are there any questions for Mike
6 District to United City of Yorkville R-2 One-Family 6 about this for clarification at this point? Okay. At
7 Residence District PUD and B-3 Service Business 7 this point, Greg, would you like to state anything?
8 District. The real property consists of approximately 8 MR. INGEMUNSON: Yes,just briefly, so every one
9 36.4 acres at Greenbriar Road and Route 47, in the 9 understands why we are requesting what we are
07:01PM 10 United States of Yorkville, Kendall Township, Kendall 07:03PM 10 requesting.
11 County, Illinois. 11 Essentially my client did a little
12 I have asked Mike Schoppe, one of our 12 research with some various possible suitors for
13 consultants, to give us a brief explanation of what is 13 commercial developers out there, and they indicated
14 going on so we get off with a good start and don't get 14 that the commercial parcel was too small for a --
15 more confused. 15 MR. LINDBLOM: Greg, I am sorry, could you
16 MR. SCHOPPE: If you remember, this property was 16 identify yourself.
17 referred to as the Hopkins' corner sometime ago, maybe 17 MR. INGEMUNSON: Greg Ingemunson,
18 a year ago, and it was annexed and rezoned at that 18 I-n-g-e-m-u-n-s-o-n.
19 time under the name of Hopkins' corner. 19 They recently spoke with various
07:01PM 20 When we did Hopkins' corner, we rezoned 07:04PM 20 brokers, and the information they received was that
21 it into two pieces, R-3 and R-4. The R-3 is up 21 the 14 acre piece was probably too small to get a
22 against Route 47 and the R-4 was the rest of the 22 box-door like a Jewel or Dominick's or something like
23 property going back to Greenbriar. 23 that, so they just recently thought the 18 acres was
24 Now, currently the B-3 zoning is about 24 probably the best side to get an anchor store in there
6 8
1 650 feet west of Route 47, and the balance of the 1 that would be good for the commercial piece so that's
2 property is the R-4 zoning. 2 the reason why we are requesting the change.
3 What is being asked tonight is 3 One other note is that when we downsize
4 essentially to move the B-3 line from 650 feet, move 4 from R-4 to R-2, I think it was 72 units in the
5 it west a couple hundred feet to about 870 feet. 5 Hopkins' corner and we are going to 41 units in the
6 So this strip of land, right in here, is 6 R-2 section.
7 currently R-4, and they are requesting to have that 7 So, any other questions, I will be happy
8 200 foot strip changed to B-3. That's one part of the 8 to answer them.
9 rezoning. 9 MR. LINDBLOM: Okay. At this point is there any
07:02PM 10 The other part of the rezoning is to take 07:04PM 10 questions at all from the audience or anybody that
11 the remaining residential parts of the property, which 11 would like to address the commission? Sir?
12 is R-4, and change that to R-2 PUD. 12 MR. SHANNON: My name is Jack Shannon. I would
13 In your package, you have a concept 13 like to know how far-- I live on the back wall. How
14 plan that they put together. It is a concept plan. 14 far behind my house will that be? Is that going to be
15 They are not requesting any approval of that plan. 15 retirement?
16 They are just requesting the zoning. 16 MR. INGEMUNSON: When you say you live on the back
17 But if you have any comments, on the 17 wall, back where?
18 plan, that you would like to share with them, I am 18 MR. SHANNON: Actually, if you are in the corner,
19 sure they would be interested in hearing that. They 19 I am the second house from the corner towards
07:00PM 20 are going to be preparing once-- if this rezoning 20 Sunflower States.
21 does go through, they will prepare preliminary plans 21 MR. INGEMUNSON: South of the property?
22 of engineering and come back to the city with a formal 22 MR. SHANNON: Yes.
23 submittal. So that is what the request is. 23 MR. INGEMUNSON: South of this property?
24 MR. KUBALA: I have a question. Both the zoning 24 MR. SHANNON: Yes.
03/26/2004 12:35:30 PM Page 5 to 8 of 12 2 of 5 sheets
9 11
1 MR. INGEMUNSON: Okay. 1 STATE OF ILLINOIS. )
2 MR. SHANNON: The back part of it. 2 ) SS.
3 MR. INGEMUNSON: That is going to all be R-2. 3 COUNTY OF DU PAGE )
4 It's going to be residential. So R-2 with 12,000 4 I, Kerry E. Chitkowski, a Certified
5 square foot. It is all single family residence. 5 Shorthand Reporter, do hereby certify that I reported
6 These here. 6 in shorthand the proceedings had at the hearing of the
7 MR. SHANNON: Actually, I am right. 7 above-entitled cause and that the foregoing Report of
8 MR. LINDBLOM: Route 47 is here. 8 Proceedings, Pages 1 through 11, inclusive, is a true,
9 MR. INGEMUNSON: Here is Route 47 and Greenbriar 9 correct, and complete transcript of my shorthand notes
10 here. 10 so taken at the time and place aforesaid.
11 MR. SHANNON: I am actually, as you come in 11 I further certify that I am neither counsel
12 Greenbriar Road -- 12 for nor related to counsel for any of the parties to
13 MR. INGEMUNSON: It can't be here. This is 13 this suit, nor am I in any way related to any of the
14 Greenbriar Road right here. 14 parties to this suit, nor am I in any way interested
15 MR. LINDBLOM: This is the duplexes. Are you in a 15 in the outcome thereof.
16 duplex? 16 I further certify that my certificate
17 MR. SHANNON: No, I am in a ranch on the back 17 annexed hereto applies to the original transcript and
18 wall. 18 copies thereof, signed and certified under my hand
19 MR. INGEMUNSON: There is single family residence 19 only. I assume no responsibility for the accuracy of
07 06P 20 all in R-2. 20 any reproduced copies not made under my control or
21 MR. SHANNON: 1522 Walsh Drive. 21 direction.
22 MR. INGEMUNSON: You are probably just west of the 22
23 property. We are asking to rezone this into 23
24 single-family residential. 24
10 12
1 MR. SHANNON: Okay. That's okay. I wanted to 1 In testimony whereof, I have hereunto set my
2 know how far they were going back before the 2 hand this 26th day of March,A.D., 2004.
3 commercial is going to be out in front of it. 3
4 MR. INGEMUNSON: Okay. The whole back is going to 4 Kerry E. Chitkowski
5 be residential. All the back. So it's split in 5 CSR No. 84-003340
6 almost half. 6
7 So half is residential and half is 7
8 commercial. The commercial is towards Route 47. 8
9 MR. SHANNON: Okay. 9
07:06PM 10 MR. LINDBLOM: Are there any other questions from 10
11 the public? Can I have a motion to close the public 11
12 hearing. 12
13 MR. HOLDIMAN: Motion. 13
14 MR. LINDBLOM: Is there a second? 14
15 MR. SHILLINGER: Seconded. 15
16 MR. LINDBLOM: Any discussion on the motion? 16
17 Hearing none, those in favor say aye. 17
18 THE QUORUM: Aye. 18
19 MR. LINDBLOM: The public hearing is now closed. 19
20 - - - 20
21 21
22 22
23 23
24 24
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2004-1:17 changed-6:8 Greenbriar-5:9, Membere-2:7 5:21,5:22,6:2,6:7,
2004-02-4:20 changes-3:19 5:23,9:9,9:12,9:14 Michael-2:6,2:7, 6:12,7:2,8:4
Chitkowski-1:16 Greg-7:7,7:15, 3:12 raise-4:16
3 city-6:22 7:17 Mike-5:12,7:5 ranch-9:17
City-2:3,4:21, Minute-2:11 real-5:8
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870-6:5 corrections-3:19 5:11 one-5:12,6:8,7:8 rezoned-5:18,5:20
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annexed-5:18 Dominick's-7:22 K plans-6:21 section-8:6
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application-4:21 downsize-8:3 Keeper-2:11 point-4:6,7:6,7:7, Shannon-8:12,
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Thomas-2:2
together-6:14
tonight-6:3
towards-8:19,10:8
Township-5:10
Triangle-4:20
trust-3:17
two-5:21
U
under-5:19
United-4:21,4:23,
5:6,5:10
units-8:4,8:5
up-5:21
V
various-7:12,7:19
W
wall-8:13,8:17,
9:18
Walsh-9:21
Wednesday-1:16
west-6:1,6:5,9:22
whole-10:4
wishes-4:15
Witnesses-4:18
Y
year-5:18
Yorkville-1:6,1:10,
4:22,4:23,5:4,5:6,
5:10
yourself-7:16
Z
zoning-5:1,5:24,
6:2,6:16,6:24
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1 5/--"-)Y/----U-1 T/g