Plan Commission Minutes 2004 09-08-04 Page 1 of 5
APPROVED 11/10/04
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, SEPTEMBER 8,2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Kerry Green, Clarence Holdiman,Ann Lucietto, Sandra Adams, Brian
Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; City Planner Mike Schoppe; Lynn
Dubajic, Yorkville Economic Development Corporation; Kevin Stough, Centex Homes;
Mark Baker; Tony Scott, Kendall County Record; John Whitehouse, Engineering
Enterprises, Inc.; John Argoudelis, for Saravanos Properties; Larry Saravanos, for
Saravanos Properties; Robert Silagyi, Bristol; Richard Scheffrahn, Yorkville; Scott Mai,
Smith Engineering; and Dan Waitt, Beacon News.
ANNOUNCEMENTS
Chairman Lindblom made an announcement that Commissioner Kerry Green is moving
to Missouri and will no longer be able to serve on the Plan Commission.
MINUTES
Minutes from the July 14 and Aug. 11 Plan Commission meetings were approved.
PUBLIC HEARINGS
1.PC 2004-16: Saravanos Properties, LLC,petitioner, has filed an application requesting
annexation to the city of Yorkville and rezoning from Kendall County A-1 Agricultural
to Yorkville B-3 Service Business District. The real property consists of approximately 2
acres at 7131 Route 47.
See attached.
2a. PC 2004-06: Centex Homes, petitioner, has filed an application with the city of
Yorkville, requesting annexation to the city and rezoning from Kendall County A-1
Agricultural to Yorkville B-3 General Residence Planned Unit Development and R-4
General Residence Planned Unit Development. The real property consists of
approximately 407.43 acres on the north and south sides of Galena Road and 1/4 mile east
of Route 47.
Page 2 of 5
2b.PC 2004-06: Centex Homes,petitioner, has filed an application with the city of
Yorkville,requesting rezoning from Yorkville R-1 One-Family Residence Planned Unit
Development and R-3 General Residence Planned Unit Development to YorkvilleR-3
General Residence Planned Unit Development and R-4 General Residence Planned Unit
Development. The property consists of approximately 187.51 acres northeast of Route 47
and Galena Road.
Items 2a. and 2b. were discussed as one topic. See attached.
NEW BUSINESS
1.PC 2004-16 Saravanos Properties
This property is also known as the Baker property.
City Planner Mike Schoppe said if the annexation and rezoning of the property are
approved the plan will go through the normal approval process.
Commissioner Jack Jones made a motion to recommend the annexation of PC 2004-16.
Commissioner Anne Lucietto seconded the motion. The motion was unanimously
approved 7-0 in a roll call vote. Kerry Green, Clarence Holdiman,Anne Lucietto, Sandra
Adams, Brian Schillinger, Jack Jones and Tom Lindblom voted yes.
Lucietto then made a motion to recommend approval of the rezoning of PC 2004-16 as
requested. Green seconded the motion. The motion was unanimously approved 7-0 in a
roll call vote. Holdiman, Lucietto, Adams, Schillinger, Jones, Green and Lindblom voted
yes.
2a. and 2b.PC 2004-06 Centex Homes
Chairman Lindblom said that while the issues will be addressed together, there will be
separate votes taken for the annexation and the rezoning.
Green asked if the developers have talked to the Yorkville School District since there is a
school site planned on this property. Kevin Stough, with Centex Homes, said they've
made contact with the school district. He said the intent is to meet the needs listed in the
school study and added that the school planned for the development would be a
neighborhood elementary school.
Green also asked what the impact of the proposed development would be on the two
neighboring farmsteads regarding drainage. Stough said there should be sufficient
frontage on Galena Road that any kind of swale could be handled east of the farmstead.
Green then asked how drainage from the Northgate Shopping Center to the open space
would be handled. John Whitehouse from Engineering Enterprises, Inc. said the plan is to
bring the drainage to the regional storm water facility. Right now, he said, it's in the
conceptual stage. It will take the cooperation of other landowners and future developers.
Page 3 of 5
Green added he's disturbed there are no bike paths or means for Bristol Club residents to
get to the amenities center. Stough said the developers have taken previous comments to
heart and said a bike path will be added.
Schillinger wondered if the amenities center would be large enough to service the
development. The amenities center will feature a clubhouse,pool facility and two tennis
courts.
Jones asked if Centex will have to conform to the city's current or proposed architectural
standards. Kelly Kramer, representing the City Attorney's office, said that is something
city staff will have to negotiate in the Planned Unit Development since the standards
aren't in place yet. Jones said the development is going to dramatically affect the look of
the city of Yorkville. Because it's such a large development, it's up to the developers to
bring in something unique. He doesn't want to see another cookie-cutter development. He
added that Centex and quality has never been synonymous and he asked how the
developers plan to overcome that perception.
Stough said Centex is proud of its customer service. He said it's vastly improved even
since five years ago. As for quality, he said it will be as good as or better than what the
city's codes require. As for architectural details, he said he's willing to work with the city
on that. He added there are up to 15 different single-family models and options on all of
those homes.
As an update to the Plan Commission, Kramer said the architectural standards ordinance
went before the Committee of the Whole the previous evening and that it's coming along.
Adams said she'd like to know what the city staff has already worked out with the
developer. As far as Bristol and Northgate,the developers are subject to previous
annexation agreements. As far as the parcel the city is looking at annexation and rezoning
now, Kramer said the city hasn't worked it out yet. The city's just had preliminary
conversations with the developer.
Schoppe said the zoning classification the petitioners are asking for complies with the
comprehensive plan.
Relative to the density issues, he said the density of the town homes and condominiums is
the highest he's seen in the six years he's been with the city. But to put it in perspective,
he said the developers could have developed the plan differently and reduced the density
by rearranging some things. However, because of the city's request for the regional
drainage facility and consolidated open space, he said the city shouldn't penalize the
developer for density.
Schillinger said he still thinks there are too many town homes and condos.
Green said he sees this development as a marvelous opportunity for the city to get a large
recreational area. But Schillinger said most of the 233 acres would be wetlands.
• • Page 4 of 5
Whitehouse said the area north of Galena Road and some of the area south of it will be
used for a park or golf course and some ball field. Of the 233 acres, about 133 acres will
be used for water storage, but the rest will be high and dry. Also, he said of that area that
will be used for water storage, he said there will be interim uses for it when it is dry.
Chairman Lindblom then called for a vote on the annexation petition under 2a. Holdiman
made a motion to approve annexation for PC 2004-06. Schillinger seconded the motion.
The motion was unanimously approved 7-0 in a roll call vote. Lucietto, Adams,
Schillinger, Jones, Green, Holdiman and Lindblom voted yes.
Green then made a motion to approve rezoning to R2, R3 and R4 for PC 2004-06
regarding the 407 acres on the north and south sides of Galena Road and 1/4 mile east of
Route 47. Holdiman seconded the motion. The motion was defeated by a vote of 3-4 in a
roll call vote. Green, Holdiman and Lindblom voted yes. Adams, Schillinger,Jones and
Lucietto voted no.
Green made a motion to approve rezoning of 187 acres to R-1, R-3 and R-4 for PC 2004-
06. Holdiman seconded the motion. The motion was defeated by a vote of 3-4 in a roll
call vote. Green, Holdiman and Lindblom voted yes. Adams, Schillinger,Jones and
Lucietto voted no.
3. PC 2004-13 Raintree Village Units 4, 5 and 6-Final Plat
Schoppe said the final plat was the cleanest set of plats he's ever reviewed. He
recommends approval of the final plat subject to meeting minor engineer comments.
Green made a motion to approve the final plats for PC 2004-13 units 4, 5 and 6. Adams
seconded the motion. The motion was unanimously approved in a roll call vote. Jones,
Green, Holdiman, Lucietto, Adams, Schillinger and Lindblom voted yes.
4. PC 2004-15 Evergreen Farm—Concept Plan
The property is located on 49 acres at the southeast and northeast corners of Fox Road
and Pavilion Road.
Developer Bob Nelson said the property is located near the Boy Scout camp and added
the home site in the heart of the property is not under contract.
With a possible park/school site nearby,he said the city is more interested in cash rather
than land.
Currently the land is not contiguous with the city. It will be when the proposed Silver Fox
subdivision becomes contiguous. When that property is annexed, then this property could
be annexed, he said.
Lindblom said he's reluctant to comment on the plan until he sees how it relates to
developments east of the property. Since it isn't annexed, he said, it's premature to talk
about it.
• Page 5 of 5
Because this plan is in the concept stage, no action was taken on the issue.
The meeting adjourned at 8:40 p.m.
Minutes respectfully submitted by Dina Gipe
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PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R . , R . P . R . , on
September 8 , 2004 , at the hour of 7 : 00 p .m. , at
800 Game Farm Road, in the City of Yorkville ,
Illinois .
D-726204
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
www.depocourt.com
2
1 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 MS . SANDRA ADAMS ;
8 MR . KERRY GREEN;
9 MR . BRIAN SCHILLINGER;
10 MR. JACK JONES;
11 MR. MIKE SCHOPPE ;
12 MS . DINA GIPS .
r
13 A P P E A R A N C E S :
14 LAW OFFICES OF DANIEL J . KRAMER
1107A Bridge Street
15 Yorkville, Illinois 60560
BY : MR . KELLY KRAMER,
16 appeared on behalf of the United
City of Yorkville, Illinois .
17
18 - - - - -
19
20
21
`T 22
23
24
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1 ( Pledge of
2 Allegiance )
3 CHAIRMAN LINDBLOM : We are now in
4 public hearing . With that, could I have anybody
5 that wishes to address the Commission on -- we
6 have three public hearings tonight , on any one of
7 the three, please stand and raise your right
8 hand?
9 (Witnesses sworn)
10 CHAIRMAN LINDBLOM : Thank you . Item
11 number one is PC 2004-16 , Saravanos Properties ,
12 LLC , Petitioners , has filed an application with
13 the United City of Yorkville, Kendall County,
14 Illinois , requesting annexation to the United
15 City of Yorkville and rezoning from Kendall
16 County A-1 Agricultural to United City of
17 Yorkville B-3 Service Business District .
18 The real property consists of
19 approximately two acres at 7131 Route 47 , Kendall
20 Township, Kendall County, Illinois .
21 And who is speaking for the
22 petitioner?
23 WHEREUPON :
24 JOHN F . ARGOUDELIS,
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1 having been first duly sworn, testified before
2 the Plan Commission as follows :
3 MR . ARGOUDELIS : Good evening . My
4 name is John Argoudelis . I am the attorney for
5 Saravanos Properties . Mr . Saravanos is here, he
6 is the owner of Saravanos Properties , and we have
7 Scott Mai , the engineer, is also here , who will
8 give you a lot more detailed information than I
9 can .
10 This parcel of land is located
11 at the southwest corner of Route 71 and Route 47
12 south of the existing McDonald ' s .
13 Mr . Saravanos purchased the
14 eight-acre site immediately south of McDonald ' s ,
15 which has already annexed to the City as the
16 Hughes ' property, it might be known to some
17 people as Tom Hughes ' property . That property is
18 going through the review process at this time .
19 This property that ' s at issue
20 tonight is the adjoining two-acre homesite
21 directly south of the eight acres , and that
22 property is not annexed to the City, and the
23 petition tonight is to have it annexed and zoned
24 to be part of the commercial retail development
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1 that ' s planned on the eight acres of the Hughes '
2 parcel .
3 So I ' m going to ask Scott Mai
4 to come up . He can give you a lot more detail on
5 the particulars about the project .
6 WHEREUPON :
7 SCOTT MAI ,
8 having been first duly sworn, testified before
9 the Plan Commission as follows :
10 MR . MAI : There is not a lot more
11 detail to be given . There is a little triangle
12 that ' s left to be annexed, that we are asking to
13 be annexed to this to make a contiguous
14 property .
15 It ' s a small triangle that kind
16 of finishes out the property and it ' s -- I think
17 it ' s probably the best use for that piece of
18 property to add it to the contiguous use there ,
19 so I ' m available for any questions .
20 CHAIRMAN LINDBLOM : Okay . We ' ll see
21 if we have any questions from the audience . We
22 may come back to this later, Tom.
23 Is there anybody else that
24 wishes to address the Commission regarding this
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1 petition?
2 (No response )
3 CHAIRMAN LINDBLOM : Mike , for the
4 record, anything to add?
5 MR. SCHOPPE : No, just that the B-3
6 zoning that they are asking for is consistent
7 with our Comprehensive Plan .
8 CHAIRMAN LINDBLOM : Okay . One more
9 time , is there anybody else that has any interest
10 or concerns at this time?
11 (No response )
12 CHAIRMAN LINDBLOM : Okay . Hearing
13 none , then we will move on .
14 Item 2 under Public Hearings is
15 PC 2004-06, Centex Homes , Petitioner, has filed
16 an application with the United City of Yorkville ,
17 Kendall County, Illinois , requesting annexation
18 to the United City of Yorkville and rezoning from
19 Kendall County A-1 Agricultural to United City of
20 Yorkville R-3 General Residence Planned Unit
21 Development and R-4 General Residence Planned
22 Unit Development .
23 The real property consists of
24 approximately 407 . 43 acres on the north and south
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1 sides of Galena Road and one-quarter mile east of
2 Route 47 , Bristol Township, Kendall County,
3 Illinois .
4 Fred, are you speaking then for
5 the petitioners?
6 WHEREUPON :
7 FRED FEINSTEIN,
8 having been first duly sworn, testified before
9 the Plan Commission as follows :
10 MR . FEINSTEIN : Thank you,
11 Mr . Chairman . Good evening . My name is Fred
12 Feinstein, an attorney --
13 CHAIRMAN LINDBLOM : Fred, excuse me .
14 Could you possibly move your display over to the
15 side so somebody in the audience might be able to
16 see it as well as us?
17 MR . FEINSTEIN : Sure . Can we move
18 the microphone along with it?
19 CHAIRMAN LINDBLOM : Sure . Sure .
20 Can you maybe turn that now a little bit and --
21 the other way .
22 MR . FEINSTEIN : That way?
23 CHAIRMAN LINDBLOM : There you go .
24 MR . FEINSTEIN : Mr . Mayor?
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1 MAYOR PROCHASKA : That ' s fine .
2 MS . KRAMER : Mr . Chairman, the
3 attorney did submit the qualifications of their
4 experts that will be testifying, so we will
5 accept those and those will be made part of the
6 record as Petitioner ' s Exhibit 1 and Exhibit 2 .
7 CHAIRMAN LINDBLOM : Yes , we will
8 accept that .
9 MR . FEINSTEIN : Thank you . Also for
10 the record, if I may note , I have advised counsel
11 and your city manager that I did not take the
12 oath . I am here as an advocate on behalf of my
13 client , who will be offering no testimony . Thank
14 you for the courtesy .
15 CHAIRMAN LINDBLOM : So you know, all
16 of us have received a copy of this , so we have
17 the details in front of us as well as out there .
18 MR . FEINSTEIN : Thank you . I was
19 not aware of that, and thank you for the
20 opportunity . I have submitted and three people
21 have taken the oath .
22 The primary focus this evening
23 is a piece of property, a large piece of
24 property . Mr . Chairman, you ' ve announced the
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1 public hearing on Number 2-A .
2 With your permission and the
3 permission of the Commission, I would ask you to
4 combine 2-A and 2-B because we are going to be
5 offering testimony about the whole 600 acres that
6 are involved .
7 In fact , I think you ' ll find
8 that to be one of the mainstays of the
9 presentation this evening, is through the
10 assemblage of such a large piece , you will hear
11 creative land planning issues to take into
12 account , so with your permission, I would like
13 you to combine both .
14 CHAIRMAN LINDBLOM : Kelly, should I
15 state it for the record?
16 MS . KRAMER : If you would .
17 CHAIRMAN LINDBLOM : I am just going
18 to read into the record 2-B . PC 2004-06 , Centex
19 Homes , Petitioner, has filed an application the
20 United City of Yorkville , Kendall County,
21 Illinois , requesting rezoning from the United
22 City of Yorkville R-1 One-Family Residence
23 Planned Unit Development and R-3 General
24 Residence Planned Unit Development to United City
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1 of Yorkville R-3 General Residence Planned Unit
2 Development and R-4 General Residence Planned
3 Unit Development .
4 The property consists of
5 approximately 54 acres northeast of Route 47 and
6 Galena Road and approximately 133 . 51 acres
7 southeast and southwest of Galena Road and
8 Cannonball Trail , Bristol Township, Kendall
9 County, Illinois .
10 Okay . Just for the Commission
11 members , I believe what you received in your
12 packet is probably a little bit different than
13 what Fred has on display .
14 This is showing some planned
15 parcels on here ; that is not the intent tonight
16 to do that . This is also really looking at only
17 zoning and annexation, so just ignore if you will
18 the platting and plotting on here and just look
19 to the overall plan . A corrected version comes
20 forward .
21 MR . FEINSTEIN : I thank you again .
22 For the record, Fred Feinstein . I am with the
23 firm of McDermott , Will & Emery and representing
24 Centex Homes .
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1 I guess I should start by
2 letting you know -- because it ' s a very proud
3 thing for me -- that Centex Homes has been a
4 client for over 30 years and my meal ticket for
5 over 30 years outside the firm. So I appreciate
6 having not just an advocacy position, but also a
7 great deal of experience with the developer that
8 has developed throughout this community and
9 throughout the Chicagoland area for many, many
10 years , 30 years of my experience , and they were
11 here before my representation .
12 I have given you the expert
13 testimony resumes of Peter Huinker and Mark
14 Baker, who will be offering testimony this
15 evening, but the primary presentation is by Kevin
16 Stough from Centex Homes .
17 This is really a developer ' s
18 project . While we have worked very hard with
19 your Staff and will continue to work with your
20 Staff through the progression of the developments
21 that you will be hearing testimony on this
22 evening, we will continue to use our experts , but
23 I think you ' ll hear from Kevin as to how we got
24 here this evening and where we think we are
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1 going .
2 For the record also, neither of
3 the experts who are here this evening have any
4 interest in the property, they are independent
5 experts other than their fees , by virtue of their
6 professional fees this evening, they are
7 independent experts and will be able to answer
8 questions in that respect .
9 Also for the record, Peter
10 Huinker of Smith is engaged by the municipality
11 as a consultant in connection with the
12 comprehensive plan study, having nothing to do
13 with this segment of your community, and we have
14 made full disclosure to you, to your Staff, of
15 that representation, so he is independent to us ,
16 independent to you, but again, for the record, he
17 does have a relationship here in Yorkville .
18 I ' m sorry, did I say Mark? I ' m
19 sorry . It shows the wrong thing on here . It is
20 Mark Baker who has been engaged . I stand
21 corrected, with apologies to both Peter and
22 Mark .
23 With that I will have Kevin
24 Stough basically walk you through the plan and
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1 show you what we are doing .
2 There is also a little
3 modification with respect to the zoning
4 classifications that underline the planned unit
5 development concepts which are being
6 introduced .
7 Through again discussions with
8 Staff, there was an indication that maybe we
9 should consider a different zoning classification
10 when you were there , but it will all come
11 together for you as Kevin marches you through the
12 plan as you go forward .
13 WHEREUPON :
14 KEVIN STOUGH,
15 having been first duly sworn, testified before
16 the Plan Commission as follows :
17 MR . STOUGH : Good evening . Again,
18 Kevin Stough, Centex Homes , 2205 Point
19 Boulevard .
20 Centex Homes is the proposed
21 developer of this property, but a little
22 background on Centex Homes .
23 As Fred mentioned, he ' s been
24 with us for about 30 years , but Centex has been
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1 building in the Chicago area for about 50 years .
2 We have 90 divisions throughout the United States
3 and we also build in the United Kingdom.
4 In any given year we are
5 usually ranked one through five in the most homes
6 built within the United States and locally we are
7 one of the larger developers in the Chicago
8 metropolitan area .
9 This is our first opportunity
10 to come before you in Yorkville . We had been
11 looking for land for several years and were very
12 fortunate and pleased to assemble 600 acres on
13 the north side of Yorkville .
14 The location, if you take a
15 look at the plan and also the one that ' s before
16 you, running from east to west, we ' ve got about a
17 mile and a half of frontage on Galena Road, and
18 running north and south, the development is about
19 a mile and a half also, so all told, it ' s 600
20 acres .
21 Some of that land has already
22 gone through approval processes with you; for
23 instance , the Northgate property at the northeast
24 corner of Galena and Route 47 is already annexed
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1 and zoned in the City, and also the Bristol Club
2 property on the south side of Galena at
3 Cannonball has an annexation agreement in place
4 with the zoning and the land use approved .
5 The area is located in what ' s
6 called a transition area within the City . The
7 basis behind that is that we ' re literally less
8 than a quarter mile from Route 47 in the
9 commercial that ' s going to be developed along
10 Route 47 .
11 Your Comprehensive Plan
12 discusses this transition area as an opportunity
13 to bring in higher density uses that are in close
14 proximity to the commercial and also in close
15 proximity to your arterial , which in this case is
16 Route 47 .
17 The surrounding uses of the
18 property, present surrounding uses , well , they ' re
19 all agricultural at this time, and the only
20 thing other than Northgate and Bristol Club that
21 is in the City is the southwest corner of Galena
22 and Route 47 and that ' s a development that ' s
23 going through your approval process right now
24 also .
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1 MR . FEINSTEIN : Kevin?
2 MR . STOUGH : The other property
3 that ' s in some type of approval process is what ' s
4 called the Saratoga property . That ' s located at
5 the north side of Galena and the west side of
6 Dixon .
7 That about 150-acre parcel is
8 going through the approval process in Montgomery
9 right now and so that property will be contiguous
10 to our 600 acres .
11 The idea behind this particular
12 development is that we originally were going to
13 do a traditional neighborhood . We were going to
14 come in, propose our stormwater management
15 on-site, propose neighborhood parks , propose a
16 school site, propose our different land uses .
17 We ' ve been working with Staff
18 from the very beginning of assembling this land,
19 and very early on the city requested that we
20 consider providing some open space for a regional
21 stormwater facility, and that is different than
22 what we originally were anticipating because we
23 were going to handle our own stormwater
24 management and were not intending to handle the
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1 stormwater management for approximately a
2 1900-acre area east of Route 47 and south of 30 ,
3 so in working with Staff, we were able to move
4 forward with that concept , and then fairly soon
5 after that the City said, you know, this area
6 would also be a good location for an opportunity
7 for some more open space in the form of a
8 regional recreational facility .
9 That regional -- excuse me,
10 recreational facility can be in the form of a
11 golf course or ball fields or other passive or
12 active recreation . We took a look at our land
13 plan and said well , let ' s look at it and work
14 with the city .
15 Our concern from the very
16 beginning when we started, being asked to
17 dedicate more and more open space , was that we
18 were looking for an approximate density on the
19 site in order to make the development successful ,
20 and that ' s led to this land plan .
21 We ' ve got 233 acres in the
22 middle of the property dedicated towards the
23 regional stormwater facility, and the
24 recreational opportunities for not only residents
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1 of Yorkville , but potentially for people outside
2 the city . It is truly going to be a regional
3 recreational opportunity .
4 In looking at that regional
5 recreational space area, it kind of is a
6 location where it divides the neighborhood to
7 some degree probably a more higher density
8 transition area over to the suburban or urban --
9 excuse me , suburban land uses in the Bristol Club
10 property .
11 The concept with -- In looking
12 at this land plan, we wanted to make sure we met
13 your requirements for your Comprehensive Plan
14 from the standpoint of meeting the transitional
15 standards , so we ' ve got open space outside the
16 regional , we ' ve got open space for our parks that
17 are all within about a quarter mile walking
18 distance of all the homeowners , we will have a
19 bike path system that links the parks and links
20 the neighborhood, we will have -- It is truly a
21 walkable community .
22 In other words , we will have
23 within walking distance to most of the residents
24 of this development , they can go to the shopping
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1 center, they can go to the parks , they can go to
2 the schools on the site , they can go to our
3 amenity center, which will include a clubhouse
4 and pool and tennis courts .
5 This concept of providing large
6 amounts of open space along with the residential
7 part of it is also considered what ' s called a
8 conservation or cluster-type development . You
9 have large open spaces and we are clustering the
10 homes in a walkable smaller area .
11 With a traditional neighborhood
12 we would have several ponds throughout the
13 development and we would not have a large open
14 space in the middle of the property, again, 233
15 acres .
16 A lot of developments that you
17 have coming before you right now alone aren ' t
18 even 233 acres , let alone in this case you are
19 getting all open space in that 233 acres .
20 In looking at the uses , in
21 looking at the transportation system, in looking
22 at the open space, in looking at the standards
23 listed in your Comp Plan, it is our opinion that
24 we are meeting your Comp Plan requirements and
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1 standards , and we are very fortunate that we ' ve
2 been working as close with Staff and they ' ve been
3 guiding us through this process .
4 Some of the neighborhood
5 amenities that I ' ve already mentioned will
6 provide on-site opportunities for the
7 homeowners .
8 The school site, even though
9 it ' s on the northern portion of the property, is
10 centered in what will be a larger regional -- or
11 larger recreational area that other developments
12 to the north and east will be able to walk to
13 that school site . Our own parks , neighborhood
14 parks , are again walkable from the homeowners .
15 One of the -- if you recall , we
16 were before the Plan Commission back in June with
17 our concept plan . That concept plan has not
18 changed other than the commercial and the
19 Bristol Club properties rearranged a little bit,
20 the school site got bigger, we were requested to
21 go from 12 acres up to the 19 acres where we are
22 at now, and other than that, the site plan has
23 not changed -- or this site plan has not
24 changed since the concept plan that went before
Depo Court Reporting Service ( 630 ) 983-0030
21
1 you in June and went to the City Council in
2 July .
3 The other neighborhood amenity
4 is the amenity center, which will include a
5 clubhouse , a swimming pool , and a tennis court
6 complex that ' s adjacent to a neighborhood park
7 that will also have park equipment and a play
8 space that will allow children to participate in
9 practices with their neighborhood ' s other kids .
10 This clubhouse will be owned
11 and operated by the homeowner ' s association and
12 the -- all of the homeowners within this
13 development will participate in homeowner ' s
14 association dues and will be all members of this
15 clubhouse and pool facility .
16 It ' s not going to be a
17 membership fee-based facility . We are going to
18 do an economy scale here where all the homeowners
19 will participate in its maintenance and
20 operation .
21 The regional benefits that we
22 see from this particular neighborhood, we ' re
23 meeting the City ' s Comp Plan from a
24 transportation standpoint .
Depo Court Reporting Service ( 630 ) 983-0030
22
1 Galena Road functions as a
2 major collector street running east and west . We
3 are providing a north/south collector system that
4 goes through the middle of the neighborhood,
5 which is called for in your Comp Plan .
6 We are also providing an
7 east/west collector on the northern portion of
8 our property that will come from Route 47 , go
9 through our neighborhood and connect to the
10 neighborhood to the east . It eventually will
11 make its way over to Dixon Road .
12 And then also we have
13 Cannonball Trail , which is on the far eastern end
14 of our property .
15 We are also participating with
16 other developers in the area in bringing a sewer
17 interceptor from the treatment plant north to
18 this area; that is participation that is
19 encouraged -- or looking -- we are looking
20 forward to that , and it ' s a participation that we
21 are providing our backing with funds to install
22 that interceptor .
23 And, of course , from a regional
24 standpoint , the open space opportunities , and I
Depo Court Reporting Service ( 630 ) 983-0030
23
1 know that the City will be working with the Park
2 District to identify what is the appropriate uses
3 on that open space, and the game plan is for us
4 to hand over that open space to the City and the
5 City will design and build the regional
6 stormwater facility and also the -- any
7 recreational uses on the site .
8 And finally, from a regional
9 benefit , or actually City benefit , we ' re agreeing
10 to pay all the appropriate city impact fees that
11 is required of us that go hand-in-hand with the
12 school site and also the parks and open space
13 requirements .
14 And just other items that are
15 focal points for us with the designing of this
16 neighborhood, you ' ll notice that our neighborhood
17 parks on the western portion are located on the
18 collector street .
19 There is going to be a bike
20 path running north and south through that
21 collector street system that will link those
22 parks and also our amenities center .
23 Other than that , what we would
24 try to do is that when a street comes into one of
Depo Court Reporting Service ( 630 ) 983-0030
24
1 our, for instance, single-family neighborhoods ,
2 it either ended at an open space park or it ended
3 at a view corridor opening up to the large open
4 space area .
5 It ' s better -- it ' s easier to
6 look at the land plan you ' ve got in your packet
7 versus the one that ' s handed out to identify
8 those street corridors or those leading to the
9 open space . That ' s the end of my presentation .
10 MR . FEINSTEIN : Let ' s look at a few
11 issues here . You ' ve described the regional
12 detention area .
13 What result would this have on
14 the ability of the shopping center and other
15 properties around to develop?
16 MR . STOUGH : The plan for the
17 regional stormwater facilities will handle the
18 stormwater detention requirements for an
19 approximately 1900-acre area .
20 The game plan as I understand
21 it is that all the developments in this
22 1900-acre area would not have to provide their
23 own stormwater management detention on-site ,
24 that they will in essence be able to catch
Depo Court Reporting Service ( 630 ) 983-0030
25
1 their stormwater, send it to an open space
2 corridor that leads to the large ponds that are
3 going to be in the south portion of the
4 property .
5 What it provides for these
6 other areas is that it will allow them to design
7 their land plans without having to do stormwater
8 management on-site .
9 Stormwater management on-site
10 usually takes somewhere between 10 and 15 percent
11 of your land area, so that 10 or 15 percent can
12 be dedicated towards a -- a working out of a
13 better land plan for those properties .
14 MR . FEINSTEIN : What impact will
15 that have on the commercial site?
16 MR. STOUGH : Specific to the
17 commercial site , Northgate Shopping Center, for
18 instance , was designed in a traditional manner
19 with ponds on-site .
20 Those ponds for the most part
21 would be able to go away and simply they will
22 catch their stormwater on-site and send it to the
23 large regional stormwater facility . That will
24 open up for more commercial uses on Route 47 in
Depo Court Reporting Service ( 630 ) 983-0030
26
1 this 1900-acre area .
2 In fact , there ' s going to be
3 some commercially identified property that might
4 be to some degree unbuildable due to floodplains
5 and low areas that now it will be able to be
6 handled in this regional stormwater facility .
7 MR . FEINSTEIN : Kevin, why don ' t you
8 describe why you are asking for planned unit
9 development standards to be applied to the entire
10 600 acres and you are also asking for some
11 underlying zoning, so if you would just walk us
12 through for the record what we are asking for .
13 MR . STOUGH : Sure . We actually
14 provided public notice that we were going to be
15 rezoning the property to an R-3 PUD and an R-4
16 PUD .
17 The R-3 was intended for the
18 townhome neighborhoods and also the single-family
19 neighborhoods ; the R-4 PUD was planned for the
20 condominium, multi-family neighborhoods .
21 We were again continuing to
22 work with the City Staff . It was mentioned
23 that -- and recommended that the single-family be
24 zoned to an R-2 PUD to reflect the underlying use
Depo Court Reporting Service ( 630 ) 983-0030
27
1 that ' s allowed in the R-2 , which is
2 single-family .
3 Even though R-3 zoning category
4 allows for single-family as a permitted use, it
5 was recommended that we zone the single-family to
6 R-2 PUD, and that ' s what we are showing on this
7 new plan that was handed out, is that the light
8 yellow, the green open space area , the school
9 site , all those areas are going to be zoned R-2
10 PUD, the townhome neighborhoods will be zoned R-3
11 PUD, and the condominium multi-family
12 neighborhoods will be zoned R-4 PUD .
13 Also on your plan, just for
14 reference of what properties are included in our
15 land plan, is there is some different colored
16 lines that represent the ownership of the 600
17 acres , the present ownership of the 600 acres .
18 MR . FEINSTEIN : You have submitted
19 in your package the standards for the planned
20 unit development in each one of the different
21 neighborhoods ?
22 MR . STOUGH : Yes .
23 MR . FEINSTEIN : Those are part of
24 the report . And what type of density does that
Depo Court Reporting Service ( 630 ) 983-0030
28
1 yield in connection with the entire parcel?
2 MR . STOUGH : For the 600-acre
3 overall neighborhood, including the open space
4 and the different residential neighborhoods , we
5 are proposing an overall gross density of 3 . 43
6 units per acre .
7 MR . FEINSTEIN : And that ' s based
8 upon the standards of the application that you
9 have submitted for each one of the identified
10 products?
11 MR . STOUGH : Yes .
12 MR . FEINSTEIN : Just a moment if you
13 will , please .
14 CHAIRMAN LINDBLOOM : Kevin, while we
15 have a break in the action here , can you maybe
16 point out on the map relative to Item 2-B the
17 rezoning of parcels that have already been --
18 MR . STOUGH : Yes . Again, the
19 Northgate property is already annexed and zoned .
20 Part of that Northgate property is presently
21 zoned R-3 PUD .
22 Within this area , the
23 residential portion of Northgate, we are asking
24 for R-3 PUD and also R-4 PUD .
Depo Court Reporting Service ( 630 ) 983-0030
29
1 The Bristol Club property, in
2 addition to our residential zoning category, the
3 commercial part of Northgate is zoned B-3 . We
4 are not here tonight representing anything to do
5 with the commercial site , in particular any kind
6 of zoning .
7 The same thing with the Bristol
8 Club property; there is some commercial that is
9 proposed for that and we are not proposing
10 anything tonight with regards to the commercial
11 site , but the Bristol Club property, we are
12 proposing an R-3 PUD for the townhome
13 neighborhood east of Cannonball and R-2 PUD for
14 the single-family west of Cannonball .
15 The remaining land, which is
16 the Rosenwinkle property and also the Bertram
17 property, those have to also be annexed and go
18 through an annexation process and also the zoning
19 process . Those properties are part of the 2-A
20 where we are asking for the various zoning
21 categories .
22 CHAIRMAN LINDBLOM : So in summary to
23 this , we are asking for some of that land to be
24 annexed and zoned and the rest of the property
Depo Court Reporting Service ( 630 ) 983-0030
30
1 that ' s already been annexed and zoned to change
2 the zoning?
3 MR . STOUGH : Correct .
4 MR . FEINSTEIN : We will be
5 submitting an amended and restated annexation
6 agreement for those at the public hearing for the
7 trustees to incorporate as I said the entire 600
8 acres .
9 MR . SCHILLINGER : You are asking for
10 a higher density, is what you are asking for?
11 MR . STOUGH : The -- What we are
12 looking at for this 600 acres is a neighborhood
13 altogether . Under the original scenario,
14 somebody would develop the Northgate residential ,
15 somebody would develop maybe all of the Bristol
16 Club property or one or both uses , and then
17 somebody could develop various portions of
18 Rosenwinkle and Bertram.
19 We are coming in with a
20 consolidation of all the properties and coming in
21 with one master plan community, which we see as a
22 big value , and especially with the opportunity to
23 provide the regional open space .
24 MR . FEINSTEIN : Kevin, I don ' t
Depo Court Reporting Service ( 630 ) 983-0030
31
1 recall , did you give the statistics on the Comp
2 Plan, on the open space, and how you exceed that?
3 MR . STOUGH : Yes . The Comprehensive
4 Plan identifies an opportunity to receive a
5 density bonus when you provide up to 25 percent
6 extra open space in your development .
7 We far exceed that 25 percent,
8 even though we ' re still keeping at the 3 . 5 , which
9 is the max in the Comprehensive Plan, again,
10 working with the City, to provide for the large
11 open space , we far exceed the 25 percent .
12 In our calculation, instead of
13 25 percent extra open space , we are at 140
14 percent extra open space .
15 MR . FEINSTEIN : And do you have an
16 opinion or can you share your opinion as to
17 whether or not the development of the 600 acres
18 as a matter of form and proposal will have any
19 adverse effect on any of the neighboring
20 properties?
21 MR . STOUGH : No . We are providing
22 for no uses that will negatively impact the
23 adjacent properties , and we are in fact providing
24 street connections to the adjacent properties
Depo Court Reporting Service ( 630 ) 983-0030
32
1 where we can .
2 The large regional open space
3 pond to the south will prevent us from putting a
4 street through to Corneils , but we are connecting
5 to all neighborhoods in all the other directions .
6 MR . FEINSTEIN : Thank you .
7 CHAIRMAN LINDBLOM : Okay . At this
8 time then, is there anybody in the audience that
9 has questions , comments , on this petition?
10 (No Response )
11 CHAIRMAN LINDBLOOM : Hearing none ,
12 Mike , do you have some comments for the record on
13 this ?
14 MS . KRAMER : Briefly for the record,
15 if you will please introduce yourself and then
16 state your qualifications .
17 MR . SCHOPPE : Mike Schoppe for the
18 City, consulting land planner .
19 MS . KRAMER : And how long have you
20 been a consulting land planner?
21 MR . SCHOPPE : Six years I think .
22 MS . KRAMER : Can you state a couple
23 of your qualifications ?
24 MR . SCHOPPE : We ' ve been in
Depo Court Reporting Service ( 630 ) 983-0030
33
1 professional practice for twenty years doing
2 consulting for municipalities , in private land
3 development , and in that time period our primary
4 role has been preparing development plans for a
5 multitude of development types , for
6 residential , commercial, and other types of
7 public projects .
8 MS . KRAMER : And have you had an
9 opportunity to examine the petition and the
10 accompanying site plan that was submitted for
11 this particular property?
12 MR . SCHOPPE : We have reviewed the
13 documents . We haven ' t reviewed in detail the
14 statistical analysis of the plan, but we have
15 reviewed the applications for the points relative
16 to annexation and zoning .
17 MS . KRAMER : And are you prepared to
18 give an opinion as to what the Comprehensive Plan
19 has listed as the zoning classification in this
20 particular area?
21 MR . SCHOPPE : Yes .
22 MS . KRAMER : And what is that?
23 MR . SCHOPPE : Well , the
24 Comprehensive Plan doesn ' t have zoning
Depo Court Reporting Service ( 630 ) 983-0030
34
1 classifications , as you know . It ' s got the land
2 use classifications that the Comp Plan calls for
3 in the area are transitional land that ' s
4 primarily on the eastern half of this
5 development . There is -- I ' m sorry . We have it
6 split . Primarily on the western half of this
7 development the Comp Plan calls for the
8 transitional neighborhood .
9 The far east side of this
10 project is actually referred to as a suburban
11 neighborhood .
12 MS . KRAMER : And can you briefly
13 explain the intent behind the transitional
14 zoning?
15 MR . SCHOPPE : The transitional
16 zoning recognizes areas that are adjacent to
17 commercial areas or non-residential uses , it
18 recognizes areas that are adjacent to our major
19 roadways , and also areas that are adjacent to
20 other taxing districts , sanitary sewer
21 facilities , as well as other municipalities .
22 MS . KRAMER : And you ' ve had an
23 opportunity to examine this particular plan with
24 what the Comp Plan calls for, correct?
Depo Court Reporting Service ( 630 ) 983-0030
35
1 MR . SCHOPPE : Correct .
2 MS . KRAMER : And do you believe that
3 this particular plan complies with the United
4 City of Yorkville Comprehensive Plan as it ' s
5 stated in that area?
6 MR . SCHOPPE : Relative to the land
7 uses and the zoning, I believe that the petition
8 is consistent with the Comprehensive Plan .
9 What we haven ' t had an
10 opportunity to do is to review and go through all
11 of the calculations that are needed to see if it
12 meets those standards , those statistical
13 standards , that are set up for a transitional
14 neighborhood .
15 MS . KRAMER : And when you speak of
16 statistical analysis , does that include the
17 density chart that ' s listed in the upper
18 right-hand corner of this by petitioner to the
19 Plan Commission?
20 MR . SCHOPPE : It doesn ' t reference
21 that chart . What it does reference is the chart
22 that ' s in the transitional neighborhood that sets
23 up the four standards of density, the amount of
24 open space , and the amount of product type for
Depo Court Reporting Service ( 630 ) 983-0030
36
1 single-family attached . That ' s the statistics
2 that we want to review with planning
3 guidelines .
4 MS . KRAMER : Have those statistics
5 been submitted to the City as far as you know?
6 MR. SCHOPPE : They ' re submitted on
7 these plans , yes .
8 MS . KRAMER : When did you receive
9 these plans?
10 MR . SCHOPPE : On Friday . Last
11 Friday .
12 MS . KRAMER : And what was that date?
13 MR . SCHOPPE : September 3rd .
14 MS . KRAMER : So you have not had an
15 opportunity to review the density calculations
16 that the petitioner testified to, correct?
17 MR . SCHOPPE : We ' ve had a chance to
18 generally review them; however, to review them as
19 we have on other projects , to answer the question
20 do the statistics of the plan meet the standards
21 of the transitional , we do need some type of
22 input with members of the City Staff .
23 MS . KRAMER : And is that generally
24 done throughout the process prior to the City
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37
1 Council public hearing on the PUD?
2 MR . SCHOPPE : Yes . Yes .
3 MS . KRAMER : And so it ' s not
4 something we would have here today?
5 MR . SCHOPPE : Right .
6 MS . KRAMER : If you could just
7 briefly -- There is a central -- or let me start
8 over .
9 There is a portion in the
10 middle of the property that is not subject to
11 this petition, correct , the Rosenwinkle
12 farmstead?
13 MR . SCHOPPE : It ' s not identified on
14 there as the Rosenwinkle farmstead . Maybe we
15 could ask the petitioner if that ' s the
16 Rosenwinkle farmstead .
17 MS . KRAMER : Okay . I will get to
18 that in a minute . Have you been involved in
19 the stormwater management plan at all for this
20 area?
21 MR . SCHOPPE : Yeah . We sat in on
22 meetings with the City ' s consulting engineer to
23 review the general intent of what ' s trying to be
24 accomplished with the stormwater management
Depo Court Reporting Service ( 630 ) 983-0030
38
1 system.
2 MS . KRAMER : And based upon those
3 meetings , do you believe that this parcel is
4 unique in that it will provide regional
5 stormwater management for the entire area?
6 MR . SCHOPPE : Yes .
7 MS . KRAMER : But all in all you
8 believe this plan complies with the Comprehensive
9 Plan as far as zoning goes?
10 MR . SCHOPPE : Yes .
11 MS . OHARE : Mr . Stough, can I ask
12 you just one question?
13 MR . STOUGH : You bet .
14 MS . OHARE : There is an area in the
15 middle of the project . Is that the Rosenwinkle
16 farmstead?
17 MR . STOUGH : Yes , it is . And it ' s
18 about -- a total of about 14 acres , and that is
19 not part of our petition and we do not have that
20 farmstead under contract .
21 CHAIRMAN LINDBLOM : Anything else?
22 MR . STOUGH : And I might add, the
23 Bertram farmstead, also on the north side of
24 Galena , is not part of this petition .
Depo Court Reporting Service ( 630 ) 983-0030
39
1 MS . KRAMER : Thank you .
2 CHAIRMAN LINDBLOM : Okay . Let me
3 ask one more time if there is anybody else in the
4 audience that has questions , concerns , on this
5 project .
6 (No response )
7 CHAIRMAN LINDBLOM : Fred, is there
8 anything else from you?
9 MR . FEINSTEIN : No . We thank you
10 for the opportunity and we would ask for your
11 favorable consideration and recommendations to
12 the Council as you deliberate during the session
13 that follows the public hearing .
14 CHAIRMAN LINDBLOM : All right .
15 Thank you . With that being said, I would
16 entertain a motion to close the public hearing .
17 MR . GREEN : So moved .
18 MR . JONES : Second .
19 CHAIRMAN LINDBLOOM : Moved and
20 seconded to close the public hearing . Any
21 discussion on the motion?
22 (No Response )
23 CHAIRMAN LINDBLOM : Hearing none,
24 those in favor signify by saying aye .
Depo Court Reporting Service ( 630 ) 983-0030
40
1 (A Chorus of Ayes )
2 CHAIRMAN LINDBLOM : Opposed?
3 (No response )
4 CHAIRMAN LINDBLOM : Motion passes .
5 Thank you .
6 (Which were all the
7 proceedings reported
8 at the date and time
9 aforementioned . )
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1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter and Registered Professional
7 Reporter doing business in the State of Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing meeting;
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 meeting .
14 IN WITNESS WHEREOF I have hereunto set
15 my hand this � day of
16 _i{ L 2004 .
17
18 1
CHRISTINE M . VITOSH, C . S . R .
20 CSR License No . 084-002883
21
22
23
24
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degree[2] 18:7 26:4 20:12 22:2,10 29:13 34:9 filed[3] 3:12 6:15 9:19
deliberate[l1 39:12 hearing[1 11 3:4 6:12 9:1
east/west[11 22:7 finally[1] 23:8 11:21 30:6 32:11 37:1 _j_
density[io] 15:13 17:18 39:13,16,20,23
18:7 27:24 28:5 30:10 eastern[z1 22:13 34:4 fine[11 8:1 J[1] 2:14
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described[ll 24:11 eight[21 4:21 5:1 first 161 4:1 5:8 7:8 13:15 3010 15:13 18:7 JONES[2] 2:10 39:18
design[21 23:5 25:6 eight-acre[11 4:14 14:9 41:4 HOLDIMAN[1] 2:3 July[i1 21:2
either vi 24:2 five[i1 14:5
designed[11 25:18 flood plains[i1 26:4 homeowners[2] 21:11 June[z1 20:16 21:1
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Depo Court Reporting Service Index Page 2
Naperville, Illinois (630) 983-0030
Plan Commission - Yorkville Multi-Page keeping -presentation
September 8, 2004
17:12,13 24:6,10 moved[2] 39:17,19 14:5,7,15 20:15 23:24 PC[3] 3:11 6:15 9:18
-K- looking[12] 10:16 14:11 MS[29] 2:4,5,7,12 8:2 24:7 27:20 28:9 30:16,21 people[3] 4:17 8:20 18:1
keeping[11 31:8 17:18 18:4,11 19:20,21 9:16 32:14,19,22 33:8,17 38:12 39:3 per[i] 28:6
19:21,22 22:19,19 30:12 33:22 34:12,22 35:2,15 One-Family[t] 9:22 percent[7] 25:10,11 31:5
Kelly[21 2:15 9:14 low[1] 26:5 36:4,8,12,14,23 37:3,6,17 one-quarter[i] 7:1
31:7,11,13,14
Kendall[9] 3:13,15,19 38:2,7,11,14 39:1 pe period[1] 33:3
LUCIETTO[�] 2:5 O n[z9] 16:20 17:7,17
3:20 6:17,19 7:2 9:20 10:8 multi-family[z] 26:20 18:15,16 19:6,9,13,19,22 permission[3] 9:2,3,12
KERRY[i] 2:8 27:11 22:24 23:3,4,12 24:2,3,9
Kevin po] 11:15,23 _M_ multitude[11 33:5 25:1,24 27:8 28:3 30:23 Permitted[i] 27:4
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26:7 28:14 30:24 Mai[a] 4:7 5:3,7,10 34:21 35:24 petition[s] 4:23 6:1 32:9
kids[1] 21:9 mainstays[11 9:8 municipality pi 12:10 opening[1] 24:3 33:9 35:7 37:11 38:19,24
kind[3] 5:15 18:5 29:5 maintenance[i] 21:19 operated[i] 21:11 petitioner[6] 3:22 6:15
Kingdom pi 14:3 major[z] 22:2 34:18 -N- operation[1] 21:20 9:19 35:18 36:16 37:15
known[11 4:16 management[9] 16:14 opinion[a] 19:23 31:16 Petitioner's V] 8:6
g N[z] [1,13 31:16 33:18 petitioners[z] 3:12 7:5
KRAMER[2s] 2:14,15 16:24 17:124:23 25:8,9 name[z] 4:4 7:11
8:2 9:16 32:14,19,22 33:8 37:19,24 38:5 opportunities[3] 17:24 piece[a] 5:17 8:23,23
33:17,22 34:12,22 35:2 manager[i] 8:11 need[1] 36:21 20:6 22:24 9:10
35:15 36:4,8,12,14,23 needed[i] 35:11 opportunity
manner[i] 25:18 [iz
] 8:20 place[i] 15:3
37:3,6,17 38:2,7 39:1 negatively pi 31:22 14:9 15:12 17:6 18:3 plan[54] 1:14:2 5:9 6:7
map pi 28:16 30:22 31:4 33:9 34:23
neighborhood[zz] 7:9 10:19 12:12,24 13:12
marches[i] 13:11 16:13,15 18:6,20 19:11 35:10 36:15 39:10 13:16 14:15 15:11 17:13
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land[2a] 4:109:11 14:11 12:22 22:10 23:16,16 28:3 29:13 20:16,17,17,22,23,24
14:21 15:416:16,1817:12 order[1] 17:19
master[i] 30:21 30:12 34:8,11 35:14,22 21:23 22:5 23:3 24:6,16
17:20 18:9,12 24:6 25:7 original[i] 30:13 24:20 25:13 27:7,13,15
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32:18,20 33:2 34:1,3 35:6 max[1] 31:9 21:9 outside[3] 11:5 18:1,15 33:18,24 34:2,7,23,24
neighborhoods[9] 24:1
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26:18,19,20 27:10,12,21 overall[3] 10:19 28:3,5
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31:10 32:2 28:4 32:5 own[3] 16:23 20:13 24:23 planned[121 5:1 6:20,21
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License[1] 41:20 membership[1] 21:17 northern[z] 20:9 22:7 28:1 38:3 Pledge[1] 3:1
light[t] 27:7 mentioned[3] 13:23 Northgate[s] 14:23 parcels[2] 10:15 28:17 plotting pi 10:18
LINDBLOM[23] 2:2 20:5 26:22 15:20 25:17 28:19,20,23 Park[a] 21:6,7 23:1 24:2 point[2] 13:18 28:16
3:3,10 5:20 6:3,8,12 7:13 met[i] 18:12 29:3 30:14 parks[9] 16:15 18:16,19 points[z] 23:15 33:15
7:19,23 8:7,15 9:14,17 metropolitan[i] 14:8 note[i] 8:10 19:1 20:13,14 23:12,17 pond[1] 32:3
29:22 32:7 38:21 39:2,7 microphone[11 7:18 2322
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notice[2] 23:16 26:14 pool[3] 19:4 21:5,15
28:14 32:11 39:19 29:19 38:19,24
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link[1] 23:21 16:9 19:17 20:22 26:5 21:19
Mike[a] 2:11 6:3 32:12 number[2] 3:11 9:1 portions[1] 30:17
links[z] 18:19,19 32:17 participating[11 22:15
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35:17 18:17 -O- 22:20 P Y[ ] 7:14
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located[a] 4:10 15:5 Montgomery[1] 16:8 OFFICES[1] 2:14 particulars[i] 5:5 prepared[ii 33:17
16:4 23:17 most[3] 14:5 18:23 25:20 OHARE[z] 38:11,14 P asses[i] 40:4 preparing[1] 33:4
location[3] 14:14 17:6 on-site[7] 16:15 20:6 Passive[1] 17:11 present[2] 15:18 27:17
motion[3] 39:16,21 40:4 path[2] 18:19 23:20
]8:6 move[a] 6:13 7:14,17 24:23 25:8,9,19,22 P presentation[3] 9:9
look[6] 10:18 14:15 17:3 one[16] 3:6,11 6:8 9:8 pay[i] 23:10 11:15 24:9
Depo Court Reporting Service Index Page 3
Naperville, Illinois (630) 983-0030
Plan Commission - Yorkville Multi-Page TM presently-throughout
September 8, 2004
presently[11 28:20 19:24 23:13 24:18 segment[1] 12:13 21:24 22:24
prevent[11 32:3 -R- Residence[61 6:20,21 send[21 25:1,22 start[21 11:137:7
primarily[21 34:4,6 R[21 2:1,13 9:22,24 10:1,2 September[21 1:9 36:13 started[11 17:16
primary[31 8:22 11:15 R-1 [11 9:22 residential[6] 19:6 28:4 Service[1] 3:17 state[s1 9:15 32:16,22
33:3 28:23 29:2 30:14 33:6 session[11 39:12 41:1,7
R-2[51 26:24 27:1,6,9 residents[2] 17:24 18:23
private[11 33:2 29:13 set[21 35:13 41:14 States[2] 14:2,6
[41 1:6 40:7 respect[21 12:8 13:3 statistical[31 33:14
proceedings R-3[101 6:20 9:23 10:1 sets[11 35:22
41:9,13 26:15,17 27:3,10 28:21 response[61 6:2,11 32:10 39:6,22 40:3 35:12,16
several[21 14:11 19:12
process[s] 4:18 15:23 28:24 29:12 sewer[21 22:16 34:20 statistics[41 31:1 36:1,4
16:3,8 20:3 29:18,19 R-4[61 6:21 10:2 26:15 rest[1] 29:24 36:20
36:24 share[11 31:16
26:19 27:12 28:24 restated[11 30:5 still[11 31:8
processes[11 14:22 shopping[31 18:24 24:14
P R.P.R[11 1:8 result[1124:13 stormwater[1s] 16:14
PROCHASKA[1] 8:1 25:17 16:21,23 17:1,23 23:6
raise[11 3:7 resumes[11 11:13
product[11 35:24 ranked[1] 14:5 retail[11 4:24 shorthand[31 41:6,8,11 24:17,18,23 25:1,7,9,22
products[1] 28:10 read[11 9:18 review[71 4:18 35:10 show[11 13:1 25:23 26:6 37:19,24 38:5
professional[31 12:6 36:2,15,18,18 37:23 showing[z1 10:14 27:6 Stough[211 11:16 12:24
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33:1 41:6 reviewed[31 33:12,13 shows[11 12:19
really[z] 10:16 11:17 25:16 26:13 27:22 28:2
progression[1] 11:20 33:15 side[71 7:15 14:13 15:2 28:11,18 30:3,11 31:3,21
rearranged[11 20:19 16:5,5 34:9 38:23 38:11,13,17,22
project[s1 5:5 11:18 rezoning[s1 3:15 6:18
receive[21 31:4 36:8 sides[11 7:1
34:10 38:15 39:5 9:21 26:15 28:17 street[8] 2:14 22:2 23:18
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31:23,24 recommended[21 26:23 36:1 submit[11 8:3
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property[41] 3:18 4:16 27:5 roadways[11 34:19 Site[171 4:14 16:16 17:19 28:9 33:10 36:5,6
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16:4,9 17:22 18:10 19:14 recreation[11 17:12 30:18 37:11,14,16 38:15 Six[1] 32:21 34:10
20:9 22:8,14 25:4 26:3,15 recreational U1 17:8,10 Route[13] 3:19 4:11,11 small[1] 5:15 successful[11 17:19
28:19,20 29:1,8,11,16,17 17:24 18:3,5 20:11 23:7 72 10:5 14:24 15:8,10,16 smaller[11 19:10 such[11 9:10
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reference(31 27:14 Smith[11 12:10 Summary[1] 29:22
proposal[1] 31:18 running[41 14:16,18
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propose[a1 16:14,15,15 referred[11 34:10 15:18
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30:23 31:5,10 38:4 24:17 25:23 26:6 30:23 southwest[31 4:11 10:7 _
provided[11 26:14 32:2 38:4 Saiavanos[s1 3:11 4:5 15:21 -T-
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public[111 3:4,6 6:14 9:1 remaining[11 29:15 32:2 35:24 testified[s1 4:1 5:8 7:8
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report[21 1:6 27:24 2:9 30:9 p
39:13,16,20 s eak[11 35:15 testifying[11 8:4
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28:24 29:12,13 37:1 represent[11 27:16 schools[11 19:2 p thank[1z] 3:10 7:10 8:9
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putting[11 32:3 11:11 12:15 32:17,17,21,24 33:12,21 ss[1] 41:1 39:1,9,15 40:5
representing[21 10:23 33:23 34:15 35:1,6,20 Staff[91 11:19,20 12:14 they've[1] 20:2
29:4 36:6,10,13,17 37:2,5,13 13:8 16:17 17:3 20:2 three[31 3:6,7 8:20
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requested[21 16:19 10 throw 1s 4:18 9:9
qualifications[31 8:3 20:20 Scott[31 4:7 5:3,7 stand[2] 3:7 12:20 [ 1
32:16,23 Second[11 39:18 11:20 12:24 13:7,11 3
requesting[31 3:14 6:17 standards[101 18:15 14:22 15:23 16:8 20:3
quarter[2] 15:8 18:17 9:21 seconded[11 39:20 19:22 20:1 26:9 27:19 22:4,9 23:20 26:12 29:18
questions[s1 5:19,21 required[11 23:11 see[s] 5:20 7:16 21:22 28:8 35:12,13,23 36:20 32:4 35:10
12:8 32:9 39:4 requirements[41 18:13 30:21 35:11 standpoint[3] 18:14 throughout[s] 11:8,9
Depo Court Reporting Service Index Page 4
Naperville, Illinois (630) 983-0030
Plan Commission - Yorkville Multi-PagcTM ticket- zoning
September 8,2004
14:2 19:12 36:24 25:24 30:16 31:22 34:17
ticket[1] 11:4 35:7
today[1] 37:4 usually[21 14:5 25:10
together p] 13:11
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tonight[61 3:6 4:20,23 value[11 30:22
10:15 29:4,10 various[21 29:20 30:17
took p] 17:12 version[1] 10:19
total[1] 38:18 versus[1] 24:7
towards[2] 17:22 25:12 view[1] 24:3
townhome[3] 26:18 virtue[1] 12:5
27:10 29:12 VITOSH[31 1:8 41:4,19
Township[31 3:20 7:2
10:8 _
traditional[31 16:13 -w
19:1125:18 walk[31 12:24 20:12
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transcript[1] 41:11 walkable[31 18:21 19:10
transition[3] 15:6,12 20:14
18:8 walking[21 18:17,23
transitional[s] 18:14 west[4] 14:16 16:5 22:2
34:3,8,13,15 35:13,22 29:14
36:21 western[21 23:17 34:6
transportation[2] WHEREOF[1] 41:14
19:2121:24 whole[11 9:5
treatment[1] 22:17 wishes[21 3:5 5:24
triangle[2] 5:11,15 within[6] 14:6 15:6
true[1] 41:10 18:17,23 21:12 28:22
truly[2] 18:2,20 without[11 25:7
trustees[1] 30:7 WITNESS[1] 41:14
try f1 23:24 Witnesses[11 3:9
trying p] 37:23 words[1] 18:22
turn[1] 7:20 worked p1 11:18
twenty[1] 33:1 wrong[1] 12:19
two[1] 3:19
two-acre[11 4:20 _Y_
type[41 16:3 27:24 35:24 year[1] 14:4
36:21 yew[91 11:4,5,10,10
types[2] 33:5,6 13:24 14:1,11 32:21 33:1
yellow[1] 27:8
-U- yield[1] 28:1
unbuildable[1] 26:4 Yorkville[is] 1:2,10
under[31 6:14 30:13 2:15,16 3:13,15,17 6:16
38:20 6:18,20 9:20,22 10:1
underline[1] 13:4 12:17 14:10,13 18:1 35:4
underlying[2] 26:11,24 yourself p1 32:15
understand[1] 24:20 _
unique[1] 38:4 -Z
unit[91 6:20,22 9:23,24 zone[l1 27:5
10:1,3 13:4 26:8 27:20 zoned[111 4:23 15:1
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3:14,16 6:16,18,19 9:20 28:2129:3,24 30:1
9:21,24 14:2,3,6 35:3 zoning[19] 6:6 10:17
units[1] 28:6 13:3,9 15:4 26:11 27:3
Up[7] 5:4 20:2124:3 29:2,6,18,20 30:2 33:16
25:24 31:5 35:13,23 33:19,24 34:14,16 35:7
38:9
upper[1] 35:17
urban[1] 18:8
uses[13] 15:13,17,18
16:16 18:9 19:20 23:2,7
Depo Court Reporting Service Index Page 5
Naperville, Illinois (630) 983-0030