Plan Commission Minutes 2004 10-13-04 Page 1 of 5
APPROVED 2/9/05
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, OCTOBER 13,2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Clarence Holdiman, Bill Davis, Sandra Adams, Brian Schillinger, Jack
Jones, Michael Crouch, Charles Kraupner and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka;Kelly Kramer, from the city attorney's
office;City Planner Mike Schoppe;Lynn Dubajic, Yorkville Economic Development
Corporation;Doug and Loretta Schmidt, Yorkville;Andy Fitz, Montalbano Homes;John
Glyman, Glyman Design; Tom Brand, Yorkville; Gerry Brand, Yorkville;Nikki Player,
Oswego;Bill Houlis, Oswego; Jack Keck, Yorkville; George Keck, Yorkville;David
Schultz, Yorkville;Lois Seaton, Yorkville;Gerald Seaton, Yorkville;Charles Gump,
Yorkville; Sharon Keck, Yorkville;Cheryl Evans, Yorkville;Janis Usilton, Yorkville;
Tony Scott, Kendall County Record;Ed Wilson, Yorkville; Susan Ohlenkamp, Yorkville;
John Whitehouse, Engineering Enterprises, Inc.;Pete Huinker, Smith Engineering; Greg
Ingmunson;Bill McCue;and Shawn Michaels; and Dan Waitt,Beacon News.
ANNOUNCEMENTS
Chairman Lindblom made an announcement that Charles Kraupner has been appointed to
fill the term of Kerry Green.
PUBLIC HEARINGS
1. PC 2004-07: Pulte Homes and LaSalle Bank Trust#4198, petitioners, have filed an
application with the United City of Yorkville requesting annexation to the city and
rezoning to Yorkville Planned Unit Development R-2, R-3 and B-3. The property
consists of 286 acres north of Route 34, east of Route 47 and west of Bristol Ridge Road.
See attached.
NEW BUSINESS
1. PC 2004-07: Pulte Homes and LaSalle Bank Trust#4198
Commissioner Jack Jones made a motion to recommend annexation for PC 2004-07.
Commissioner Clarence Holdiman seconded the motion. The motion was unanimously
approved in a roll call vote. Holdiman, Commissioner Bill Davis, Commissioner Sandra
Adams, Commissioner Brian Schillinger, Jones, Commissioner Michael Crouch,
Commissioner Charles Kraupner and Lindblom voted yes.
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Regarding the zoning issue, Jones wanted to know if the developer would be subject to
the city's yet to be established architectural standards. Kelly Kramer, from the city
attorney's office, said discussions are underway and a copy of the proposed standards has
been given to the developer. Jones said he wants to make sure the city has good quality
subdivisions.
City Planner Mike Schoppe said the commission could include in the recommendation
for approval that the developer adhere to the proposed standards.
Jones also asked if the deep wells planned for the development could impact shallow
wells in the area within a decade or so. John Whitehouse, with Engineering Enterprises,
Inc., said the deep wells would not affect the other shallow wells because they are in
different aquifers.
Jones made a motion to recommend approval of zoning for PC 2004-07 as requested
subject to the city's architectural standards. Crouch seconded the motion. The motion was
unanimously approved in a roll call vote. Davis, Adams, Schillinger, Jones, Crouch,
Kraupner, Holdiman and Lindblom voted yes.
2. PC 2004-07: Autumn Creek—Preliminary Plan
Schoppe said one of the previous issues regarding the development dealt with the sizes of
lots abutting the lots in Grande Reserve. The developers have since enlarged the lot sizes
in that area to match the lot sizes in Grande Reserve.
Questions still remain about the location of town homes located between the two single-
family pods, he said. Schoppe said it would be appropriate for the developer to discuss
how to address the issue. Likewise,he said another remaining issue focuses on the design
of an east west road in the development to encourage traffic on it as opposed to Route 34.
Shoppe added that the Plan Council asked that he architectural plans be submitted before
the Plan Commission for review. He said those plans haven't been submitted yet. The
city's staff intention is to have the Plan Commission see those plans and make comments
to the City Council.
Regarding the school site, Yorkville School District Superintendent Dr. Thomas Engler,
said the district would only be interested in an elementary school on this site. He said the
developer is still working on the geography of the site to seek how it can fit.
Schoppe said the city had asked for a change in the northeast corner of the property to
realign the storm sewer. The city staff also asked for a 10-foot wide bike path extending
down to Kennedy Road. Meanwhile,he said there are three additional recommendations
the city staff would like to make that are not listed on the report. In the area of the 10,000
square foot lots,city staff suggests eliminating lots 94 and 109 to extend the open space
corridor. Along those same lines, the staff recommends lots 182-190 be eliminated to
provide more open space along Route 34.That also would be contiguous to open space in
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Grande Reserve. The third comment asks the developers to incorporate the planned bike
trail on Route 34 into the development.
Schoppe said city staff recommends approval of the plan subject to staff comments.
Chairman Lindblom said a letter from Anna Kurtzman pointed out the lots that do not
conform to the 12,000 square foot minimum. Schoppe said the city staff discussed her
comments and at Plan Council, it was decided that the staff is comfortable with the lots
that are less than 12,000 square feet. He said in this application,those sized lots are
appropriate.
Matt Cudney,representing the developers, said usually developers don't put multi-family
housing near open space. But by doing so in this plan, they can keep the values of the
town homes up.
Crouch asked if the developers were in agreement with the additional recommendation of
city staff. Cudney said the recommendations were something they just now heard and
they would need to discuss them before agreeing to make any changes.
Schillinger said he'd like to see all 10,000 square foot lots eliminated. He said he sees no
need for them. Lindblom, however, said some he's heard feedback from the public and
some people prefer the smaller lots. Kraupner added that larger lots are not necessarily
conducive to a more aesthetically pleasing community. However, he did say he prefers
more open space near the smaller lots. Adams also said she doesn't mind seeing 10,000
square foot lots when there is open space near it.
Schillinger said that the city has drawn the line at a minimum lot size of 12,000 and the
city should stick to that size.
Overall, Cudney said there are 86 lots smaller than 12,000. The largest lots are 24,000
square feet and 80 lots are larger than 15,000 square feet.The smallest lot in the proposed
development is 10,500. Aesthetically speaking, he said the city doesn't want lots to be the
same size.
Crouch suggested that with the elimination of about one lot and moving some lines,the
lots could meet the 12,000 square feet at least in some areas of the development.
Schillinger made a motion to recommend approval of the PC 2004-07 preliminary plan
subject to staff comments and memos, compliance with future architectural standards and
that lots no smaller than 12,000 square feet be allowed. Adams seconded the motion. The
motion failed in a 4-4 tie. Adams, Schillinger, Crouch and Holdiman voted yes.
Kraupner, Davis, Jones and Lindblom voted no.
A second motion was made. Davis made a motion to recommend approval of Pc 200407
subject to staff comments and memos and compliance with future architectural standards.
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Jones seconded the motion. The motion passed in a 7 to 1 roll call vote. Jones, Crouch,
Kraupner, Holdiman, Davis, Adams and Lindblom voted yes. Schillinger voted no.
3. PC 2004-16 Lee Farm Concept Plan
Andy Fitz with Montalbano Homes said the proposed development is on approximately
156 acres at the southeast corner of Ament and Penman Roads.
Fitz said the plan includes a landscaped median and boulevard entrances. In their
developments, Montalbano homes also likes to install nice lights. Also, he said all lots
will be a minimum of 12,000 square feet and the average lot size will be 14,000 square
feet. Plans also include a large active recreation park. He said the Park District requested
six acres in land and four acres in cash.
John Glyman, representing the developer, said the plan would take on considerable
changes from what is presented to meet the Park District's requirements. The concept
plan was drafted with a full 10-acre donation to the park district in land. The Park
District, however, requested part land and part cash and also requested the developers to
move the park site to the right side of the plan so that it could be joined with a future
development.
Glyman said the developers intend to have an open space system throughout the property.
He asked for the Plan Commissioners to give their ideas and also said the developers still
need to speak with the School District.
Kramer said that because the land is not contiguous to the city,the issue to consider
would be straight annexation and zoning.
Schoppe said under the current comprehensive plan, this property is located in the estate
planning area. However, he said the city is looking at revising that area to a suburban
zoning classification.
Lindblom said he's glad to see larger lots in the development because it's not too far from
Caton Farm Road. Larger lots are needed in that area to set a standard,he said.
Commissioners indicated they'd like the developer to have proposed elevations available
when the preliminary plan is ready for approval. Commissioner also agreed they'd like to
see farther setbacks in this area_ Fitz said the concept plan has 25-yard setbacks in it,but
they can be doubled if that's what the commission wants. He also said a split rail fence
could be added.
4. PC 2004-17 Blackberry Woods Concept Plan
Greg Ingmunson, attorney representing the developer, said plans are to develop 60 acres
just south of the Kendall County Jail. The developer intends to seek R-2 zoning on 22.5
of those acres and R-4 zoning on the remaining 37.5 acres. In the planned R-2 zoning,the
developer would like to have 12,000 square foot lots. In the R-4 area,the developer
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would like to have villa-type lots. The villas would be marketed toward people 55 and
older. Also,two separate homeowner associations would be formed, Ingmunson said.
Lindblom said he's troubled by the fact there's only one entrance to the subdivision.
Ingmunson said it shouldn't be too much longer before the property to the west is
developed which would then provide another entrance/exit. But Lindblom said he'd feel
more comfortable recommending this development if he knew for sure another
development west of the property was in the planning stages.
Crouch said has concerns about the intended 7,500 square-foot lots in the villas. Without
the lots abutting open space, he doesn't think those sized lots will be approved. He also
has concerns about the density of the project.
Shawn Michaels, one of the developers, said because the property is near the jail, he
thinks the intended use is appropriate. They certainly don't want single-family homes
there. While the argument for a transitional neighborhood has been made, Crouch said
that still doesn't mean the lots should be 7,500 square feet.
Bill McCue, another one of the other developers, said because they are small custom
builders,they will make sure the homes constructed are all upper-end homes. He said
they aren't asking for anything that wasn't given to the developers of Grande Reserve.
He added there's more of a need for this type of home product than town homes.
The meeting adjourned at 9:35 p.m.
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
October 13 , 2004 , at the hour of 7 : 00 p . m. , at
800 Game Farm Road, in the City of Yorkville ,
Illinois .
D-727204 _01
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 MR . BILL DAVIS ;
6 MS . SANDRA ADAMS ;
7 MR . BRIAN SCHILLINGER;
8 MR . JACK JONES;
9 MR . MIKE SCHOPPE ;
10 MS . DINA GIPE .
11 A P P E A R A N C E S :
12 LAW OFFICES OF DANIEL J . KRAMER
1107A Bridge Street
13 Yorkville , Illinois 60560
BY : MR . KELLY KRAMER,
14 appeared on behalf of the United
City of Yorkville, Illinois .
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1 ( Pledge of
2 Allegiance )
3 CHAIRMAN LINDBLOM : Okay . With that
4 said, could I have a motion to go to public
5 hearing?
6 MS . ADAMS : So moved .
7 MR . JONES : Second .
8 CHAIRMAN LINDBLOM : Moved and
9 seconded to go to public hearing . Those in favor
10 signify by saying aye .
11 (A Chorus of Ayes )
12 CHAIRMAN LINDBLOM : Opposed?
13 (No response )
14 CHAIRMAN LINDBLOM : We are now in
15 public hearing . Could I ask anyone that ' s in the
16 audience that wishes to speak before the Plan
17 Commission tonight to please stand, raise your
18 right hand, and repeat after me . No cost for it .
19 (Witnesses sworn)
20 CHAIRMAN LINDBLOM : And who is
21 presenting on behalf of the developer?
22 MR. GRAFF : Julie Workman, the
23 attorney .
24 CHAIRMAN LINDBLOM : Julie?
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1 WHEREUPON :
2 JULIE WORKMAN,
3 having been first duly sworn, testified before
4 the Plan Commission as follows :
5 MS . WORKMAN : My name is Julie
6 Workman . I am one of the attorneys on behalf of
7 Pulte Corporation and I am here on their behalf
8 tonight .
9 I also have a team with me ;
10 Matt Cudney, is here for Pulte Homes , he ' ll be
11 speaking to you about plans for this project, we
12 have Pete Huinker from Smith Engineering, and we
13 have a couple other folks who may or may not need
14 to speak . We have Matt Cudney from Gary Weber &
15 Associates , and we have Tom McArdle from
16 Christopher Burke .
17 Okay . We were last before you
18 back in June discussing our concept plan . We
19 have since mailed public notices to property
20 owners within 500 feet of the subject property .
21 That occurred on September 27th . We
22 published --
23 UNIDENTIFIED AUDIENCE MEMBER :
24 Could you speak in the microphone a little bit
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1 more?
2 MS . WORKMAN : You bet .
3 CHAIRMAN LINDBLOM : Tony, could we
4 move it around a little bit?
5 MS . WORKMAN : I will repeat what I
6 was just saying . We mailed public notices to the
7 property owners within 500 feet of the subject
8 property back on September 27th and we published
9 our public notice in the Beacon News on
10 September 26th .
11 I am happy to enter those items
12 into the record . I have an affidavit of a public
13 notice mailing and also a notice of publication
14 from the Beacon News .
15 That ' s really all I am here to
16 say .
17 MR . GRAFF : Sorry about that .
18 MS . WORKMAN : No problem, Tony .
19 Anyway, that ' s really all I have to say regarding
20 legal housekeeping matters .
21 With that I ' ll turn it over to
22 Matt Cudney, who can tell you a little bit more
23 about the project, and we will follow that up
24 with a discussion by Pete Huinker of Smith
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1 Engineering .
2 WHEREUPON :
3 MATT CUDNEY,
4 having been first duly sworn, testified before
5 the Plan Commission as follows :
6 MR . CUDNEY : Thank you . I am Matt
7 Cudney with Pulte Homes . I am kind of
8 pinch-hitting tonight for Rich Bolson (phonetic)
9 from Gary Weber & Associates .
10 He and his wife delivered a
11 baby this morning, so I am kind of pinch-hitting,
12 so you will have to bear with me on some of these
13 things .
14 First off , to tell you a little
15 bit about Pulte Homes , Pulte Homes was started in
16 1950 by Bill Pulte in Michigan and he has grown
17 that company into what it is today, one of the
18 largest home builders in the nation .
19 We actually are building in
20 about 45 different markets across the country .
21 We closed about 1500 homes last year in the
22 Chicagoland area between our Pulte and our Del
23 Webb brands .
24 We are very excited about the
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1 opportunity that we are presenting to you tonight
2 in Yorkville . We are excited about the
3 community, have been very active with some of
4 the things that have been going on in the
5 community .
6 In fact , we helped sponsor the
7 recent Pat Summerall City of Champions video
8 that ' s going around, which is a really nice
9 marketing tool for the city .
10 What I ' d like to do now is just
11 take a little bit of time and go over the land
12 plan that we have .
13 As you recall , some of you when
14 we were here back in June -- we will start out
15 kind of giving you a location of where the actual
16 site is .
17 This is also known as the
18 Hinsdale Nurseries . This is Route 34 along here ,
19 you have Kennedy Road along here .
20 You ' ll notice that the areas
21 surrounding the property are mostly residential .
22 You ' ve got the Grand Reserve project right here,
23 you ' ve got the Menard ' s residential portion right
24 here , you ' ve got some residential county homes in
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1 here , you ' ve got Blackberry Creek running across
2 in here, you have some residential also across 34
3 here .
4 Basically, doing a little site
5 analysis -- we kind of went over this the last
6 time when we were here in terms of the topography
7 of the site and some high points and low
8 points -- generally the site slopes to the
9 southwest , which is this area over here , so what
10 we have tried to do is build some connections and
11 take advantage of some of the topography of the
12 site , and you will notice some of the flows that
13 come through here , through here , and then also
14 down through Blackberry Creek .
15 What we are proposing with
16 this is -- if you want to go to the land plan
17 map . What we are proposing is basically a
18 mixed-use site here . We ' ve got a twenty-acre
19 commercial site in this corner here and then
20 we ' ve got a portion of residential townhomes here
21 and then single-family through the rest of this
22 site .
23 What we are doing is providing
24 an opportunity for both single-family and
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1 townhomes to actually front up against some of
2 the open space here and some of the detention
3 areas , which create very nice view corridors and
4 business for many of the homes along here as
5 well .
6 We have a couple of entrances
7 to the site . There is one off of 34 here and
8 also minimize the entrances off of Kennedy Road
9 to these locations here, and Peter Huinker of
10 Smith Engineering will get into more detail in
11 terms of some of the connections that are
12 there .
13 What we have tried to do with
14 the site is provide a good connection between the
15 surrounding residential sites behind -- adjoining
16 it .
17 Over here to Grand Reserve we
18 have made some road connections that will connect
19 to this particular property here, but will also
20 help the City take off some connections that are
21 going to be on Kennedy Road, so we are going to
22 increase some of these internal traffic loads as
23 well .
24 In addition, we have also
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1 changed the connection down here to the Menard ' s
2 residential site to Prairie Meadows as well .
3 I ' ll give you some of the
4 numbers that you are looking for . In the
5 single-family units , we have 324 total units on
6 211 . 5 acres , for a density of 1 . 53 .
7 We have townhomes ; we have 258
8 on approximately 56 acres , which is a 4 . 6
9 density -- units per acre .
10 The overall density of the site
11 is 2 . 17 , which is well within the Comprehensive
12 Plan designation for this area .
13 We also are bringing in a
14 twenty-acre commercial site as well .
15 A couple things that I want to
16 point out , some of the differences from this plan
17 and the plan that you actually saw back in June
18 is we did meet with -- have been meeting
19 extensively with the Village Staff .
20 We went through meetings with
21 the school superintendent , so some of the changes
22 that are made in the plan are in conjunction with
23 those meetings and also from some of the
24 suggestions that were made by both the Plan
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1 Commission and the City Council .
2 One of the things that was
3 brought up was they wanted us to match the lots
4 that are backing up to Grand Reserve , to match
5 those lot sizes , and we did . We increased those
6 lot sizes so all of the lots that are fronting
7 there along Grand Reserve are the same size .
8 Another thing that we did is we
9 provided some of the stub connectors and we
10 realigned them with the roads that are going into
11 the sites here and here, again to decrease the
12 curb cuts that were initially granted to that
13 subdivision on Kennedy Road .
14 What we ' ve also done is we have
15 increased the size of this commercial area, and
16 by doing so, decreased the number of townhomes
17 that we actually have here as well .
18 One of the things we have also
19 done with this particular plan is we have
20 incorporated any of the stormwater that will be
21 needed for this twenty acres , so that will be
22 included within the stormwater that we will hold
23 on-site , thereby giving you the full twenty acres
24 open for commercial development .
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1 We ' ve also at the request of
2 City Council , along this roadway here , we have
3 turned the orientation of the townhomes so we
4 have minimized the entrance on this road .
5 Initially many of the townhomes were facing on
6 this road, and so we have reduced the number
7 there .
8 We ' ve also realigned the road
9 connection down here through the school site so
10 it matches up with the one that ' s already there
11 for -- or that is being planned there for Prairie
12 Meadows .
13 Talked a little bit about open
14 space, this is something that we had talked about
15 last time . There are several areas of open space
16 that we are continuing, along with Grand Reserve ,
17 there is the portion of open space here, keeping
18 this open around -- and landscape berms along
19 Route 34 , that park and school site here .
20 We are still working out the
21 details in terms of the configuration of the park
22 and school , and we feel that as we continue to
23 develop the plan and go into final we will have a
24 better determination as to where those locations
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1 are going to be .
2 In addition we ' ve got a green
3 space corridor here that flows north towards
4 Blackberry Creek, we ' ve got some detention areas
5 in here , along with green space along here .
6 Green space connects also to the green space
7 along with Grand Reserve .
8 We also have an extensive trail
9 system that will connect from the residential and
10 commercial site plan for the Hammond piece, all
11 the way through our property, connecting to the
12 plans for a trail system throughout Grand
13 Reserve , and also going across , going north, and
14 leading to a trail head that will lead to
15 Blackberry Creek, also leading to plans for
16 trails along Grand Reserve .
17 We ' ve done a pretty good job I
18 think trying to preserve everything along
19 Blackberry Creek here , and we ' ve got a little
20 detention area in here that will provide for
21 better flow, better stormwater control for the
22 entire site, and again, Mr . Huinker will talk a
23 little bit more about that when he talks about
24 engineering .
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1 I just want to talk a little
2 bit about some of the key comprehensive plan
3 elements that we kind of addressed with this
4 plan .
5 We tried to develop open space
6 corridors that we showed earlier, trail networks
7 and linkages . We are also providing a location
8 for a large school park site and we will continue
9 to work with the park board and the school
10 district to make sure that that ' s going to be
11 useful for everybody .
12 We have also created some very
13 nice land use transitions along Route 34 for
14 townhomes , the commercial , and then
15 single-family, and we ' ve also done a very good
16 job I think of accommodating the City
17 transportation plan and trying to provide some
18 linkages that will try and keep as much of the
19 interim traffic off of Kennedy Road and Route 34 .
20 We also provided a range of
21 housing choices that ' s distributed well
22 throughout the site to take advantage of many of
23 the different site amenities there .
24 And speaking of site amenities ,
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1 talk a little bit about some of the things we are
2 planning for the site . We ' ve got buffer area
3 along Route 34 here , we ' ve got a cross-section
4 here .
5 This is our main entry
6 monument, which will be on Route 34 , this is our
7 secondary monument , which will be off Kennedy
8 Road, and these are some representations of how
9 the trail network is going to be, along with a
10 trail head for the park . We ' ll also work with
11 the Park District to develop that site as well .
12 And then just a couple examples of what we ' re
13 going to be doing in terms of the landscaping
14 around the site .
15 And I guess I will go ahead and
16 turn it over to Pete .
17 WHEREUPON :
18 PETE HUINKER,
19 having been first duly sworn, testified before
20 the Plan Commission as follows :
21 MR . HUINKER : Good evening . My name
22 is Pete Huinker from Smith Engineering . I am a
23 licensed -- excuse me , licensed professional
24 engineer in the state of Illinois . I have
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1 experience in residential , commercial --
2 UNIDENTIFIED AUDIENCE MEMBER :
3 Almost can hear you .
4 MR . HUINKER : I ' ll try and speak up .
5 I ' m sorry . I have experience in residential ,
6 commercial , and industrial development design .
7 I ' ve worked on multiple projects here in
8 Yorkville .
9 What I ' d like to cover first is
10 just the road network system. Rout 34 on the
11 south side of the site , we ' ve got Kennedy Road
12 that kind of bisects the site .
13 What we have proposed is a
14 residential collector that basically bisects the
15 southern portion of the site , we have a traffic
16 flow pattern from the adjoining roadways to
17 collect to the main collector roadway and have
18 that traffic disbursed as well to Kennedy and
19 U . S . Route 34 .
20 In addition to the connections
21 to U . S . Route 34 and Kennedy Road, we are
22 introducing connections to the east, actually
23 three connections to the east for development ,
24 two on the south -- south area , south of Kennedy
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1 Road, and then the northern pod area, connection
2 to the east .
3 We also have a connection to
4 the west for future development on the Hammond
5 property, along with a roadway connection to
6 the Menard ' s residential Prairie Meadow
7 subdivision .
8 We ' ve also been requested by
9 the Village to -- I 'm sorry, by the City to
10 introduce a cross access easement in the
11 commercial piece of property, so that will
12 introduce a traffic pattern that will be able to
13 stay off of Route 34 and basically be able to
14 keep the shoppers within the commercial area so
15 that they don ' t have to go out on 34 and then
16 back onto the commercial area to the west .
17 I ' ll talk a little bit about
18 the stormwater management . We have multiple
19 detention basins throughout the site .
20 Essentially what we are doing is we ' re trying to
21 introduce best management practices, introducing
22 the drainage swales , grassy swales , vegetated
23 buffers and such that will be incorporated into
24 our storm management -- stormwater management
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1 plan .
2 The water and sanitary, there
3 is a plan for a main interceptor in the Hammond
4 parcel that we are planning to construct across
5 our site to service the MPI development to the
6 east .
7 We are also connecting water
8 services on the northwest corner of our site with
9 the Menard ' s residential and also along Kennedy
10 Road .
11 The City is currently working
12 on a water main along 34 also that will introduce
13 a looping of this water system. We are
14 continuing to work with Staff and the engineering
15 consultant with the sanitary district as we go
16 forward with this project .
17 CHAIRMAN LINDBLOM : Julie , do you or
18 Matt have more or should we open it up to the
19 public?
20 MS . WORKMAN : At this point we ' d be
21 happy to open it up to the public . We are trying
22 to keep it short and sweet .
23 CHAIRMAN LINDBLOM : Okay .
24 MS . WORKMAN : Open it up for
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1 everyone ' s comments and questions .
2 CHAIRMAN LINDBLOM : Okay . At this
3 time I ' d like -- I ' d entertain any questions or
4 concerns from the public . If you would, raise
5 your hand, come up to the microphone , state your
6 name and ask whatever it is you would like to
7 ask . Yes , ma ' am.
8 WHEREUPON :
9 FRANCES DUVET ,
10 having been first duly sworn, testified before
11 the Plan Commission as follows :
12 MS . DUVET : My name is Frances
13 Duvet . My concerns that I would like to address
14 tonight , number one , is have any environmental
15 studies been done to determine if the portion of
16 the properties that are north of Kennedy Avenue
17 would have any affect on the fact that we are all
18 on well and septic systems here, that any new
19 development there would cause any problems for
20 our wells ? I am just wanting to know if there
21 has been a study done of that .
22 The second thing is would water
23 for this new development be Yorkville City water
24 and, if so, will there be a necessity to build
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1 another water tower?
2 And the third thing, I don ' t --
3 I wasn ' t really clear when they said it , was
4 where the sewer and water -- the stormwater would
5 actually empty into .
6 CHAIRMAN LINDBLOM : Pete, if you
7 could address those .
8 MR . HUINKER : I think I can address
9 a couple of those . Number one, the question
10 regarding the affect on your wells , we are not
11 proposing to add any additional wells in this
12 area .
13 We are on a public water system
14 extended to service our site , so we won ' t be
15 tapping into your aquifer that you are currently
16 using for your homes .
17 CHAIRMAN LINDBLOM : Stormwater .
18 MR . HUINKER : Stormwater . The way
19 we have our plan, the way it ' s shown adjacent to
20 Blackberry Creek, we essentially contoured the
21 detention area as it follows the existing --
22 there is an existing tree line that runs parallel
23 to the creek, and we are not proposing to go into
24 that tree area, we ' re going to be up on the
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21
1 higher side , and that ' s where we are proposing to
2 have the detention area .
3 And then release, what we are
4 showing right now, preliminary location, is
5 actually right in this direction right here . So
6 we don ' t plan on doing a direct connect pipe
7 straight into the creek . We are going to try to
8 introduce best management practices as it is
9 encouraged .
10 MR . CUDNEY : Part of the question
11 was water power capacity .
12 MR . HUINKER : Water power capacity,
13 probably John Whitehouse , the City engineer,
14 might be able to address that .
15 MR . WHITEHOUSE : There will be no
16 new water towers constructed because of this
17 development .
18 CHAIRMAN LINDBLOM : Did that answer
19 all of your questions , ma ' am?
20 MS . DUVET : Yes . Thank you .
21 CHAIRMAN LINDBLOM : Thank you .
22 Anybody else?
23 WHEREUPON :
24 JACK KECK,
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1 having been first duly sworn, testified before
2 the Plan Commission as follows :
3 MR . KECK : My name is Jack Keck . I
4 live in River Woods subdivision .
5 During the presentation, unless
6 I missed it, I never heard that subdivision
7 mentioned at all . How would that play into the
8 grand scheme of things there?
9 The only thing I ever heard was
10 the Grand Reserve . River Ridge is someplace ,
11 unless you have covered it up here .
12 MS . WORKMAN : I guess I ' m not
13 familiar with where River Ridge is . It ' s north
14 and east of this ?
15 MR . CUDNEY : East .
16 MS . WORKMAN : East of this
17 property?
18 MR . CUDNEY : East of Grand Reserve .
19 MR . HUINKER: East , or adjacent to
20 Bristol Ridge .
21 MS . WORKMAN : So it ' s east of Grand
22 Reserve? Okay .
23 MR . KECK : Yeah, I mean, could you
24 point it out on the map?
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23
1 MR . HUINKER : It ' s actually off the
2 map .
3 MR . KECK : There you go .
4 MR . HUINKER : There is actually a
5 gap between this project and where your property
6 is .
7 MS . KRAMER : And, Mr . Keck --
8 MR . KECK : You are right off River
9 Ridge then, correct?
10 MS . KRAMER : Mr . Keck, it may be
11 helpful if you could point it out to the
12 developer up there .
13 MR . WHITEHOUSE : This will give
14 a -- this development , Autumn Creek, is located
15 here . This is that section of Grand Reserve,
16 here is River Ridge right here . So Grand Reserve
17 is --
18 MR . KECK : So you are actually west
19 of Grand Reserve?
20 MR . WHITEHOUSE : It ' s west of that .
21 MR . KECK : So the plotting on Grand
22 Reserve, is that where it was originally?
23 MR. WHITEHOUSE : Pardon me?
24 MR . KECK : The original plan for
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24
1 Grand Reserve as it was originally .
2 MR . WHITEHOUSE : This is all still
3 Grand Reserve .
4 MR . KECK: This development will be
5 west of that .
6 MR . WHITEHOUSE : West of that,
7 towards Route 47 , correct .
8 MR . KECK : Okay . Thank you .
9 WHEREUPON :
10 HOWARD SHICK,
11 having been first duly sworn, testified before
12 the Plan Commission as follows :
13 MR . SCHICK : My name is Howard
14 Schick, and I am concerned about the wetlands off
15 of Blackberry Creek because I am on the other
16 side , and if too much of this retention water
17 comes down that way, it could flood my property
18 real easy .
19 CHAIRMAN LINDBLOM : Pete?
20 MS . WORKMAN : Could you tell us
21 where your property is? Where is your property?
22 MR . SCHICK : It ' s on the other side
23 of the creek . It ' s off of Cannonball Trail , and
24 it backs up to your property right in the corner,
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1 but that ' s all wetland in there , and supposedly
2 Grand Reserve isn ' t going to touch it .
3 Whether they do or not , that ' s
4 another question, but I am just concerned about
5 the water back flow .
6 Are you going to be going into
7 the creek or are you going to be dumping so much
8 water over there it ' s going to back up into my
9 yard?
10 MR . HUINKER : As part of the design
11 of the subdivision, obviously we need to follow
12 all City ordinances , and as one of the ordinances
13 states , it basically states that you need to
14 retain stormwater and release it at a reduced
15 rate , and we are following that ordinance .
16 MR . SCHICK : But we do have
17 problems with this creek when we get heavy rains
18 anyway .
19 CHAIRMAN LINDBLOM : John, would you
20 have anything to add to that in terms of what
21 precautions the City takes to assure the people
22 that there will not be additional water
23 contributing?
24 MR . WHITEHOUSE : Yeah . As Pete
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26
1 said, the rate is restricted to 0 . 1 CFS per acre ,
2 which is in most cases less than the water that ' s
3 running off the nursery property right now .
4 The wetlands are protected by
5 both the Army Corps of Engineers as well as City
6 ordinance . That ' s another whole review . The
7 developer has a wetland consultant ,
8 Christopher B . Burke .
9 Anything adjacent to the
10 wetland will be reviewed by both our City
11 planner and the City ' s wetland consultant , CDI ,
12 so the wetlands down in that area will be
13 protected as they were -- or as they will be in
14 Grand Reserve .
15 I mean, Grand Reserve hasn ' t
16 developed that section yet . It is planned to be,
17 but when they get to that -- when Grand Reserve
18 gets to that section of development, you ' ll see
19 that whole area corridor, anything that ' s wetland
20 or floodplain now will not be touched, and we ' ll
21 actually have a buffer between the existing
22 wetland and development .
23 CHAIRMAN LINDBLOM : Mike , anything
24 to add to that at all?
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1 MR . SCHOPPE : Just to add to what
2 John had mentioned, the open space to the east in
3 Grand Reserve that ' s along the creek, that ' s , of
4 course , intended to be public open space someday
5 held in some form of public ownership .
6 There is plans to put a trail ,
7 a bike trail , along the creek corridor . The
8 development plans for this property show that
9 that same creek area is not being disturbed,
10 although there is a pipe that goes down into the
11 creek to release stormwater, that ' s -- Grand
12 Reserve has the same type of system, and more
13 than likely this open space that ' s along the
14 creek as part of this project will be treated the
15 same way as that in Grand Reserve .
16 It will also have an extension
17 of the bike trail system and be held in some sort
18 of public ownership in the future .
19 MR. WHITEHOUSE : One clarification
20 of that , and to reiterate what Pete said earlier,
21 is that practices nowadays , we do not run a pipe
22 directly into the existing creek, so you won ' t
23 see a big flared end section sticking into the
24 creek bank .
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1 As Pete mentioned, they are
2 going to discharge to the east into an open
3 natural area where the water will have both a
4 chance to absorb into the ground and not just be
5 a pipe that ' s just sending water right into the
6 creek .
7 The same with Grand Reserve .
8 Some of that has already been constructed . The
9 Blackberry Creek outfall west of Bristol Ridge
10 Road just north of Kennedy, the pipe is I believe
11 about 500 feet from the creek, and there is a
12 series of wetland pools that allow any sediment
13 that ' s in the water to filter out and to reduce
14 the velocities before the water gets to the
15 creek .
16 So that ' s pretty much the
17 standard design practices in the development
18 community today, and it ' s pretty much what the
19 City requires anyway .
20 CHAIRMAN LINDBLOM : Okay . Any other
21 questions or comments from the public?
22 (No Response )
23 MR . KECK: Will there be a chance to
24 have a final comment to the Planning Commission
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1 or is this strictly question and answer to the
2 developer?
3 CHAIRMAN LINDBLOM : You can make any
4 statements you care to make .
5 MR . KECK : Yeah, well , I ' ve got a
6 couple more questions .
7 What is the lot size of the
8 lots you are developing there?
9 MR . CUDNEY : The lot sizes vary .
10 The average lot size is 13 , 239 I believe .
11 MR . KECK : And what would that be ,
12 50 by a hundred or what size?
13 MR . CUDNEY : They vary . They vary,
14 the lot sizes .
15 MR . WHITEHOUSE : 90 by 150 would fit
16 that average .
17 MR . KECK : Thank you . And my other
18 question is how many people do you feel you are
19 going to put in that area there?
20 MR . CUDNEY : Well , with the --
21 Generally speaking it ' s about what , three --
22 three people per home --
23 MR . WHITEHOUSE : Three and a half .
24 MR . CUDNEY : Three and a half per
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1 home , and there are 582 homes total , so it ' s
2 about 1500 -- 1600 people total .
3 MR . KECK: And then my final comment
4 to the Commission, you know, we talked about this
5 when Grand Reserve went in . One of the concerns
6 was -- at least one of my concerns was the lot
7 sizes down in there .
8 You know, all the -- the
9 developments around there , Lynwood, Bristol
10 Ridge, the one across 34 by the river, and I ' m
11 not sure what the name of that is , those are all
12 large lots in there .
13 We seem to scurry away from
14 that concept here, and I can understand the
15 reasoning, I mean, it ' s all profit , more money,
16 more homes , more profit .
17 I would hope the Commission
18 would take a closer look at that and try to
19 match -- and I ' m sure you ' re not going to match
20 those three quarter acre lot sizes that are
21 around there now, but something on a larger scale
22 than what they are proposing here now .
23 People in River Ridge
24 subdivision, we ' ve been plagued by Grand Reserve ,
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1 Bristol Ridge Road has been tore up all summer,
2 there is one entrance in and out, if you can call
3 that an entrance anymore . It ' s disrupted the
4 whole lifestyle of all the people around there in
5 that area , and I would appreciate any
6 consideration you can give us on that . Thank
7 you .
8 CHAIRMAN LINDBLOM : Okay . Thank
9 you . Lady at the table over here?
10 WHEREUPON :
11 SUSAN OHLENKAMP,
12 having been first duly sworn, testified before
13 the Plan Commission as follows :
14 MS . OHLENKAMP : I have a question
15 for -- I live on Christy Lane .
16 CHAIRMAN LINDBLOM : I ' m sorry, could
17 we have your name first, please?
18 MS . OHLENKAMP : Susan Ohlenkamp . I
19 live on Christy Lane, a cul-de-sac, and there is
20 six houses , and I have a more specific well based
21 question .
22 You had mentioned that you were
23 going to be on your own aquifer . I still have a
24 concern about how that will affect the wells down
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1 in that area . Forgive my lack of knowledge of
2 aquifers and how all that works .
3 My bottom line question is how
4 is it going to affect my well over the course of
5 ten years ?
6 And also I have a question
7 about the -- Sorry . If you have any projection
8 at all about the size of the school and how many
9 students are going to be going there and at what
10 point is that road going to be widened to take
11 care of that .
12 And then I forgot, one more
13 question, when is this going to start and end?
14 Thanks .
15 CHAIRMAN LINDBLOM : Pete , you are
16 getting your exercise , aren ' t you?
17 MR . HUINKER : I wasn ' t sure if you
18 were here earlier when I had talked about the
19 effect of the aquifer .
20 We are not actually proposing a
21 well at our site , so we are not going to be
22 pulling from the aquifer that you are . We are
23 actually utilizing an existing well and tower to
24 service our property .
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1 MS . OHLENKAMP : Are we going to be
2 tied into that eventually, into the City water?
3 I just -- I know it ' s kind of a long-term
4 question, but --
5 MR . WHITEHOUSE : To further -- Let
6 me first talk about the well , the City water
7 system in this vicinity .
8 Two new deep wells were drilled
9 as part of the Grand Reserve development . One of
10 those is located at the northwest corner of
11 Bristol Ridge and Kennedy Roads , the other is
12 over on Mill Road adjacent to where the new
13 tower, that million and a half gallon tower, was
14 constructed .
15 Those wells are in excess of a
16 thousand feet deep down into sandstone . Your
17 wells are typically in the 100 to 200-foot range ,
18 in the shallow gravel aquifers .
19 Now, there was some disruption
20 at the time they were drilling the well at the
21 northwest corner of Bristol Ridge and Kennedy
22 because they drilled a shallow production well
23 which caused some disruption, and I know there
24 were some concerns addressed to the City
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1 regarding the quality of the water and some
2 odors , and we hope that ' s cleared up .
3 I haven ' t heard anything
4 lately . Have you, Art?
5 MS . OHLENKAMP : It has cleared up,
6 but --
7 UNIDENTIFIED AUDIENCE MEMBER : It
8 has not . It has not cleared up . Not .
9 MS . OHLENKAMP : Not on yours?
10 UNIDENTIFIED AUDIENCE MEMBER : No,
11 we complained about it . It hasn ' t cleared up .
12 But they said there was nothing we could do about
13 it .
14 CHAIRMAN LINDBLOM : Please, let ' s
15 hold to the format . We can ' t have all this going
16 on at the same time .
17 If you would like to comment on
18 that or ask a question about it , we can do so
19 after John gets finished with this question .
20 MR . WHITEHOUSE : Okay . So the City
21 water system is based on deep wells , that is
22 water that ' s then treated, so they ' re -- the
23 water system that all these residences will tap
24 into will be all in water mains that are six feet
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1 deep throughout the subdivision and will not
2 affect your shallow well at your location .
3 The -- Whether or not your
4 street , Christy Lane or any other area here is
5 ever tied into the municipal water system will be
6 a function of whether or not you ever petition to
7 annex . Okay?
8 The improvement plan to Kennedy
9 Road, Kennedy Road as it comes east of Route 47 ,
10 as you know, along the Menard ' s development
11 there, was widened with a curb and gutter section
12 to three lanes .
13 The Prairie Meadows
14 development , also known as Menard ' s residential ,
15 will also be widened to a three-lane curb and
16 gutter section, and that improvement will
17 continue across this development with the same
18 three-lane curb and gutter section . We have
19 completed the profile and the preliminary plan on
20 that .
21 We will be taking out some of
22 the -- some of the hills that have some sight
23 distance problems there, lowering the road
24 somewhat so there is not any impact on the
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1 adjoining grade .
2 The widening is to the south
3 across Christy Lane In the other subdivision
4 there we will be adding curbs , but we will not be
5 moving the pavement farther north into the
6 right-of-way that ' s been dedicated as part of
7 those subdivisions .
8 And then once we get to the
9 east side of their entrance , not quite all the
10 way to their east line, there will be a
11 transition from the curb and gutter section to a
12 rural cross-section, which will then carry on the
13 rest of the way from Kennedy all the way up to
14 the railroad tracks .
15 CHAIRMAN LINDBLOM : One of your
16 questions was dealing with the time schedule; is
17 that correct?
18 MS . OHLENKAMP : Yes , and the
19 schools .
20 CHAIRMAN LINDBLOM : And the
21 schools .
22 MS . WORKMAN : I think it ' s probably
23 fair to say -- and, Matt , correct me if I am
24 wrong -- we are currently negotiating with the
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1 schools .
2 We are not sure at this point
3 if it will be an elementary or a middle or a
4 combination .
5 MR . CUDNEY : The City and the school
6 district have prepared a plan, basically a
7 master plan, where they have located certain
8 sites throughout the city where schools may be
9 sited .
10 At this point , after speaking
11 with Dr . Engler, they are not certain whether
12 this site will be an elementary school or a
13 middle school , depending on how quickly the
14 property adjacent to us , the Hammond property,
15 develops .
16 If it develops in a fashion
17 that ' s pretty quick, then most likely it would be
18 a middle school ; if not , then it ' s most likely
19 going to be an elementary school construction .
20 MS . OHLENKAMP : So there is no plan
21 for a high school?
22 MR . CUDNEY : No, not -- There is not
23 enough room for a high school . That ' s not where
24 the studies show the high school would be
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1 located .
2 In terms of start and finish,
3 we hope to start work in the spring and we
4 expect -- we expect to be anywhere from three to
5 four years , just depending on how fast sales go
6 and how fast we get some of the earth work done .
7 Sometimes that can take a lot more time than you
8 think .
9 MS . OHLENKAMP : Thank you .
10 CHAIRMAN LINDBLOM : Okay . Any other
11 questions or concerns?
12 (No Response )
13 CHAIRMAN LINDBLOM : Seeing none , I
14 would ask our City planner, Mike Shoppe, to
15 comment in the public hearing .
16 WHEREUPON :
17 MIKE SCHOPPE ,
18 testified before the Plan Commission as follows :
19 MR . SCHOPPE : We have looked at some
20 of the studies that the City had done ,
21 particularly the Comprehensive Plan, and asked
22 how does this project fit within the City ' s
23 overall Comprehensive Plan .
24 This area , this whole property,
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1 is in two land use classifications ; one is
2 suburban neighborhood and the second is
3 commercial .
4 And the way this plan is being
5 proposed, it does comply with the City ' s
6 Comprehensive Plan .
7 The suburban classification has
8 a recommended density range of between one and a
9 half and two and a quarter units per acre , and
10 it ' s -- the testimony was made earlier I believe
11 this density is proposed at 2 . 15 , so it does fall
12 within that range, and the product type that is
13 being proposed, single-family and attached homes ,
14 is consistent with the guidelines of the
15 Comprehensive Plan .
16 In addition to the
17 Comprehensive Plan, we do have a transportation
18 study that has been prepared for the City . This
19 plan helps to accomplish the objectives of that
20 transportation plan with the north/south
21 collector street connecting Route 34 to Kennedy,
22 as well as the east/west collector that ' s stubbed
23 off to the west of the Hammond property .
24 That ' s identified as a
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1 collector street , which will eventually be
2 extended west to the commercial site developing
3 along Countryside Parkway and Route 47 .
4 So it is consistent and helps
5 to accomplish the transportation plans in those
6 regards .
7 The City ' s recreation master
8 plan is also a part of the overall land use plan,
9 and it does show the greenways along the
10 Blackberry Creek as open space , as is proposed
11 with this development . So in those regards it
12 is consistent with the City ' s Comprehensive
13 Plan .
14 The zoning classifications , we
15 usually look at single-family lots as 12 , 000
16 square foot lots . You ' ve heard that for many
17 projects . This project has a good majority of
18 the lots being a minimum of 12 , 000 ; however,
19 there is some areas , there is a cluster of lots
20 that are towards the southern end of the
21 property, has a design standard of 10 , 000 square
22 foot for the lot sizes , and, as mentioned
23 earlier , the average lot size goes up from there .
24 The Comprehensive Plan does
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1 recognize that, the fact that there are lot sizes
2 that can be smaller than 12 , 000 square feet if
3 other things are done and if those things meet
4 the satisfaction of the Plan Commission and the
5 City Council .
6 Typically those types of things
7 that might enter into that type of decision are
8 the amount of open space that ' s provided, the
9 other aspects of the City ' s overall plan being
10 accomplished, and I believe in this case they
11 are .
12 There is an abundance of open
13 space . There is more open space on this project
14 than what would normally be required with a
15 standard 12 , 000 square foot single-family
16 subdivision .
17 CHAIRMAN LINDBLOM : Okay . Thank
18 you .
19 MS . KRAMER : Mr . Chairman, would you
20 mind if I asked a couple questions to Mr . Shoppe
21 for the record?
22 CHAIRMAN LINDBLOM : That ' s fine .
23 MS . KRAMER : Mr . Schoppe , what ' s
24 your -- Can you please just state your name and
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1 place of -- occupation?
2 MR . SCHOPPE : Mike Shoppe , and I am
3 with Schoppe Design Associates . We are land
4 planning and landscape architects located in
5 Oswego .
6 MS . KRAMER : And how long have you
7 been a land planner?
8 MR . SCHOPPE : For 15 years .
9 MS . KRAMER : And how long have you
10 been the United City ' s of Yorkville land
11 planner?
12 MR. SCHOPPE : Six years .
13 MS . KRAMER : And you stated that
14 there was a school site plan enacted by the City;
15 is that correct?
16 MR . SCHOPPE : Yes .
17 MS . KRAMER : Are you familiar with
18 that plan?
19 MR . SCHOPPE : Yes .
20 MS . KRAMER : And why are you
21 familiar with that plan?
22 MR . SCHOPPE : We prepared the plan
23 for the City and the school district .
24 MS . KRAMER : And did that plan call
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1 for a school site at this particular location?
2 MR . SCHOPPE : Yes . That plan called
3 for a combined elementary and middle school site
4 to be located not specifically on this property,
5 but in this -- in this immediate area . The
6 immediate area is defined as Thydel property and
7 the Hammond property .
8 MS . KRAMER : And, Mr . Schoppe, you
9 reviewed the application for this rezoning
10 application, correct?
11 MR . SCHOPPE : Correct .
12 MS . KRAMER : And is the developer
13 seeking to rezone the property to the planned
14 unit development and contained R-2 , one-family
15 residential , R-3 , general residential , and B-3 ,
16 service business districts?
17 MR . SCHOPPE : Yes .
18 MS . KRAMER : And are they also
19 seeking annexation?
20 MR . SCHOPPE : Yes .
21 MS . KRAMER : And you had stated that
22 you have reviewed the application, correct?
23 MR . SCHOPPE : Yes .
24 MS . KRAMER : Are there any Staff
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1 comments available at this time prepared by the
2 United City of Yorkville?
3 MR . SCHOPPPE : Yes , there has been
4 Staff meetings as well as written Staff comments
5 prepared and included in the Plan Commission ' s
6 packets , and those are memos prepared by our
7 office , Engineering Enterprises , Anna Kutzman, as
8 well as the Laura Brown (phonetic ) .
9 MS . KRAMER : And would you be
10 seeking to enter those into the record at this
11 point in time?
12 MR . SCHOPPE : If you would like .
13 MS . KRAMER : I recommend that .
14 MR . SCHOPPE : I will go through our
15 review comments .
16 MS . KRAMER : You don ' t have to read
17 them, we just put those into the record .
18 MR. SCHOPPE : And so I will just --
19 Would you like me to highlight , though --
20 CHAIRMAN LINDBLOM : I would suggest
21 with your assistance, Kelly, that we hold off on
22 that because that ' s really dealing with the plan,
23 not the annexation involved .
24 MR . SCHOPPE : Okay .
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1 CHAIRMAN LINDBLOM : But just read
2 that they will be in the record .
3 MR . SCHOPPE : Okay .
4 CHAIRMAN LINDBLOM : And we will
5 discuss that when we get to Item 2 . Does that
6 sound like a plan?
7 MS . KRAMER : Yes .
8 CHAIRMAN LINDBLOM : Anything else?
9 MS . KRAMER : No . And, in fact , if I
10 could ask Mr . Whitehouse a few questions just to
11 protect the record?
12 MR . WHITEHOUSE : Yes , ma ' am.
13 WHEREUPON :
14 JOHN WHITEHOUSE ,
15 testified before the Plan Commission as follows :
16 MS . KRAMER : Could you please state
17 your name and place of occupation?
18 MR. WHITEHOUSE : John Whitehouse .
19 I ' m an Illinois professional engineer land
20 surveyor in the state of Illinois . I work for
21 Engineering Enterprises as project manager .
22 MS . KRAMER : And approximately how
23 long have you done that?
24 MR . WHITEHOUSE : I have been
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1 licensed for twenty years , I ' ve been with
2 Engineering Enterprises for six years .
3 MS . KRAMER : And what ' s your --
4 EEI ' S association with the United City of
5 Yorkville?
6 MR . WHITEHOUSE : We are consulting
7 engineers assisting the City engineering
8 department and the City staff in engineering
9 issues .
10 MS . KRAMER : That ' s it .
11 CHAIRMAN LINDBLOM : Okay . I ' ll ask
12 one more time if there is any other questions or
13 comments from the public .
14 (No Response )
15 CHAIRMAN LINDBLOM : Hearing none, I
16 would entertain a motion to adjourn the public
17 hearing .
18 MR . CROUCH : So moved .
19 MR . HOLDIMAN : Second .
20 CHAIRMAN LINDBLOM : It ' s been moved
21 and seconded to adjourn . Any discussion on the
22 motion?
23 (No Response )
24 CHAIRMAN LINDBLOM : Hearing none,
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1 those in favor signify by saying aye .
2 (A Chorus of Ayes )
3 CHAIRMAN LINDBLOM : Opposed?
4 (No Response )
5 CHAIRMAN LINDBLOM : Motion passes .
6 (Which were all the
7 proceedings reported
8 at the date and time
9 aforementioned . )
10 ---000---
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Depo Court Reporting Service ( 630 ) 983-0030
48
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 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 t his =- rC'-- d a y of
16 2004 .
17
18
19
C RISTINE M . VI OSH, C . S . .
21 CSR License No . 084 -002883
22
23
24
Depo Court Reporting Service ( 630 ) 983-0030
Plan Commission Multi-Page TM & - concerns
October 12, 2004
800[11 1:10 annexation[21 43:19 bet[11 5:2 changes[11 10:21
-&- 44:23 better[3] 12:24 13:21,21 Chicagoland[1] 6:22
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11:7 12:2,16,18 13:5,5,7 21:21 24:19 25:19 26:23
-6- 13:16,18 14:13 15:3,9 basins[11 17:19 2820 29:3 31:8,16 32:15 comprehensive[91
60560[11 2:13 17:5 18:9,12 27:3,7,13 Beacon[21 5:9,14 34:14 36:15520 38:10,13 10:11 14:2 39:15,17 40:12,2 4
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-g_ annex[11 35:7 best[2] 17:21 21:8 changed[11 10:1 concerns[61 19:4,13
30:5,6 33:24 38:11
Depo Court Reporting Service Index Page 1
Naperville, Illinois (630) 983-0030
Plan Commission Multi-Page` configuration -hand
October 12, 2004
Configuration[11 12:21 36:12 disbursed[1] 16:18 entertain[2] 19:3 46:16 follow[21 5:23 25:11
Conjunction[11 10:22 CROUCH[11 46:18 discharge[11 28:2 entire[11 13:22 following[11 25:15
connect[31 9:18 13:9 CSR[i] 48:21 discuss[11 45:5 entrance[4] 12:4 31:2,3 follows[io] 4:4 6:5
21:6 Cudney[is1 4:10,14 5:22 discussing[11 4:18 36:9 15:20 19:11 20:2122:2
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18:7 39:21 29:9,13,20,24 37:5,22 46:21 entry[11 15:5 foot[3] 40:16,22 41:15
connection[61 9:14 10:1 Cul-de-sac[1] 31:19 disrupted[1] 31:3 environmental[i1 foregoing[21 48:9,10
12:9 17:1,3,5 curb[51 11:12 35:11,15 disruption[21 33:19,23 19:14 Forgive[11 32:1
connections[71 8:10 35:18 36:11 distance[i1 35:23 essentially[21 17:20 forgot[1] 32:12
9:11,18,2016:20,22,23 curbs[1) 36:4 20:20 form[il 27:5
connectors[11 11:9 distributed[i1 14:21
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covered[i1 22:11 26:18,22 27:8 28:17 33:9 end[31 27:23 32:13 40:20 first[12] 4:3 6:4,14 15:19 gutter[4] 35:11,16,18
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create[i1 9:3 developments[1] 30:9 45:19 31:12,17 33:6 48:4
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13:19 20:20,23 21:7 23:14 18:14 44:7 45:21 46:2,7,8 half[a1 29:23,24 33:13
24:15,23 25:7,17 27:3,7,9 different[2] 6:20 14:23 flood[11 24:17 39:9
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27:11,14,22,24 28:6,9,11 DINA[i1 2:10 eng [z1 26:5 46:7 floodplain[11 26:20 Hammond[61 13:10
28:15 40:10 direct[i1 21:6 Engler[i1 37:11 flow[3] 13:21 16:1625:5 17:4 18:3 37:14 39:23
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direction[i1 21:5 Enterprises[31 44:7 flows(21 8:12 13:3 hand[3] 3:18 19:5 48:15
cross-section(21 15:3 directly[i1 27:22 folks[i1 4:13
45:21 46:2
Depo Court Reporting Service Index Page 2
Naperville, Illinois (630) 983-0030
Plan Commission Multi-Page M happy- Ohlenkamp
October 12, 2004
happy[z] 5:1118:21 17:2118:12 21:8 lately[1] 34:4 30:19 multiple[21 16:717:18
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introduce[51 17:10,12 last[41 4:17 6:21 8:5 match[41 11:3,4 30:19 45:9,16,22 46:3,10 Ohlenkamp[101 31:11
12:15
Depo Court Reporting Service Index Page 3
Naperville, Illinois (630) 983-0030
Plan Commission Multi-Page TM on-site- septic
October 12, 2004
31:14,18,18 33:1 34:5,9 pinch-hitting[21 6:8 7:22 18:16 23:5 27:14 recognize[11 41:1 roads[z] 11:10 33:11
36:18 37:20 38:9 6:11 38:22 40:17 41:13 45:21 recommend[11 44:13 roadway[31 12:2 16:17
on-site[1] 11:23 pipe[51 21:6 27:10,21 projection p1 32:7 recommended[11 39:8 17:5
once[11 36:8 28:5,10 projects[21 16:7 40:17 record[61 5:12 41:21 roadways[11 16:16
One[2o] 4:6 6:17 9:7 11:2 place[21 42:1 45:17 properties[1] 19:16 44:10,17 45:2,11 room[1] 37:23
11:18 12:10 19:14 20:9 plagued[11 30:24 property[271 4:19,20 5:7 recreation[1] 40:7 Rout[1] 16:10
25:12 27:19 30:5,6,10 plan[ss) 1:1 3:16 4:4,18 5:8 7:219:19 13:11 17:5 reduce[11 28:13 Route[13] 7:18 12:19
31:2 32:12 33:9 36:15 6:5 7:12 8:16 10:12,16,17 17:11 22:17 23:5 24:17 14:13,19 15:3,6 16:19,21
39:1,8 46:12 10:22,24 11:19 12:23 24:21,21,24 26:3 27:8 reduced[z) 12:6 25:14
one-family[11 43:14 13:10 14:2,4,17 15:20 32:24 37:14,14 38:24 regarding[3) 5:19 20:10 40:33 24:7 35:9 39:21
Onto[1) 17:16 18:1,3 19:11 20:19 21:6 39:23 40:21 43:4,6,7,13 34:1
22:2 23:24 24:12 31:13 (s) 16:13 39:5 regards[z1 40:6,11 ran[1) 27:21
open[ls1 9:2 11:24 12:13 proposed
P 35:8,19 37:6,7,20 38:18 running[z1 8:1 26:3
12:15,17,18 14:5 18:18 39:11,13 40:10 Registered 48:6
18:21,24 27:2,4,13 28:2 38:21,23 39:4,6,15,17,19 proposing[71 8:15,17 reiterate[11 27:20 runs[1] 20:22
40:10 41:8,12,13 39:20 40:8,8,13,24 41:4,9 20:11,23 21:1 30:22 32:20 rural[11 36:12
42:14,18,21,22,24 43:2 release[3) 21:3 25:14
Opportunity[21 7:1 8:24 44:5,22 45:6,15 protect[11 45:11 27:11
Opposed[z] 3:12 47:3 planned[3) 12:11 26:16 protected[21 26:4,13 repeat[z1 3:18 5:5 -S-
ordinance[z] 25:15 26:6 43:13 provide[3] 9:14 13:20 REPORT[1] 1:6 S[21 2:1,11
ordinances[z1 25:12,12 planner[a] 26:11 38:14 14:17 reported[z1 47:7 48:8 sales[11 38:5
orientation[1] 12:3 42:7,11 provided(3) 11:9 14:20 Reporter[2] 48:6,7 SANDRA[z] 2:4,6
original[11 23:24 planning[41 15:2 18:4 41:8 representations[1] sandstone[11 33:16
providing 8:23 14:7
originally(z) 23:22 24:1 28:24 42:4 P g[z1 15:8 sanitary[z) 18:2,15
plans[6] 4:11 13:12,15 public[2o1 3:4,9,15 4:19 request[11 12:1
Oswego[11 42:5 satisfaction[1) 41:4
outfall[11 28:9 27:6,8 40:5 5:6,9,12 18:19,21 19:4 requested[11 17:8 saw[l] 10:17
play[11 22:7 20:13 27:4,5,18 28:21
overall[a] 10:10 38:23 38:15 46:13,16 48:9,13 required p] 41:14 says[1] 48:5
Pledge[11 3:1
40:8 41:9 publication[11 5:13 requires[1] 28:19 scale[1) 30:21
own[11 31:23 plotting[11 23:21 Reserve[zs) 7:22 9:17
pod(�) 17:1 published(z) 4:22 5:8 schedule[�) 36:16
owners[z) 4:20 5:7 P 11:4,7 12:16 13:7,13,16
pulling[11 32:22 scheme[1] 22:8
ownership z1 27:5,18 point[81 10:16 18:20 22:10,18,22 23:15,16,19
P 22:24 23:11 32:10 37:2 Pulte[�1 4:7,10 6:7,15,15 23:22 24:1,3 25:2 26:14 Schick(a) 24:13,14,22
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-P- points[2] 8:7,8 put[3] 27:6 29:19 44:17 30:5,24 33:9 SCHILLINGER[11
P[3] 2:1,11,11 pools[1] 28:12 residences[ll 34:23 2:7
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packets[�) 44:6 12:17 16:15 19:15 quality(�) 34:1 7:24 8:2,20 9:15 10:2 13:9 12:19,22 14:8,9 32:8 37:5
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P q 43:15,15
parcel[1] 18:4 practices[4] 17:21 21:8 questions pot 19:1,3 response[61 3:13 28:22 schools[41 36:19,21 37:1
Pardon[1) 23:23 27:21 28:17 21:19 28:21 29:6 36:16 38:12 46:14,23 47:4 37:8
Prairie[a) 10:2 12:11 38:11 41:20 45:10 46:12 Scho a z3
park[61 12:19,21 14:8,9 17:6 35:13 rest[z) 8:21 36:13 PP [ l 2:9 27:1
15:10,11 quick[11 37:17 restricted(1) 26:1 38:17,19 41:23 42:2,3,8
Parkway[1) 40:3 Precautions[1) 25:21 quickly[11 37:13 42:12,16,19,22 43:2,8,11
y z) 21:4 retain[1] 25:14 43:17,20,23 44:12,14,18
part[6] 21:10 25:10 27:14 preliminary[ Quite[1) 36:9 retention[1) 24:16 44:24 45:3
33:9 36:6 40:8 35:19
Prep [61 37:6 39:18 review[z1 26:6 44:15 SCHOPPPE[11 44:3
particular[31 9:19 11:19 -R-
43:1 42:22 44:1,5,6 reviewed[31 26:10 43:9 scurry[1] 30:13
particularly[1] 38:21 Presentation[1] 22:5 R[2] 2:1,11 43:22 second[41 3:7 19:22 39:2
presenting[2] 3:217:1 R-2[1) 43:14 rezone[1] 43:13 46:19
passes(1) 47:5 R-3[11 43:15 rezoning p) 43:9 Pat p) 7:7 preserve[11 13:18 g secondary[11 15:7
Pretty[a] 13:17 28:16,18 R.P.R[1] 1:8 Rich[1) 6:8 seconded[2] 3:9 46:21
pattern(z) 16:16 17:12 37:17 railroad[11 36:14 Ridge[i1] 22:10,13,20 section[81 23:15 26:16
pavement[1) 36:5 problem[11 5:18 rains[1) 25:17 23:9,16 28:9 30:10,23 26:18 27:23 35:11,16,18
people[61 25:21 29:18 31:1 33:11,21 36:11
29:22 30:2,23 31:4 problems[31 19:19 raise[z1 3:17 19:4
25:17 35:23 range[a1 14:20 33:17 right[1 11 3:18 7:22,23 sediment[11 28:12
per[51 10:9 26:1 29:22,24 proceedings[a1 1:6 47:7 39:8512 21:4,5,5 23:8,16 24:24 see[z] 26:18 27:23
39:9
48:9,13 rate[z] 25:15 26:1 26:3 28:5 Seeing[1) 38:13
Pete[111 4:12 5:24 15:16 right-of-way[11 36:6
15:18,22 20:6 24:19 25:24 Product[1) 39:12 read[z) 44:16 45:1 seeking[3) 43:13,19
27:20 28:1 32:15 production[11 33:22 real[11 24:18 river[31 22:4,10,13 23:8 seem
professional[3) 15:23 23:16 30:10,23 seem[11 30:13
Peter[11 9:9 P realigned[2) 11:10 12:8 road[z3] 1:10 7:19 9:8,18
45:19 48:6 sending[11 28:5
petition[1) 35:6 really[s1 5:15,19 7:8 9:21 11:13 12:4,6,8 14:19
phonetic[z) 6:8 44:8 Profile[11 35:19 20:3 44:22 15:8 16:10,11,21 17:1 September[31 4:21 5:8
piece[z) 13:10 17:11 Profit[21 30:15,16 reasoning[11 30:15 18:10 28:10 31:1 32:10 5:10
projeCt[1o) 4:115:23 recent[1] 7:7 33:12 35:9,9,23 septic[1] 19:18
Depo Court Reporting Service Index Page 4
Naperville, Illinois (630) 983-0030
Plan Commission Multi-Page series - zoning
October 12, 2004
series[11 28:12 Speaking[4l 4:11 14:24 systempil 13:9,12 16:10 trail pol 13:8,12,14 14:6 19:22,23 20:1,4,13 21:11
service[4] 18:5 20:14 29:21 37:10 18:13 20:13 27:12,17 33:7 15:9,10 24:23 27:6,7,17 21:12,16 24:16 25:5,8,22
32:24 43:16 specific[1] 31:20 34:21,23 35:5 trails[1] 13:16 26:2 28:3,5,13,14 33:2,6
services[1] 18:8 specifically[11 43:4 systems[il 19:18 transcript[il 48:11 34:1,21,22,23,24 35:5
set[il 48:14 sponsor[i] 7:6 transition[i] 36:11 Webb[l] 6:23
several[i1 12:15 spring[i1 38:3 -T- transitions[l] 14:13 Weber[21 4:14 6:9
sewer[i1 20:4 square[4] 40:16,21 41:2 T[11 2:1 transportation[4] wells[81 19:20 20:10,11
shallow[31 33:18,22 41:15 table[il 31:9 14:17 39:17,20 40:5 31:24 33:8,15,17 34:21
35:2 ss[i] 48:1 takes[il 25:21 treated(2l 27:14 34:22 west[91 17:4,16 23:18,20
SHICK[i1 24:10 staff[6] 10:19 18:14 takin [il 35:21 tree[2] 20:22,24 24:5,6 28:9 39:23 40:2
43:24 44:4,4 46:8 g wetland[71 25:1 26:7910
Shoppe[31 38:14 41:20 talks[11 13:23 tried[31 8:10 9:13 14:5 26:11,19,22 28:12
42:2 stand[il 3:17 tap[11 34:23 true[i] 48:10 wetlands[3] 24:14 26:4
shoppers[i1 17:14 standard(31 28:17 40:21 tapping pi 20:15 try[41 14:18 16:4 21:7 26:12
short[11 18:22 41:15 30:18 WHEREOF[11 48:14
Start[41 7:14 32:13 38:2 (i1 4:9
shorthand(31 48:6,8,11 trying(a1 13:18 14:17 Whitehouse[2o] 21:13
38:3 ten[i] 32:5 17:20 18:21
show(3l 27:8 37:24 40:9 21:15 23:13,20,23 24:2,6
showed[i] 14:6 started[il 6:15 terms[61 8:6 9:11 12:21 turn[2] 5:21 15:16 25:24 27:19 29:15,23 33:5
15:13 25:20 38:2
showing[1] 21:4 state(71 15:24 19:5 41:24 testified[91 4:3 6:4 turned[�1 12:3 34:20 45:10,12,14,18,18
45:16,20 48:1,7 45:24 46:6
shown[11 20:19 statements[il 29:4 15:19 19:10 22:1 24:11 twenty(3l 11:21,23 46:1
whole[a] 26:6,19 31:4
side[sl 16:11 21:1 24:16 31:12 38:18 45:15 twenty-acre[21 8:18 38:24
states[2l 25:13,13 10:14
24:22 36:9 testimony[i1 39:10
stay[il 17:13 two[41 16:24 33:8 39:1,9 widened[3l 32:10 35:11
sight(i1 35:22 Thank[91 6:6 21:20,21 35:15
sticking(i] 27:23 24:8 29:17 31:6,8 38:9 a(31 27:12 39:12 41:7
signify[z1 3:10 47:1 � widening[1] 36:2
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single-family[7l 8:21 types[il 41:6 wife[il 6:10
8:24 10:5 14:15 39:13 storm[t] 17:24 Thanks[i1 32:14 typically[21 33:17 41:6 wishes[i1 3:16
40:15 41:15 stormwater[iol 11:20 thereby[11 11:23
Site[37] 7:16 8:4,7,8,12 11:22 13:21 17:18,24 20:4 third[11 20:2 _U_ within[7l 4:20 5:7 :12
20:17 18 25:14 27:11 11:22 17:14 38:22 39:12
8:18,19,229:7,1410:2,10 thousand[i1 33:16
10:14 12:9,19 13:10,22 straight[1] 21:7 three[sl 16:23 29:21,22 U.S[2] 16:19,21 WITNESS[11 48:14
14:8,22,23,24 15:2,11,14 street[41 2:12 35:4 39:21 29:23,24 30:20 35:12 38:4 understand[11 30:14 Witnesses[i1 3:19
16:11,12,15 17:19 18:5,8 40:1 UNIDENTIFIED[4] Woods[11 22:4
20:14 32:21 37:12 40:2 three-lane[21 35:15,18 4:23 16:2 34:7,10
strictly(il 29:1 worked[i1 16:7
42:14 43:1,3 through[91 8:13,13,14
sited[i] 37:9 stub[11 11:9 unit[il 43:14
8:21 10:20 12:9 13:11 Workman[141 3:22 4:2
stubbed[11 39:22 44:14 United[5] 1:2 2:14 42:10 4:5,6 5:2,5,18 18:20,24
sites[31 9:15 11:11 37:8 44:2 46:4 22:12,16,2124:20 36:22
six[41 31:20 34:24 42:12 students[il 32:9 throughout[s1 13:12
46:2 studies[3] 19:15 37:24 14:22 17:19 35:1 37:8 units[4] 10:5,5,9 39:9 works[1] 32:2
size[71 11:7,15 29:7,10 38:20 Thydel[i] 43:6 unless[21 22:5,11 written[il 44:4
29:12 32:8 40:23 study[21 19:21 39:18 tied[21 33:2 35:5 up(221 5:23 9:1 11:3,4 wrong[i1 36:24
sizes[s] 11:5,6 29:9,14 subdivision[91 11:13 today[2] 6:17 28:18 12:10 16:4 18:18,21,24
30:7,20 40:22 41:1 17:7 22:4,6 25:11 30:24 Tom[z1 2:2 4:15 19:5 20:24 22:11 23:12 -y-
30:7,20 36:3 41:16 24:24 25:8 31:1 34:2,5,8
slopes[11 8:8 tonight[s] 3:17 4:8 6:8 34:11 36:13 40:23 yard[i] 25:9
smaller[11 41:2 subdivisions[1] 36:7 7:1 19:14 useful[i1 14:11 year[i] 6:21
Smith[41 4:12 :5.24 9:10 subject[21 4:20 5:7 Tony[21 5:3,18 using[i1 20:16 years[6] 32:5 38:5 42:8
15:22 suburban[21 39:2,7 too[1] 24:16 usually[1] 40:15 42:12 46:1,2
someday[il 27:4 such[i] 17:23 tool[11 7:9 utilizing[il 32:23 Y et[i] 26:16
someplace[1] 22:10 suggest[1] 44:20 topography[21 8:6,11 Yorkville poi 1:2,10
Sometimes[1] 38:7 suggestions[il 10:24 tore[il 31:1 _V_ 2:13,14 7:2 16:8 19:23
summer[i1 31:1 42:10 44:2 46:5
somewhat(i1 35:24 total[3l 10:5 30:1,2
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Sorry[51 5:17 16:5 17:9 touch[�1 25:2 vegetated(11 17:22 _Z_
31:16 32:7 superintendent[11 touched[1] 26:20 velocities[1] 28:14
sort[i] 27:17 10:21 towards[3l 13:3 24:7 zoning[i1 40:14
sound[1] 45:6 supposedly[11 25:1 40:20 vicinity(i1 33:7
south[51 16:11,24,24,24 surrounding[21 7:21 tower[41 20:1 32:23 video[il 7:7
36:2 9:15 33:13,13 view[il 9:3
southern[21 16:15 40:20 surveyor(i] 45:20 towers[1] 21:16 Village[2] 10:19 17:9
southwest[i1 8:9 Susan[21 31:11,18 townhomes[71 8:20 9:1 VITOSH(31 1:8 48:4,20
space[161 9:2 12:14,15 swales[21 17:22,22 10:7 11:16 12:3,5 14:14
12:17 13:3,5,6,6 14:5 27:2 sweet[il 18:22 tracks[il 36:14 -W-
27:4,13 40:10 41:8,13,13 sworn[91 3:19 4:3 6:4 traffic[sl 9:22 14:19 wanting[i] 19:20
Speak[41 3:16 4:14,24 15:19 19:10 22:1 24:11 16:15,18 17:12 water[29] 18:2,7,12,13
16:4 1 31:12 48:5
Depo Court Reporting Service Index Page 5
Naperville, Illinois (630) 983-0030