Planning and Zoning Commission Minutes 2021 01-13-21 Page 1 of 4
APPROVED 3/10/21
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, January 13, 2021 7:00pm
NOTE: In accordance with Public Act 101-0640 and Gubernatorial Disaster
Proclamation issued by Governor Pritzker pursuant to the powers vested in the Governor
under the Illinois Emergency Management Agency Act, the City of Yorkville is allowing
remote attendance at this meeting. Social distancing is being encouraged due to the
current Covid-19 pandemic.
Meeting Called to Order
Chairman Jeff Olson called the meeting to order at 7:02pm, roll was called and a quorum
was established.
Roll Call: All the following Commissioners attended the meeting remotely unless otherwise noted:
Deborah Horaz-yes, Danny Williams-yes, Richard Vinyard-yes, Jeff Olson-yes (in-person
attendance), Greg Millen-yes, Don Marcum-yes. Roll was called twice due to Zoom issues and to
establish quorum)
Absent: Rusty Hyett
City Staff (All attended remotely unless otherwise noted):
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner (in-person attendance)
Other Guests (All attended remotely)
Christine Vitosh, Vitosh Reporting Service David Schultz, HR Green
Lynn Dubajic, City Consultant Ashley Shields, Abby Properties
Matt Asselmeier, Kendall County Chris Lester
Bruce Mellen, DR Horton
Previous Meeting Minutes September 9, 2020
The minutes were approved as presented on a motion and second by Commissioners
Williams and Marcum, respectively.
Roll call: Williams-yes, Vinyard-abstain, Olson-yes, Millen-yes, Marcum-yes, Horaz-
present. Carried 4-yes, 1 abstain, 1 present
Citizen’s Comments None
Public Hearing
Chairman Olson explained the procedure for the Hearing. At approximately 7:05pm a
motion was made by Mr. Williams and seconded by Ms. Horaz to open the Hearing.
Roll call: Vinyard-yes, Olson-yes, Millen-yes, Marcum-yes, Horaz-yes, Williams-yes.
Carried 6-0.
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Chairman Olson read the Public Hearing as follows:
1. PZC 2020-14 United City of Yorkville, Kendall County, Illinois, petitioner, is
proposing a text amendment for consideration of updates to “Chapter 20: Signs”
of the United City of Yorkville Zoning Ordinance. The amendment to the text is
related to non-conforming signs which proposes to define the term “maintenance”
of said signage. Additionally, the text amendment will provide an exemption for
the replacement of existing non-conforming freestanding monument static
message board signs with electronic message board signs along a major
thoroughfare, if such replacement does not increase the overall existing sign size.
(See Court Reporter Transcript)
The Hearing was closed at approximately 7:21pm on a motion by Mr. Williams and
second by Mr. Marcum.
Roll call: Olson-yes, Millen-yes, Marcum-yes, Horaz-yes, Williams-yes, Vinyard-yes.
Carried 6-0.
Unfinished Business None
New Business
1. PZC 2020-11 Luz M. Padilla, Abby Properties, LLC, petitioner, is seeking Final
Plat approval for an approximately 20.7-acre site consisting of 72 lots for single-
family attached dwelling units and 2 lots for open space and a future phase of
development. The properties being subdivided are Phases 2 and 3 of the Kendall
Marketplace Townhome Development.
Mr. Engberg said the petitioner is requesting a final plat. Phase I was done earlier in the
year and the current area is 72 lots. This request has been discussed at Plan Council and
EDC and all comments have been addressed.
Action Item:
Final Plat
There was no further discussion and a motion for approval was made and seconded by
Mr. Williams and Mr. Millen, respectively. Mr. Williams read the motion as follows: In
consideration of the proposed Final Plat of Subdivision for the Kendall Marketplace
Development Lot 52, Phases 2 and 3, the Planning and Zoning Commission recommends
approval of the plat to the City Council as presented by the Petitioner in a plan prepared
by HR Green, dated last revised January 6, 2021.
Roll call: Millen-yes, Marcum-yes, Horaz-yes, Williams-yes, Vinyard-yes, Olson-yes.
Carried 6-0.
2. PZC 2020-12 Bruce A. Mellen, on behalf of DR Horton, Inc.-Midwest,
petitioner, is seeking Final Plat amendment approval to convert the existing 17
EBE (Exception to Blanket Easements) parcels to 80 “fee simple” lots consisting
of approximately 7.236 acres in Grande Reserve Units 15 and 22 in
Neighborhood 5. The lots are planned for new residential townhome units and are
located south of Mill Road and east of Kennedy Road.
Page 3 of 4
Ms. Noble said the petitioner is asking to replat these lots to make them fee simple and
not under the EBE. This matter has been discussed at Plan Council and staff has asked
the petitioner to identify the lots by units, rather than neighborhoods. There was no
discussion among Commissioners.
Action Item:
Final Plat
Mr. Williams moved and Ms. Horaz seconded to approve the Final Plat and Mr. Williams
read the motion as follows: In consideration of the proposed Final Plat of Grande
Reserve for Units 15 & 22 (Neighborhood 5) First Resubdivision, the Planning and
Zoning Commission recommends approval of the plat to the City Council as presented by
the Petitioner in plans prepared by Manhard Consultants, LTD dated last revised 12-03-
20.
Roll call: Marcum-yes, Horaz-yes, Williams-yes, Vinyard-yes, Olson-yes, Millen-yes.
Carried 6-0.
3. PZC 2020-13 Kris and Hillary Wieschhaus, petitioners, are requesting a variance
to allow installation of a driveway at zero feet (0') from the eastern property line
instead of the required five-foot (5') setback. The approximately 6.4-acre
property is located at 9261 Kennedy Road which is about a half mile east of
Route 47 on the north side of Kennedy Road. The property is adjacent to the rear
of 9227 Kennedy Road which fronts the right-of-way.
Mr. Engberg said the residents are petitioning the County and this is a 1.5 Mile Review.
They are requesting a driveway on the lot line to avoid being in the flood plain and the
driveway does not access directly onto Kennedy Rd. They desire to build a house at the
location in the future. Staff and county officials had no objections to this.
Action Item:
1.5 Mile Review
A motion for approval was made and seconded by Mr. Williams and Ms. Horaz,
respectively. Mr. Williams read the motion as follows: In consideration of the proposed
mile and half review of Kendall County Case 20-30 for a variance located at 9261
Kennedy Road, the Planning and Zoning Commission recommends the City Council to
not object to the request.
Roll call: Horaz-yes, Williams-yes, Vinyard-yes, Olson-yes, Millen-yes, Marcum-yes.
Carried 6-0.
4. PZC 2020-14 Text Amendment (see full description under Public Hearing)
Ms. Noble presented information about non-conforming signs in the Public Hearing and
asked for any comments or questions. The UDO process will restart in May and she said
UDO will address this topic. Mr. Vinyard said he would prefer not to change the sign
ordinance for a couple of requests and wait until the UDO continues. Mr. Marcum asked
if the action tonight should include the non-major roadway language, to which all
Commissioners concurred.
Action Item:
Text Amendment
A motion to approve was made by Mr. Williams and seconded by Mr. Millen. Mr.
Williams read the motion as follows: In consideration of testimony presented during a
Page 4 of 4
Public Hearing on January 13, 2021 and discussions conducted at that meeting, the
Planning and Zoning Commission recommends approval to the City Council a request for
text amendment to Sections 10-20-4: Definitions and 10-20-11: Nonconforming Signs of
the City's Zoning Ordinance to allow for certain existing nonconforming freestanding
monument signs to be modified without the requirement to bring the sign fully into
compliance with the current code regulations, as recommended in a staff memo dated
January 4, 2021.
Roll call: Horaz-yes, Williams-yes, Vinyard-no, Olson-yes, Millen-yes, Marcum-yes.
Carried 5 yes and 1 no.
Additional Business
1. City Council Action Updates:
PZC 2020-08 Sign Variance for Hillside Rehab was approved by the City Council.
Adjournment
There was no further business and the meeting was adjourned at 7:41pm on a motion by
Commissioners Williams and Horaz, respectively. Approved on voice vote.
Respectfully submitted by
Marlys Young, Minute Taker (remote attendance)
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PZC -Public Hearing -January 13,2021
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UNITED CITY OF YORKVILLE
YORKVILLE,ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
800 Game Farm Road
Yorkville,Illinois
Wednesday,January 13,2021
7 :00 p .m .
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PZC -Public Hearing -January 13,2021
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PRESENT:
Mr.Jeff Olson,Chairman,
Ms.Deborah Horaz,
Mr.Richard Vinyard,
Mr.Donald Marcum,
Mr.Greg Millen,
Mr.Danny Williams.
ALSO PRESENT:
Ms.Krysti Barksdale-Noble,Community
Development Director;
Mr.Jason Engberg,Senior Planner;
Ms.Marlys Young,Minute Taker.
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PZC -Public Hearing -January 13,2021
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(WHEREUPON,the following
proceedings were in
public hearing:)
CHAIRMAN OLSON:We have one public
hearing scheduled tonight for the meeting.
Obviously the purpose of this hearing is to
invite testimony from members of the public which
are not here,so in this case we're going to have
presentations.
Anybody wishing to speak for or
against it also is not here,so we're just going
to skip all that,we don't need to swear anybody
in,and we will go first to the petitioner
presentation.
May I have a motion then to open the
public hearing on Petition Number PZC 2020-14,
United City of Yorkville,Text Amendment,Chapter
20:Signs?
COMMISSIONER WILLIAMS:So moved.
COMMISSIONER HORAZ:Second.
CHAIRMAN OLSON:Roll call vote on the
motion,please.
MS.YOUNG:Vinyard.
COMMISSIONER VINYARD:Yes.
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MS.YOUNG:Olson.
CHAIRMAN OLSON:Yes.
MS.YOUNG:Millen.
COMMISSIONER MILLEN:Yes.
MS.YOUNG:Marcum.
COMMISSIONER MARCUM:Yes.
MS.YOUNG:Horaz.
COMMISSIONER HORAZ:Yes.
MS.YOUNG:And Williams.
COMMISSIONER WILLIAMS:Yes.
MS.YOUNG:Thank you.
CHAIRMAN OLSON:All right.The public
hearing up for discussion tonight is PZC 2020-14,
United City of Yorkville,Kendall County,
Illinois,petitioner,is proposing a text
amendment for consideration of updates to Chapter
20:Signs,in the United City of Yorkville
Zoning Ordinance.
The amendment to the text is related
to non-conformational signs which proposes to
define the term maintenance of said signage.
Additionally,the text amendment
will provide an exemption for the replacement of
existing non-conforming freestanding monument
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PZC -Public Hearing -January 13,2021
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static message board signs with electronic
message board signs along a major thoroughfare,
if such replacement does not increase the overall
existing sign size.
Are you guys ready to make --
Krysti,are you going to make it or is Jason?
MS.NOBLE:Yes.Before I start,I 'm
having trouble hearing everyone,so if you don't
mind muting until questions?Thank you.
CHAIRMAN OLSON:There we go.That's
better.
MS.NOBLE:All right.So this public
hearing is in regard to a text amendment that was
brought forth from the City Council,particularly
the Mayor,asking the City look at amending our
ordinance so that property owners who have
legally non-conforming signs --which meant at
the time they erected their sign it was legal
according to the Zoning Ordinance at that period,
but is no longer in conformance with our current
Zoning Ordinance --that they can exchange their
existing manual copy portion of their sign out
for an electric digital sign,so it will be a
one-to-one exchange,and then,therefore,they
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PZC -Public Hearing -January 13,2021
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would not have to revise their sign to meet the
sign ordinance requirement as far as height or
wherever they aren't currently meeting the
standard.
This is borne out of a petitioner
who applied for a building permit and was denied
that permit because the replacement that they
were doing was not considered maintenance because
it was changing the actual frame of the sign.It
was denied by Staff and they petitioned the City
Council and the Mayor to see if we can amend our
Zoning Ordinance to allow for some flexibility
for those individuals that are trying to upgrade
their technology to meet the changing times,but
don't want to do the full investment of re-doing
a complete sign.
So Staff looked at areas where we
felt this would make sense;in particular,we
looked at all the signs along the major
thoroughfares in the City which have been
recently affected by widening of roadways,as
well as setbacks of property lines being
adjusted.
So when we looked at those major
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thoroughfares,we found that there were a total
of about 100 and --almost roughly 1 30 signs
along 47,34,Eldamain,which is considered a
thoroughfare,Illinois 7 1 and 1 26.
So out of those 1 28 signs,1 30
roughly,we found that 36 were permitted through
some type of government approval,annexation
agreement,PUD ordinance or some other amendment,
maybe a variance of some sort,but 56 of those
signs were considered legally non-conforming,so
when we looked at those 56,we looked at what
they had in common --and this is just for the
major thoroughfare --and we found that a lot of
them were impacted by recent widening of the
roads,as I mentioned,or they existed prior to
our current sign ordinance.
The City had undergone a
Comprehensive Sign Ordinance update in 2008 and
then again in 2014 as part of the Comprehensive
Zoning Code update.
So we then looked at non-major
thoroughfares,so if you look at the public
hearing notice,we only address the ones that
were on the major thoroughfares,and then we were
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asked subsequently to look at the ones on
non-major thoroughfares,and we found an
additional 45 signs,and those streets are listed
in your packet as well.
16 of those,again,were part of an
annexation,PUD,or some other approval
mechanism,and 25 of those signs were potentially
legally non-conforming.
It is Staff's opinion that there is
merit to a relook at the Zoning Code as far as
the sign code because you don't --we have this
breakdown of COVID happening,we want to be
business friendly,but also we have some physical
changes in the area,and we felt that if we
clearly defined what maintenance was in our
ordinance --which we don't right now --to say
that you can change a bulb,you can replace nuts
and bolts,but you can't change the frame,that
would give petitioners an idea of what they can
and cannot do going forward,which was part of
the misconception of this individual applying for
a permit.
But,further,we felt that we could
exempt out those existing monument signs that
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already have some type of manual copy to allow
them to do a one-for-one exchange for digital.
That would bring down the number in
that case to about probably 25 of the overall
signs on the major thoroughfares,so it will be
about 45 percent could pursue this as an
opportunity,and then of the non-major streets,
you'd probably look at about 40 percent of those
being able to do it,so it would be more than a
handful of signs,but it's only specific to the
monument sign.
One last thing that we did,we
looked at some historical data of signs that we
had dismissed or denied as part of the building
permit process and we found that,you know,those
types of requests that are similar to what this
petitioner is requesting accounted for less than
one percent of all the permits applied in the
last five years,and those are non-conforming
signs looking to do something that they're not
permitted to do without bringing the full sign
into compliance,so we don't think this would
heavily impact people rushing to do these
changes,but we may see a slight uptick in those
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PZC -Public Hearing -January 13,2021
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petitions coming in,where we would allow a
non-conforming sign to do something that we
wouldn't have permitted prior.
There is a draft motion in there
that specifically includes the non-thoroughfare
streets,so if you want to include that in there,
that language is already in there;if you would
like to exclude those areas,you can do that as
well,and the reason being is the thoroughfare
signs are the ones that are trying to catch the
attention of drivers that the location isn't a
destination,it's convenience or an impulse
buy,they're trying to communicate something to
the public and,therefore,there is merit in
that.
The non-thoroughfare signs tend to
just be --the monument signs tend to just be
signs that identify the business and not
necessarily are trying to convey information to
the driver because they tend to be destinations
where people know that they're going in the first
place.
So if you have any questions,Staff
is available to ask --to answer those,and in
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PZC -Public Hearing -January 13,2021
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your packet you also have information related to
where a lot of these developments are occurring
for the signage along our development map.
Thank you.
CHAIRMAN OLSON:Questions for Krysti
right now?
COMMISSIONER VINYARD:Yes,I have three
questions.Hi,Krysti,how are you?
MS.NOBLE:I 'm good,how are you?
COMMISSIONER VINYARD:Good.It's nice
to see you.Hold on,let me --Sorry,I don't
have video.
How many of the 1 30 of these signs
were non-conforming in 2014 when we did the
comprehensive review?
MS.NOBLE:So I don't have that number
as of 2014.
COMMISSIONER VINYARD:Okay.
MS.NOBLE:I only have the current.I
can go back and research that.
COMMISSIONER VINYARD:No,that's not a
huge --that's not a huge deal.I 'm just --I 'm
not quite certain I agree with this being
considered maintenance.I mean,this is
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replacement.I understand --
MS.NOBLE:No,this --
COMMISSIONER VINYARD:I understand
everything --
MS.NOBLE:Staff isn't purporting that
this would be maintenance.We're clearing up the
definition for maintenance.This would be
outside of maintenance.
COMMISSIONER VINYARD:Outside of
maintenance.
MS.NOBLE:Yes.This would be an
exemption that they don't have to bring the
entire sign into full conformance.
COMMISSIONER VINYARD:Okay.So
couldn't this petitioner have just asked for a
variance on this sign?
MS.NOBLE:They could have asked for a
variance;I don't think that they meet the
standards for variance.Variance has to be
something that isn't self-imposed.
COMMISSIONER VINYARD:Self-imposed,
right.
MS.NOBLE:It has to be something that
is unique to the site,so I don't think they
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would have qualified for a variance;however,
they could have asked for --like Mr.Millen did
with his request,they could have asked for an
appeal.
COMMISSIONER VINYARD:Appeal,okay.
All right.And,I 'm sorry,that's --that's
where I was going with it.
I guess I see the 1 30 in all this,
but,I mean,one person asked and we're --I
mean,we've been doing this for almost eight
years,signs have been 90 percent of what's come
in front of us since I 've been on the Board.
I don't --Is it worth changing
because one person requested it?I mean,is
this --are we going to find ourselves in a few
years readjusting signs yet again?
MS.NOBLE:I can answer that,
definitely,we will.
COMMISSIONER VINYARD:Okay.
MS.NOBLE:Signs was going to be part
of the U D L ,so it was going to be a comprehensive
look at signs,so we may end up adjusting this
further in the near future.
CHAIRMAN OLSON:What drawback does it
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have for us to allow non-conforming signs to
switch out something in the name of trying to
drum up business?I don't know --I 'm saying
this truthfully,I don't think that I can see any
drawback to doing that.What could be the
argument?
MS.NOBLE:Well,there --there could
be a couple --I 'm sorry.There could be a
couple of drawbacks.
So one drawback could be that it
prolongs the life of a sign that we no --a type
of sign or size of sign that we no longer
permit.It would prolong the life of that sign,
and the original intent of the code is that as
those signs that were legally non-conforming,
their use ends,that would be the appropriate
time to bring them into conformance,into the
design of what the City saw as a whole.That's
one drawback.
Another drawback would be we have
denied permits similar to these requests in the
past,so those individuals who did,you know,pay
and put the expense to bring their signs into
conformance will have missed out on this
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opportunity that we will be allowing people in
the future to do.
COMMISSIONER VINYARD:Yeah,and I get
it,I 'm sympathetic in between,but like I said,
this is --signs have been an issue for me since
going through all this,and,I mean,I don't want
to --was this something like --When did they
catch this?Like --
MS.NOBLE:So the sign isn't up at this
point.This was a building --
COMMISSIONER VINYARD:Yeah,okay.
Okay.
MS.NOBLE:This was a building permit
that the petitioner requested that was denied.
COMMISSIONER VINYARD:Gotcha.Okay.
Thank you.I was just trying to make sure that
like --because in my opinion it's a whole other
story if somebody went out and ordered a whole
new sign without checking the conformity,then
that's --that's an issue,but okay.Thank you.
Those are the --You answered the three questions
that I needed.Thank you.
MS.NOBLE:You're welcome.
CHAIRMAN OLSON:What other questions do
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we have for Krysti?
COMMISSIONER WILLIAMS:I 've got two.
So,one,from Staff's opinion,is there an
economic interest in this as in allowing this I 'm
assuming is more business friendly than saying --
forcing businesses to become in compliance along
with upgrading to electronic signs,is that part
of the reasoning behind it?
MS.NOBLE:Sure,that was part of the
reason for the request that Staff address this.
It's part of the decision to say there is some
merit to this discussion because some of the
impact to the business owner was not their doing,
it was,you know,state right-of-way and
increased traffic along the roadway,so that did
play a role in the recommendation and,of course,
now we're in a situation where our businesses
need the assistance --
COMMISSIONER WILLIAMS:Totally.
MS.NOBLE:--right now to stay alive.
COMMISSIONER WILLIAMS:Totally.And
that's exactly where I was going with that.
Thank you,Krysti.
My only other one then is do you
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PZC -Public Hearing -January 13,2021
17
have a recommendation as if we should apply these
standards to just the major thoroughfares or also
the non-major thoroughfares?
I know you have mentioned that there
is wording for both allowances;do you have any
preference?
MS.NOBLE:So originally Staff
suggested the major thoroughfares only because
those are the ones that are heavily impacted and
it made more sense as to why they would want to
be messaging to their --
CHAIRMAN OLSON:Why would you limit it,
though?
MS.NOBLE:--customers?
CHAIRMAN OLSON:Why would you limit it
to one location rather than everywhere?
MS.NOBLE:So I am getting to that.
When I was asked to look at the non-major
thoroughfares ,initially Staff didn't think that
there would be a need for those areas;like I
mentioned,those are typical designation
locations.
But when I did the data and the
research,I found that there were a significant
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PZC -Public Hearing -January 13,2021
18
amount of signs along there that did have
monument-type signs and some that did have
changeable copy,so it could assist those
individuals,especially the ones that are not
necessarily on the,you know,corner of where a
thoroughfare and a non-major thoroughfare
intersect,but a little bit ways off,so there is
some benefit to it.
COMMISSIONER WILLIAMS:That was all I
had.Thank you.
CHAIRMAN OLSON:I would argue that --I
would argue that just --just like we were
saying,some people would pass the sign and miss
out on the opportunity to do this,I wouldn't
want to miss out on the opportunity to do it just
because I 'm not on a major thoroughfare.
I 've been in this town for 40
years and I don't know where everything is.I
mean,you go back into the commercial parts and
you say oh,I didn't know that existed there.
Those signs in my opinion are just as important
as the major thoroughfares signs.That's my two
cents.
Do we have any other questions?
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PZC -Public Hearing -January 13,2021
19
(No response.)
CHAIRMAN OLSON:All right.Since all
public testimony regarding this petition has
been taken,may I have a motion to close the
taking of testimony in this public hearing,
please?
COMMISSIONER WILLIAMS:So moved.
COMMISSIONER VINYARD:Second.
CHAIRMAN OLSON:Thank you.Roll call
vote on the motion,please?
MS.YOUNG:Olson.
CHAIRMAN OLSON:Yes.
MS.YOUNG:Millen.
COMMISSIONER MILLEN:Yes.
MS.YOUNG:Marcum.
COMMISSIONER MARCUM:Yes.
MS.YOUNG:Horaz.Horaz.
COMMISSIONER HORAZ:On mute,sorry.
Yes.
MS.YOUNG:Okay,thank you.Williams.
COMMISSIONER WILLIAMS:Yes.
MS.YOUNG:And Vinyard.
COMMISSIONER VINYARD:Yes.
MS.YOUNG:Thank you.
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PZC -Public Hearing -January 13,2021
20
CHAIRMAN OLSON:All right.The public
hearing portion of tonight's meeting is closed.
(Which were all the
proceedings had in the
public hearing portion
of the meeting.)
---o 0 o ---
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PZC -Public Hearing -January 13,2021
21
STATE OF ILLINOIS )
)SS.
COUNTY OF LASALLE )
I,Christine M.Vitosh, a Certified Shorthand
Reporter,do hereby certify that I transcribed
the proceedings had at the pubic hearing and that
the foregoing,Pages 1 through 21 inclusive,is a
true,correct and complete computer-generated
transcript of the proceedings had at the time and
place aforesaid.
I further certify that my certificate annexed
hereto applies to the original transcript and
copies thereof,signed and certified under my
hand only. I assume no responsibility for the
accuracy of any reproduced copies not made under
my control or direction.
As certification thereof, I have hereunto set
my hand this 21st day of January, A.D.,2021.
Christine M.Vitosh,CSR
Illinois CSR No.084-002883
0
084-002883 [1]-21:20
1
1 [1]-21:6
100 [1]-7:2
126 [1]-7:4
128 [1]-7:5
13 [1]-1:22
130 [4]-7:2,7:5,
11:13,13:8
16 [1]-8:5
2
20 [2]-3:18,4:17
2008 [1]-7:18
2014 [3]-7:19,11:14,
11:17
2020-14 [2]-3:16,
4:13
2021 [2]-1:22,21:17
21 [1]-21:6
21st [1]-21:17
25 [2]-8:7,9:4
3
34 [1]-7:3
36 [1]-7:6
4
40 [2]-9:8,18:17
45 [2]-8:3,9:6
47 [1]-7:3
5
56 [2]-7:9,7:11
7
71 [1]-7:4
7:00 [1]-1:23
8
800 [1]-1:18
9
90 [1]-13:11
A
A.D [1]-21:17
able [1]-9:9
according [1]-5:19
accounted [1]-9:17
accuracy [1]-21:14
actual [1]-6:9
additional [1]-8:3
additionally [1]-4:22
address [2]-7:23,
16:10
adjusted [1]-6:23
adjusting [1]-13:22
affected [1]-6:21
aforesaid [1]-21:9
agree [1]-11:23
agreement [1]-7:8
alive [1]-16:20
allow [4]-6:12,9:1,
10:1,14:1
allowances [1]-17:5
allowing [2]-15:1,
16:4
almost [2]-7:2,13:10
ALSO [1]-2:9
amend [1]-6:11
amending [1]-5:15
Amendment [1]-3:17
amendment [5]-4:16,
4:19,4:22,5:13,7:8
amount [1]-18:1
AND [1]-1:11
annexation [2]-7:7,
8:6
annexed [1]-21:10
answer [2]-10:24,
13:17
answered [1]-15:21
appeal [2]-13:4,13:5
applied [2]-6:6,9:18
applies [1]-21:11
apply [1]-17:1
applying [1]-8:21
appropriate [1]-
14:16
approval [2]-7:7,8:6
area [1]-8:14
areas [3]-6:17,10:8,
17:20
argue [2]-18:11,
18:12
argument [1]-14:6
assist [1]-18:3
assistance [1]-16:18
assume [1]-21:13
assuming [1]-16:5
attention [1]-10:11
available [1]-10:24
B
Barksdale [1]-2:10
Barksdale-Noble [1]-
2:10
become [1]-16:6
behind [1]-16:8
benefit [1]-18:8
better [1]-5:11
between [1]-15:4
bit [1]-18:7
board [2]-5:1,5:2
Board [1]-13:12
bolts [1]-8:18
borne [1]-6:5
breakdown [1]-8:12
bring [4]-9:3,12:12,
14:17,14:23
bringing [1]-9:21
brought [1]-5:14
building [4]-6:6,
9:14,15:10,15:13
bulb [1]-8:17
business [5]-8:13,
10:18,14:3,16:5,
16:13
businesses [2]-16:6,
16:17
buy [1]-10:13
C
cannot [1]-8:20
case [2]-3:8,9:4
catch [2]-10:10,15:8
cents [1]-18:23
certain [1]-11:23
certificate [1]-21:10
certification [1]-
21:16
Certified [1]-21:3
certified [1]-21:12
certify [2]-21:4,
21:10
Chairman [1]-2:2
CHAIRMAN [15]-3:4,
3:21,4:2,4:12,5:10,
11:5,13:24,15:24,
17:12,17:15,18:11,
19:2,19:9,19:12,
20:1
change [2]-8:17,
8:18
changeable [1]-18:3
changes [2]-8:14,
9:24
changing [3]-6:9,
6:14,13:13
Chapter [2]-3:17,
4:16
checking [1]-15:19
Christine [2]-21:3,
21:20
CITY [1]-1:7
City [9]-3:17,4:14,
4:17,5:14,5:15,
6:10,6:20,7:17,
14:18
clearing [1]-12:6
clearly [1]-8:15
close [1]-19:4
closed [1]-20:2
Code [2]-7:20,8:10
code [2]-8:11,14:14
coming [1]-10:1
commercial [1]-
18:19
COMMISSION [1]-
1:11
COMMISSIONER [31]
-3:19,3:20,3:24,
4:4,4:6,4:8,4:10,
11:7,11:10,11:18,
11:21,12:3,12:9,
12:14,12:21,13:5,
13:19,15:3,15:11,
15:15,16:2,16:19,
16:21,18:9,19:7,
19:8,19:14,19:16,
19:18,19:21,19:23
common [1]-7:12
communicate [1]-
10:13
Community [1]-2:10
complete [2]-6:16,
21:7
compliance [2]-9:22,
16:6
Comprehensive [2]-
7:18,7:19
comprehensive [2]-
11:15,13:21
computer [1]-21:7
computer-generated
[1]-21:7
conformance [4]-
5:20,12:13,14:17,
14:24
conformational [1]-
4:20
conforming [9]-4:24,
5:17,7:10,8:8,9:19,
Vitosh Reporting Service
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PZC -Public Hearing -January 13,2021
1
10:2,11:14,14:1,
14:15
conformity [1]-15:19
consideration [1]-
4:16
considered [4]-6:8,
7:3,7:10,11:24
control [1]-21:15
convenience [1]-
10:12
convey [1]-10:19
copies [2]-21:12,
21:14
copy [3]-5:22,9:1,
18:3
corner [1]-18:5
correct [1]-21:7
Council [2]-5:14,
6:11
County [1]-4:14
COUNTY [1]-21:2
couple [2]-14:8,14:9
course [1]-16:16
COVID [1]-8:12
CSR [2]-21:20,21:20
current [3]-5:20,
7:16,11:19
customers [1]-17:14
D
Danny [1]-2:7
data [2]-9:13,17:23
deal [1]-11:22
Deborah [1]-2:3
decision [1]-16:11
define [1]-4:21
defined [1]-8:15
definitely [1]-13:18
definition [1]-12:7
denied [5]-6:6,6:10,
9:14,14:21,15:14
design [1]-14:18
designation [1]-
17:21
destination [1]-10:12
destinations [1]-
10:20
Development [1]-
2:11
development [1]-
11:3
developments [1]-
11:2
digital [2]-5:23,9:2
direction [1]-21:15
Director [1]-2:11
discussion [2]-4:13,
16:12
dismissed [1]-9:14
Donald [1]-2:5
down [1]-9:3
draft [1]-10:4
drawback [5]-13:24,
14:5,14:10,14:19,
14:20
drawbacks [1]-14:9
driver [1]-10:20
drivers [1]-10:11
drum [1]-14:3
E
economic [1]-16:4
eight [1]-13:10
Eldamain [1]-7:3
electric [1]-5:23
electronic [2]-5:1,
16:7
end [1]-13:22
ends [1]-14:16
Engberg [1]-2:12
entire [1]-12:13
erected [1]-5:18
especially [1]-18:4
everywhere [1]-
17:16
exactly [1]-16:22
exchange [3]-5:21,
5:24,9:2
exclude [1]-10:8
exempt [1]-8:24
exemption [2]-4:23,
12:12
existed [2]-7:15,
18:20
existing [4]-4:24,
5:4,5:22,8:24
expense [1]-14:23
F
far [2]-6:2,8:10
Farm [1]-1:18
felt [3]-6:18,8:14,
8:23
few [1]-13:15
first [2]-3:13,10:21
five [1]-9:19
flexibility [1]-6:12
following [1]-3:1
forcing [1]-16:6
foregoing [1]-21:6
forth [1]-5:14
forward [1]-8:20
frame [2]-6:9,8:18
freestanding [1]-
4:24
friendly [2]-8:13,
16:5
front [1]-13:12
full [3]-6:15,9:21,
12:13
future [2]-13:23,15:2
G
Game [1]-1:18
generated [1]-21:7
gotcha [1]-15:15
government [1]-7:7
Greg [1]-2:6
guess [1]-13:8
guys [1]-5:5
H
hand [2]-21:13,
21:17
handful [1]-9:10
HEARING [1]-1:12
hearing [12]-3:3,3:5,
3:6,3:16,4:13,5:8,
5:13,7:23,19:5,
20:2,20:5,21:5
heavily [2]-9:23,17:9
height [1]-6:2
hereby [1]-21:4
hereto [1]-21:11
hereunto [1]-21:16
hi [1]-11:8
historical [1]-9:13
Hold [1]-11:11
HORAZ [3]-3:20,4:8,
19:18
Horaz [3]-2:3,4:7,
19:17
horaz [1]-19:17
huge [2]-11:22
I
idea [1]-8:19
identify [1]-10:18
ILLINOIS [2]-1:8,
21:1
Illinois [4]-1:19,4:15,
7:4,21:20
impact [2]-9:23,
16:13
impacted [2]-7:14,
17:9
important [1]-18:21
imposed [2]-12:20,
12:21
impulse [1]-10:12
include [1]-10:6
includes [1]-10:5
inclusive [1]-21:6
increase [1]-5:3
increased [1]-16:15
individual [1]-8:21
individuals [3]-6:13,
14:22,18:4
information [2]-
10:19,11:1
intent [1]-14:14
interest [1]-16:4
intersect [1]-18:7
investment [1]-6:15
invite [1]-3:7
issue [2]-15:5,15:20
J
January [2]-1:22,
21:17
Jason [2]-2:12,5:6
Jeff [1]-2:2
K
Kendall [1]-4:14
Krysti [6]-2:10,5:6,
11:5,11:8,16:1,
16:23
L
language [1]-10:7
LASALLE [1]-21:2
last [2]-9:12,9:19
legal [1]-5:18
legally [4]-5:17,7:10,
8:8,14:15
less [1]-9:17
life [2]-14:11,14:13
limit [2]-17:12,17:15
lines [1]-6:22
listed [1]-8:3
location [2]-10:11,
17:16
locations [1]-17:22
look [6]-5:15,7:22,
8:1,9:8,13:22,
17:18
looked [7]-6:17,
6:19,6:24,7:11,
7:21,9:13
looking [1]-9:20
M
maintenance [8]-
4:21,6:8,8:15,
11:24,12:6,12:7,
12:8,12:10
major [16]-5:2,6:19,
6:24,7:13,7:21,
7:24,8:2,9:5,9:7,
17:2,17:3,17:8,
17:18,18:6,18:16,
18:22
manual [2]-5:22,9:1
map [1]-11:3
Marcum [3]-2:5,4:5,
19:15
MARCUM [2]-4:6,
19:16
Marlys [1]-2:13
Mayor [2]-5:15,6:11
mean [6]-11:24,13:9,
13:10,13:14,15:6,
18:19
meant [1]-5:17
mechanism [1]-8:7
meet [3]-6:1,6:14,
12:18
meeting [4]-3:5,6:3,
20:2,20:6
members [1]-3:7
mentioned [3]-7:15,
17:4,17:21
merit [3]-8:10,10:14,
16:12
message [2]-5:1,5:2
messaging [1]-17:11
Millen [2]-2:6,13:2
millen [2]-4:3,19:13
MILLEN [2]-4:4,
19:14
mind [1]-5:9
Minute [1]-2:13
misconception [1]-
8:21
miss [2]-18:13,18:15
missed [1]-14:24
monument [5]-4:24,
8:24,9:11,10:17,
18:2
monument-type [1]-
18:2
motion [5]-3:15,
3:22,10:4,19:4,
19:10
moved [2]-3:19,19:7
MS [35]-3:23,4:1,
4:3,4:5,4:7,4:9,
4:11,5:7,5:12,11:9,
11:16,11:19,12:2,
Vitosh Reporting Service
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PZC -Public Hearing -January 13,2021
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12:5,12:11,12:17,
12:23,13:17,13:20,
14:7,15:9,15:13,
15:23,16:9,16:20,
17:7,17:14,17:17,
19:11,19:13,19:15,
19:17,19:20,19:22,
19:24
mute [1]-19:18
muting [1]-5:9
N
name [1]-14:2
near [1]-13:23
necessarily [2]-
10:19,18:5
need [3]-3:12,16:18,
17:20
needed [1]-15:22
new [1]-15:19
nice [1]-11:10
Noble [1]-2:10
NOBLE [21]-5:7,
5:12,11:9,11:16,
11:19,12:2,12:5,
12:11,12:17,12:23,
13:17,13:20,14:7,
15:9,15:13,15:23,
16:9,16:20,17:7,
17:14,17:17
non [18]-4:20,4:24,
5:17,7:10,7:21,8:2,
8:8,9:7,9:19,10:2,
10:5,10:16,11:14,
14:1,14:15,17:3,
17:18,18:6
non-conformational
[1]-4:20
non-conforming [9]-
4:24,5:17,7:10,8:8,
9:19,10:2,11:14,
14:1,14:15
non-major [6]-7:21,
8:2,9:7,17:3,17:18,
18:6
non-thoroughfare [2]
-10:5,10:16
notice [1]-7:23
Number [1]-3:16
number [2]-9:3,
11:16
nuts [1]-8:17
O
obviously [1]-3:6
occurring [1]-11:2
OF [3]-1:7,21:1,21:2
Olson [3]-2:2,4:1,
19:11
OLSON [15]-3:4,
3:21,4:2,4:12,5:10,
11:5,13:24,15:24,
17:12,17:15,18:11,
19:2,19:9,19:12,
20:1
one [14]-3:4,5:24,
9:2,9:12,9:18,13:9,
13:14,14:10,14:19,
16:3,16:24,17:16
one-for-one [1]-9:2
one-to-one [1]-5:24
ones [5]-7:23,8:1,
10:10,17:9,18:4
open [1]-3:15
opinion [4]-8:9,
15:17,16:3,18:21
opportunity [4]-9:7,
15:1,18:14,18:15
ordered [1]-15:18
ordinance [5]-5:16,
6:2,7:8,7:16,8:16
Ordinance [5]-4:18,
5:19,5:21,6:12,
7:18
original [2]-14:14,
21:11
originally [1]-17:7
ourselves [1]-13:15
outside [2]-12:8,
12:9
overall [2]-5:3,9:4
owner [1]-16:13
owners [1]-5:16
P
p.m [1]-1:23
packet [2]-8:4,11:1
Pages [1]-21:6
part [8]-7:19,8:5,
8:20,9:14,13:20,
16:7,16:9,16:11
particular [1]-6:18
particularly [1]-5:14
parts [1]-18:19
pass [1]-18:13
past [1]-14:22
pay [1]-14:22
people [4]-9:23,
10:21,15:1,18:13
percent [4]-9:6,9:8,
9:18,13:11
period [1]-5:19
permit [6]-6:6,6:7,
8:22,9:15,14:13,
15:13
permits [2]-9:18,
14:21
permitted [3]-7:6,
9:21,10:3
person [2]-13:9,
13:14
Petition [1]-3:16
petition [1]-19:3
petitioned [1]-6:10
petitioner [6]-3:13,
4:15,6:5,9:17,
12:15,15:14
petitioners [1]-8:19
petitions [1]-10:1
physical [1]-8:13
place [2]-10:22,21:9
Planner [1]-2:12
PLANNING [1]-1:11
play [1]-16:16
point [1]-15:10
portion [3]-5:22,
20:2,20:5
potentially [1]-8:7
preference [1]-17:6
PRESENT [2]-2:1,
2:9
presentation [1]-
3:14
presentations [1]-
3:9
proceedings [4]-3:2,
20:4,21:5,21:8
process [1]-9:15
prolong [1]-14:13
prolongs [1]-14:11
property [2]-5:16,
6:22
proposes [1]-4:20
proposing [1]-4:15
provide [1]-4:23
pubic [1]-21:5
PUBLIC [1]-1:12
public [12]-3:3,3:4,
3:7,3:16,4:12,5:12,
7:22,10:14,19:3,
19:5,20:1,20:5
PUD [2]-7:8,8:6
purporting [1]-12:5
purpose [1]-3:6
pursue [1]-9:6
put [1]-14:23
PZC [2]-3:16,4:13
Q
qualified [1]-13:1
questions [7]-5:9,
10:23,11:5,11:8,
15:21,15:24,18:24
quite [1]-11:23
R
rather [1]-17:16
re [1]-6:15
re-doing [1]-6:15
readjusting [1]-13:16
ready [1]-5:5
reason [2]-10:9,
16:10
reasoning [1]-16:8
recent [1]-7:14
recently [1]-6:21
recommendation [2]-
16:16,17:1
regard [1]-5:13
regarding [1]-19:3
related [2]-4:19,11:1
relook [1]-8:10
replace [1]-8:17
replacement [4]-
4:23,5:3,6:7,12:1
Reporter [1]-21:4
reproduced [1]-
21:14
request [2]-13:3,
16:10
requested [2]-13:14,
15:14
requesting [1]-9:17
requests [2]-9:16,
14:21
requirement [1]-6:2
research [2]-11:20,
17:24
response [1]-19:1
responsibility [1]-
21:13
review [1]-11:15
revise [1]-6:1
Richard [1]-2:4
right-of-way [1]-
16:14
Road [1]-1:18
roads [1]-7:15
roadway [1]-16:15
roadways [1]-6:21
role [1]-16:16
roll [2]-3:21,19:9
roughly [2]-7:2,7:6
rushing [1]-9:23
S
saw [1]-14:18
scheduled [1]-3:5
second [2]-3:20,
19:8
see [5]-6:11,9:24,
11:11,13:8,14:4
self [2]-12:20,12:21
self-imposed [2]-
12:20,12:21
Senior [1]-2:12
sense [2]-6:18,17:10
set [1]-21:16
setbacks [1]-6:22
Shorthand [1]-21:3
sign [22]-5:4,5:18,
5:22,5:23,6:1,6:2,
6:9,6:16,7:16,8:11,
9:11,9:21,10:2,
12:13,12:16,14:11,
14:12,14:13,15:9,
15:19,18:13
Sign [1]-7:18
signage [2]-4:21,
11:3
signed [1]-21:12
significant [1]-17:24
signs [34]-3:18,4:20,
5:1,5:2,5:17,6:19,
7:2,7:5,7:10,8:3,
8:7,8:24,9:5,9:10,
9:13,9:20,10:10,
10:16,10:17,10:18,
11:13,13:11,13:16,
13:20,13:22,14:1,
14:15,14:23,15:5,
16:7,18:1,18:2,
18:21,18:22
Signs [1]-4:17
similar [2]-9:16,
14:21
site [1]-12:24
situation [1]-16:17
size [2]-5:4,14:12
skip [1]-3:12
slight [1]-9:24
sorry [3]-13:6,14:8,
19:18
Sorry [1]-11:11
sort [1]-7:9
specific [1]-9:10
specifically [1]-10:5
SS [1]-21:1
staff [1]-12:5
Staff [6]-6:10,6:17,
10:23,16:10,17:7,
17:19
Staff's [2]-8:9,16:3
standard [1]-6:4
standards [2]-12:19,
17:2
start [1]-5:7
STATE [1]-21:1
state [1]-16:14
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC -Public Hearing -January 13,2021
3
static [1]-5:1
stay [1]-16:20
story [1]-15:18
streets [3]-8:3,9:7,
10:6
subsequently [1]-8:1
suggested [1]-17:8
swear [1]-3:12
switch [1]-14:2
sympathetic [1]-15:4
T
Taker [1]-2:13
technology [1]-6:14
tend [3]-10:16,
10:17,10:20
term [1]-4:21
testimony [3]-3:7,
19:3,19:5
Text [1]-3:17
text [4]-4:15,4:19,
4:22,5:13
therefore [2]-5:24,
10:14
thereof [2]-21:12,
21:16
thoroughfare [9]-5:2,
7:4,7:13,10:5,10:9,
10:16,18:6,18:16
thoroughfares [11]-
6:20,7:1,7:22,7:24,
8:2,9:5,17:2,17:3,
17:8,17:19,18:22
three [2]-11:7,15:21
tonight [2]-3:5,4:13
tonight's [1]-20:2
total [1]-7:1
Totally [2]-16:19,
16:21
town [1]-18:17
traffic [1]-16:15
transcribed [1]-21:4
transcript [2]-21:8,
21:11
trouble [1]-5:8
true [1]-21:7
truthfully [1]-14:4
trying [6]-6:13,
10:10,10:13,10:19,
14:2,15:16
two [2]-16:2,18:22
type [4]-7:7,9:1,
14:11,18:2
types [1]-9:16
typical [1]-17:21
U
UDL [1]-13:21
under [2]-21:12,
21:14
undergone [1]-7:17
unique [1]-12:24
UNITED [1]-1:7
United [3]-3:17,4:14,
4:17
up [5]-4:13,12:6,
13:22,14:3,15:9
update [2]-7:18,7:20
updates [1]-4:16
upgrade [1]-6:13
upgrading [1]-16:7
uptick [1]-9:24
V
variance [6]-7:9,
12:16,12:18,12:19,
13:1
video [1]-11:12
VINYARD [16]-3:24,
11:7,11:10,11:18,
11:21,12:3,12:9,
12:14,12:21,13:5,
13:19,15:3,15:11,
15:15,19:8,19:23
Vinyard [3]-2:4,3:23,
19:22
Vitosh [2]-21:3,
21:20
vote [2]-3:21,19:10
W
ways [1]-18:7
Wednesday [1]-1:22
welcome [1]-15:23
WHEREUPON [1]-
3:1
whole [3]-14:18,
15:17,15:18
widening [2]-6:21,
7:14
WILLIAMS [8]-3:19,
4:10,16:2,16:19,
16:21,18:9,19:7,
19:21
Williams [3]-2:7,4:9,
19:20
wishing [1]-3:10
wording [1]-17:5
worth [1]-13:13
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC -Public Hearing -January 13,2021
4
Y
years [4]-9:19,13:11,
13:16,18:18
YORKVILLE [2]-1:7,
1:8
Yorkville [4]-1:19,
3:17,4:14,4:17
YOUNG [14]-3:23,
4:1,4:3,4:5,4:7,
4:9,4:11,19:11,
19:13,19:15,19:17,
19:20,19:22,19:24
Young [1]-2:13
Z
Zoning [6]-4:18,
5:19,5:21,6:12,
7:20,8:10
ZONING [1]-1:11