Planning and Zoning Commission Minutes 2023 07-12-23APPROVED 9/13/23
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PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, July 12, 2023 7:00pm
Meeting Called to Order
Chairman Jeff Olson called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call
Deborah Horaz-yes, Greg Millen-yes, Jeff Olson-yes, Richard Vinyard-yes,
Danny Williams-yes
Absent: Rusty Hyett, Reagan Goins
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Lynn Dubajic Kellogg, City Consultant
Chris Vitosh, Vitosh Reporting Service
Jim Rorie, Trinity Church United Methodist
Bob Boyd, Trinity Church United Methodist
Jason Cooper, Kimley-Horn
Tom Huddleston, Huddleston McBride
Adam Beal, Turning Point Energy
Mr. Kyle Barry, McGuire Woods LLP
Scott Osborn, Turning Point Energy
Emily Kahanic, Kimley-Horn
Previous Meeting Minutes June 14, 2023
The minutes were approved as presented on a motion and second by Commissioners
Williams and Horaz, respectively.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes. Carried 5-0.
Citizen’s Comments None
Public Hearings
There were two Public Hearings scheduled for this meeting, however, the second one,
My Bristol Dream Events, was not able to submit their documents in time for this
meeting and therefore, will not be heard tonight. Mr. Olson explained the procedure for
the Hearing and swore in those who would give testimony.
At approximately 7:04pm a motion was made and seconded by Mr. Vinyard and Mr.
Williams, respectively to open the Public Hearing. Roll call: Millen-yes, Olson-yes,
Vinyard-yes, Williams-yes, Horaz-yes. Carried 5-0. Mr. Olson read the case description.
Page 2 of 6
1. PZC 2023-04 Trinity Church United Methodist, Petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting
sign variance approval to move their three (3) existing non-conforming on-site
signs to new locations on the property. This is due to the future widening of
Bridge Street by the Illinois Department of Transportation. The property is
located at 2505 Boomer Lane at the southeast corner of the Cannonball Trail and
Illinois Route 47 (Bridge Street) intersection, in Yorkville, Illinois.
(See Court Reporter's Transcript of proceedings)
A motion was made by Commissioners Vinyard and Williams, respectively, at
approximately 7:06pm to close the Public Hearing. Roll call: Millen-yes, Olson-yes,
Vinyard-yes, Williams-yes, Horaz-yes. Carried 5-0.
Ms. Noble said there are 3 signs existing at the location and IDOT had requested they
move the signs as part of the Rt. 47 widening. The church could keep the signs as legal
non-conforming for 5 years, but they are now asking for the variance to keep the signs as
they are. Staff is not opposed and the public was notified with no negative feedback.
Chairman Olson read the general standards and sign variance standards. The Petitioner
would like their replies to the standards to be part of the official record.
Action Item
Variance Request
It was moved by Commissioner Vinyard to approve the variance request PZC 2023-04
and it was seconded by Commissioner Williams who read the motion as follows: In
consideration of testimony presented during a Public Hearing on July 12, 2023 and
approval of the findings of fact, the Planning and Zoning Commission recommends
approval of a request to vary the sign regulations contained in Section 10-20-8-A-1 and
Section 10-20-8-B of the United City of Yorkville Zoning Ordinance as stated in a staff
memorandum dated June 6, 2023 for the property commonly known as 2505 Boomer
Lane.
Roll call: Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes, Millen-yes. Carried 5-0.
2. PZC 2023-06 Elizabeth Chapa dba My Bristol Dream Events. Documents not
submitted for Hearing, not being presented at this meeting.
Unfinished Business
Items #1 and 2 were discussed simultaneously.
1. PZC 2023-02 Turning Point Energy, LLC, petitioner, has filed applications with
the United City of Yorkville, Kendall County, Illinois, requesting rezoning
approval, special use authorization and variance approval to construct a solar farm
on the 54-acre parcel generally located east of Cannonball Trail and north of the
Burlington Northern Santa Fe railroad line within the Bristol Ridge Planned Unit
Development. The petitioner is requesting to rezone the parcel from the R-2
Single-Family and R-2 Duplex PUD to the A-1 Agricultural District, special use
permit approval for a solar farm land use and variance approval to decrease the
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minimum distance between the ground and the solar panels from ten (10) feet to a
minimum height of two (2) feet.
2. PZC 2023-03 Turning Point Energy, LLC, petitioner, has filed applications with
the United City of Yorkville, Kendall County, Illinois, requesting rezoning
approval, special use authorization and variance approval to construct a solar farm
on the 42-acre parcel generally located east of Cannonball Trail and south of
Galena Road within the Bristol Ridge Planned Unit Development. The petitioner
is requesting to rezone the parcel from the R-2 Single-Family and R-3 Townhome
PUD to the A-1 Agricultural District zoning, special use permit approval for a
solar farm land use and variance approval to decrease the minimum distance
between the ground and the solar panels from ten (10) feet to a minimum height
of two (2) feet.
Attorney Mr. Kyle Barry asked to address these cases together. He said they came before
this Commission in May and many questions were raised about the projects, so he gave a
brief presentation to address some of the issues. Mr. Jason Cooper of Kimley-Horn said
they have updated the site plan and pushed the panel locations farther from the road. He
asked if a buffer would be needed. Mr. Cooper's staff said the cost estimates were
increased to allow for inflation, a glare study was redone showing no issues with minor
modifications including a 5% change in the resting position for the panels, a pollution
plan was submitted and erosion will be controlled during construction.
Mr. Barry addressed a blanket easement request from the city which he said did not seem
necessary for decommissioning. The Agricultural Impact Mitigation Agreement that was
required includes language that accomplishes what an easement would. The other issue
he had is that the easement would encumber the title to the property. He said the city
would acquire a property interest and it would be inappropriate.
Ms. Noble provided a response to the information presented by Mr. Barry and Mr.
Cooper. She said it has been standard procedure to request blanket easements which gives
the right to enter if the project is defunct. The language in the agreement mentioned
above only allows to draw down funds, not enter the property. Ms. Noble said the
blanket easement has been done with other recent solar projects. Mr. Barry said he did
not think other subdivisions were required to enter into the Mitigation Agreement and
doing it as an easement is inappropriate—he suggested doing it in another way rather
than by title encumbrances which could affect financing. He proposed a narrow license
giving the right to enter, triggered by abandonment.
Mr. Olson said if the blanket easement is a requirement, the Commission would
recommend that. He also commented on other items including decommissioning and
drainage. He does not agree with the decommissioning plan and thinks the revised 3%
inflation rate is more appropriate than the proposed amount, however, he feels that should
be doubled. Mr. Cooper said Covid has reduced inflation and suggested 3%. Mr. Olson
said the Commissioners would recommend the City Council discuss the rate for the
special use.
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Regarding drainage for site #105, Tom Huddleston of Huddleston Drainage Company,
said this parcel was going to be a subdivision at one time for which they did a drainage
study. He said the drainage tiles can be re-routed, they will maintain the existing
agricultural land and also improve/maintain the land so it can be returned to ag when the
project decommissions. Ms. Horaz asked who oversees this aspect and Mr. Huddleston
replied a study will be provided and is contingent on the building permit.
It was noted by Ms. Noble that the entry points for both sites have been adjusted to
consider requests from the County Highway Commissioner and that the setback of panels
on #105 from the nearest residential unit be changed to 830 feet from 530 feet.
Ms. Horaz recommended that one particular planting-- allium (Latin name cernuum) be
excluded from the list as the bulbs multiply greatly. This will be included as a
recommendation to the special use.
Chairman Olson read the standards for the rezoning, special use and variance.
MOTIONS FOR PZC 2023-02 BRISTOL RIDGE SOLAR FARM 105
SPECIAL USE: Motion by Mr. Williams, second by Mr. Vinyard to approve.
Motion read by Ms. Noble: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for Special Use
authorization to construct a freestanding solar energy system, or solar farm, contingent
upon approval of annexation agreement amendment for the Bristol Ridge Development
by the City Council, for a property generally located north of the Burlington Northern
Santa Fe railroad line and east of Cannonball Trail, subject to staff recommendations in a
memo dated July 5, 2023 and further subject to the removal of allium as a proposed plant
in the landscaping plan and an increase in the inflation rate for the decommissioning
schedule, above the 3% which is recommended by staff.
Roll call: Vinyard-yes, Williams-yes, Horaz-yes, Millen-yes, Olson-yes. Passed 5-0.
REZONING: Motion by Mr. Williams, second by Mr. Vinyard to approve.
Motion read by Mr. Vinyard: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for rezoning from R-2
Single-Family and R-2D Duplex PUD (Bristol Ridge) to A-1 Agricultural District for the
purpose of constructing a freestanding solar energy system, or solar farm, contingent
upon approval of annexation agreement amendment for the Bristol Ridge Development
by the City Council, for a property generally located north of the Burlington Northern
Santa Fe railroad line and east of Cannonball Trail.
Roll call: Williams-yes, Horaz-yes, Millen-yes, Olson-yes, Vinyard-yes. Passed 5-0.
VARIANCE: Motion by Mr. Vinyard, second by Mr. Williams to approve.
Motion read by Mr. Williams: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for variance from
Section 10-19-7-D of the Yorkville Municipal Code to reduce the minimum clearance
Page 5 of 6
between the lowest point of a freestanding solar panel and the surface on which the
system is mounted from ten feet to two feet, contingent upon approval of annexation
agreement amendment for the Bristol Ridge Development by the City Council, for a
property generally located north of the Burlington Northern Santa Fe railroad line and
east of Cannonball Trail.
Roll call: Horaz-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes. Passed 5-0.
MOTIONS FOR PZC 2023-03 BRISTOL RIDGE SOLAR FARM 106
SPECIAL USE: Motion by Mr. Vinyard, second by Mr. Williams to approve.
Motion read by Mr. Williams: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for Special Use
authorization to construct a freestanding solar energy system, or solar farm, contingent
upon approval of annexation agreement amendment for the Bristol Ridge Development
by the City Council, for a property generally located south of Galena Road and east of
Cannonball Trail, subject to staff recommendations in a memo dated July 5, 2023 and
further subject to removal of allium as a proposed plant material in the landscape plan
and the increase of the inflation rate above 3% as recommended by staff.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes. Passed 5-0.
REZONING: Motion by Mr. Williams, second by Mr. Vinyard to approve.
Motion read by Mr. Vinyard: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for rezoning from R-2
Single-Family and R-3 Townhome PUD (Bristol Ridge) to A-1 Agricultural District for
the purpose of constructing a freestanding solar energy system, or solar farm, contingent
upon approval of annexation agreement amendment for the Bristol Ridge Development
by the City Council, for a property generally located south of Galena Road and east of
Cannonball Trail.
Roll call: Horaz-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes. Passed 5-0.
VARIANCE: Motion by Mr. Vinyard, second by Mr. Williams to approve.
Motion read by Mr. Williams: In consideration of testimony presented during a Public
Hearing on May 10, 2023 and discussion of the findings of fact, the Planning and Zoning
Commission recommends approval to the City Council a request for variance from
Section 10-19-7-D of the Yorkville Municipal Code to reduce the minimum clearance
between the lowest point of a freestanding solar panel and the surface on which the
system is mounted from ten feet to two feet, contingent upon approval of annexation
agreement amendment for the Bristol Ridge Development by the City Council, for a
property generally located south of Galena Road and east of Cannonball Trail.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes. Passed 5-0.
New Business:
1. PZC 2023-04 Trinity Church (see details under Public Hearings)
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2. PZC 2023-06 Elizabeth Chapa, My Bristol Dream Events
Documents not submitted, case not heard at this meeting.
Additional Business None
Adjournment
There was no further business and the meeting was adjourned at 7:41pm on a
unanimous voice vote.
Respectfully submitted by
Marlys Young, Minute Taker
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PZC - Public Hearing - July 12, 2023
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, July 12, 2023
7 :00 p .m .
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PZC - Public Hearing - July 12, 2023
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PRESENT:
Mr. Jeff Olson, Chairman,
Ms. Deborah Horaz,
Mr. Richard Vinyard.
Mr. Danny Williams,
Mr. Greg Millen.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Marlys Young, Minute Taker.
- - - - -
I N D E X
WITNESS: PAGE
BOB LLOYD 6
- - - - -
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PZC - Public Hearing - July 12, 2023
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(WHEREUPON, the following
proceedings were had in public
hearing:)
CHAIRMAN OLSON: There are two public
hearings scheduled for tonight's Planning and
Zoning Commission meeting; one of them, however,
we are not hearing tonight, the request for Chapa
d /b /a as My Bristol Dream Events, did not get
their information in in time for the meeting, so
we won't be actually hearing that tonight. If
anybody was waiting for that, take it easy, no
hard feelings.
What we are hearing tonight is PZC
2023-0 4 Trinity Church United Methodist, their
petition for sign variance.
The purpose tonight of this hearing
is to invite testimony from members of the public
regarding the proposed request that is being
considered before the Commission tonight.
Public testimony from persons
present who wish to speak may be for or may be
against the request or to ask questions of
petitioner regarding the request being heard.
Those persons wishing to testify
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PZC - Public Hearing - July 12, 2023
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tonight are asked to speak clearly, one at a
time, and state your name, who you represent.
You are also asked to sign in at the podium if
you haven't done it already.
If you plan to speak during
tonight's public hearing tonight as a petitioner
or a member of the public, please stand now,
raise your right hand, and repeat after me.
(Witnesses sworn.)
CHAIRMAN OLSON: Thank you. You may be
seated. All right.
The order of tonight for how we do
this during public hearing will be as follows:
The petitioner will make the individual
presentation for what they are presenting, and
then those who wish to speak in favor of the
request will speak and then those who wish to
speak in opposition to the request may speak.
So with that out of the way, may I
have a motion, please, to open the public hearing
on petition PZC 2022-0 4 (sic), Trinity Church
United Methodist?
MR. VINYARD: So moved.
MR. WILLIAMS: Second.
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PZC - Public Hearing - July 12, 2023
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CHAIRMAN OLSON: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
CHAIRMAN OLSON: Yes.
MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: And Horaz.
MS. HORAZ: Yes.
CHAIRMAN OLSON: All right. The public
hearing up for discussion tonight is as follows:
Trinity Church United Methodist has filed an
application with the United City of Yorkville,
Kendall County, Illinois, requesting sign
variance approval to move their three existing
non-conforming on-site signs to new locations on
the property due to the future widening of Bridge
Street by the Illinois Department of
Transportation.
The property is at 250 5 Boomer Lane
at the s outh east corner of Cannonball Trail and
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PZC - Public Hearing - July 12, 2023
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Route 47 in Yorkville, Illinois.
Is the petitioner for PZC 2024-04
(sic), Trinity Church, present and prepared to
make their presentation?
(No response.)
CHAIRMAN OLSON: Is this our Zoom
person?
MS. NOBLE: He's right there. Did you
want to go to the podium and just introduce
yourself?
BOB LLOYD,
having been first duly sworn, testified from the
podium as follows:
MR. LLOYD: Hi. I 'm Bob Lloyd from
Trinity Methodist Church, chairman of the
trustees, and we never intended to move the
signs, but IDOT is widening Route 47 and we --
they acquired our land along there, the western
section of our property, so we had to move the
signs that were in their right-of-way, and they
came out and pinpointed where we had to put our
signs.
Is there any more questions or
anything you wanted to talk about? Okay. Thank
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PZC - Public Hearing - July 12, 2023
7
you.
MS. NOBLE: That's all.
CHAIRMAN OLSON: Thank you. All right.
Is there anyone who wishes to speak in favor of
the sign variance approval request?
(No response.)
CHAIRMAN OLSON: Is there anyone who
wishes to speak in opposition?
(No response.)
CHAIRMAN OLSON: All right. Seeing as
there are none, do we have any questions from the
Commissioners for the petitioner right now?
(No response.)
CHAIRMAN OLSON: Okay. Since all
testimony regarding this petition has been taken,
may I have a motion, please, then to close the
taking of testimony in the public hearing?
MR. VINYARD: So moved.
MR. WILLIAMS: Second.
CHAIRMAN OLSON: Roll call vote on the
motion, please, ma'am.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
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PZC - Public Hearing - July 12, 2023
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CHAIRMAN OLSON: Yes.
MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: Horaz.
MS. HORAZ: Yes.
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 - July 12, 2023
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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 9 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 July, A.D., 2023.
Christine M. Vitosh, CSR
Illinois CSR No. 084-002883
0
084-002883 [1] - 9:20
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1 [1] - 9:6
12 [1] - 1:21
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2022-04 [1] - 4:21
2023 [2] - 1:21, 9:17
2023-04 [1] - 3:14
2024-04 [1] - 6:2
21st [1] - 9:17
2505 [1] - 5:23
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47 [2] - 6:1, 6:17
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6 [1] - 2:19
651 [1] - 1:17
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7:00 [1] - 1:22
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9 [1] - 9:6
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A.D [1] - 9:17
accuracy [1] - 9:14
acquired [1] - 6:18
aforesaid [1] - 9:9
ALSO [1] - 2:8
AND [1] - 1:10
annexed [1] - 9:10
application [1] - 5:16
applies [1] - 9:11
approval [2] - 5:18,
7:5
assume [1] - 9:13
B
Barksdale [1] - 2:9
Barksdale-Noble [1] -
2:9
Bob [1] - 6:14
BOB [2] - 2:19, 6:11
Boomer [1] - 5:23
Bridge [1] - 5:20
Bristol [1] - 3:8
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Cannonball [1] - 5:24
certificate [1] - 9:10
certification [1] - 9:16
Certified [1] - 9:3
certified [1] - 9:12
certify [2] - 9:4, 9:10
Chairman [1] - 2:2
chairman [1] - 6:15
CHAIRMAN [13] - 3:4,
4:10, 5:1, 5:6, 5:13,
6:6, 7:3, 7:7, 7:10,
7:14, 7:20, 8:1, 8:8
Chapa [1] - 3:7
Christine [2] - 9:3,
9:20
Church [5] - 3:14,
4:21, 5:15, 6:3, 6:15
City [1] - 5:16
CITY [1] - 1:6
clearly [1] - 4:1
close [1] - 7:16
closed [1] - 8:9
COMMISSION [1] -
1:10
Commission [2] - 3:6,
3:19
Commissioners [1] -
7:12
Community [1] - 2:9
complete [1] - 9:7
computer [1] - 9:7
computer-generated
[1] - 9:7
conforming [1] - 5:19
considered [1] - 3:19
control [1] - 9:15
copies [2] - 9:12, 9:14
corner [1] - 5:24
correct [1] - 9:7
County [1] - 5:17
COUNTY [1] - 9:2
CSR [2] - 9:20, 9:20
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d/b/a [1] - 3:8
Danny [1] - 2:5
Deborah [1] - 2:3
Department [1] - 5:21
Development [1] -
2:10
direction [1] - 9:15
Director [1] - 2:10
discussion [1] - 5:14
done [1] - 4:4
Dream [1] - 3:8
Drive [1] - 1:17
due [1] - 5:20
duly [1] - 6:12
during [2] - 4:5, 4:13
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easy [1] - 3:11
Events [1] - 3:8
existing [1] - 5:18
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favor [2] - 4:16, 7:4
feelings [1] - 3:12
filed [1] - 5:15
first [1] - 6:12
following [1] - 3:1
follows [3] - 4:13,
5:14, 6:13
foregoing [1] - 9:6
future [1] - 5:20
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generated [1] - 9:7
Greg [1] - 2:6
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hand [3] - 4:8, 9:13,
9:17
hard [1] - 3:12
heard [1] - 3:23
HEARING [1] - 1:11
hearing [13] - 3:3, 3:7,
3:10, 3:13, 3:16, 4:6,
4:13, 4:20, 5:14,
7:17, 8:9, 8:11, 9:5
hearings [1] - 3:5
hereby [1] - 9:4
hereto [1] - 9:11
hereunto [1] - 9:16
hi [1] - 6:14
Horaz [3] - 2:3, 5:11,
8:6
HORAZ [2] - 5:12, 8:7
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IDOT [1] - 6:17
ILLINOIS [2] - 1:7, 9:1
Illinois [5] - 1:18, 5:17,
5:21, 6:1, 9:20
inclusive [1] - 9:6
individual [1] - 4:14
information [1] - 3:9
intended [1] - 6:16
introduce [1] - 6:9
invite [1] - 3:17
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Jeff [1] - 2:2
July [2] - 1:21, 9:17
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Kendall [1] - 5:17
Krysti [1] - 2:9
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land [1] - 6:18
Lane [1] - 5:23
LASALLE [1] - 9:2
LLOYD [3] - 2:19,
6:11, 6:14
Lloyd [1] - 6:14
locations [1] - 5:19
M
ma'am [1] - 7:21
Marlys [1] - 2:11
meeting [4] - 3:6, 3:9,
8:9, 8:12
member [1] - 4:7
members [1] - 3:17
Methodist [4] - 3:14,
4:22, 5:15, 6:15
millen [1] - 7:22
Millen [2] - 2:6, 5:3
MILLEN [2] - 5:4, 7:23
Minute [1] - 2:11
motion [4] - 4:20, 5:2,
7:16, 7:21
move [3] - 5:18, 6:16,
6:19
moved [2] - 4:23, 7:18
MR [11] - 4:23, 4:24,
5:4, 5:8, 5:10, 6:14,
7:18, 7:19, 7:23, 8:3,
8:5
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 12, 2023
1
MS [13] - 5:3, 5:5, 5:7,
5:9, 5:11, 5:12, 6:8,
7:2, 7:22, 8:2, 8:4,
8:6, 8:7
N
name [1] - 4:2
never [1] - 6:16
new [1] - 5:19
Noble [1] - 2:9
NOBLE [2] - 6:8, 7:2
non [1] - 5:19
non-conforming [1] -
5:19
none [1] - 7:11
O
OF [3] - 1:6, 9:1, 9:2
Olson [3] - 2:2, 5:5,
7:24
OLSON [13] - 3:4,
4:10, 5:1, 5:6, 5:13,
6:6, 7:3, 7:7, 7:10,
7:14, 7:20, 8:1, 8:8
on-site [1] - 5:19
one [2] - 3:6, 4:1
open [1] - 4:20
opposition [2] - 4:18,
7:8
order [1] - 4:12
original [1] - 9:11
P
p.m [1] - 1:22
PAGE [1] - 2:18
Pages [1] - 9:6
person [1] - 6:7
persons [2] - 3:20,
3:24
petition [3] - 3:15,
4:21, 7:15
petitioner [5] - 3:23,
4:6, 4:14, 6:2, 7:12
pinpointed [1] - 6:21
place [1] - 9:9
plan [1] - 4:5
PLANNING [1] - 1:10
Planning [1] - 3:5
podium [3] - 4:3, 6:9,
6:13
Pointe [1] - 1:17
portion [2] - 8:9, 8:11
Prairie [1] - 1:17
prepared [1] - 6:3
PRESENT [2] - 2:1,
2:8
present [2] - 3:21, 6:3
presentation [2] -
4:15, 6:4
presenting [1] - 4:15
proceedings [4] - 3:2,
8:10, 9:5, 9:8
property [3] - 5:20,
5:23, 6:19
proposed [1] - 3:18
pubic [1] - 9:5
PUBLIC [1] - 1:11
public [12] - 3:2, 3:4,
3:17, 3:20, 4:6, 4:7,
4:13, 4:20, 5:13,
7:17, 8:8, 8:11
purpose [1] - 3:16
put [1] - 6:21
PZC [3] - 3:13, 4:21,
6:2
Q
questions [3] - 3:22,
6:23, 7:11
R
raise [1] - 4:8
regarding [3] - 3:18,
3:23, 7:15
repeat [1] - 4:8
Reporter [1] - 9:4
represent [1] - 4:2
reproduced [1] - 9:14
request [7] - 3:7, 3:18,
3:22, 3:23, 4:17,
4:18, 7:5
requesting [1] - 5:17
response [4] - 6:5,
7:6, 7:9, 7:13
responsibility [1] -
9:13
richard [1] - 2:4
right-of-way [1] - 6:20
roll [2] - 5:1, 7:20
Route [2] - 6:1, 6:17
S
scheduled [1] - 3:5
seated [1] - 4:11
second [2] - 4:24,
7:19
section [1] - 6:19
seeing [1] - 7:10
set [1] - 9:16
Shorthand [1] - 9:3
sic [2] - 4:21, 6:3
sign [4] - 3:15, 4:3,
5:17, 7:5
signed [1] - 9:12
signs [4] - 5:19, 6:17,
6:20, 6:22
site [1] - 5:19
southeast [1] - 5:24
SS [1] - 9:1
stand [1] - 4:7
STATE [1] - 9:1
state [1] - 4:2
Street [1] - 5:21
sworn [2] - 4:9, 6:12
T
Taker [1] - 2:11
testified [1] - 6:12
testify [1] - 3:24
testimony [4] - 3:17,
3:20, 7:15, 7:17
thereof [2] - 9:12, 9:16
three [1] - 5:18
tonight [9] - 3:7, 3:10,
3:13, 3:16, 3:19, 4:1,
4:6, 4:12, 5:14
tonight's [3] - 3:5, 4:6,
8:9
Trail [1] - 5:24
transcribed [1] - 9:4
transcript [2] - 9:8,
9:11
Transportation [1] -
5:22
Trinity [5] - 3:14, 4:21,
5:15, 6:3, 6:15
true [1] - 9:7
trustees [1] - 6:16
two [1] - 3:4
U
under [2] - 9:12, 9:14
UNITED [1] - 1:6
United [4] - 3:14, 4:22,
5:15, 5:16
up [1] - 5:14
V
variance [3] - 3:15,
5:18, 7:5
VINYARD [4] - 4:23,
5:8, 7:18, 8:3
Vinyard [1] - 2:4
vinyard [2] - 5:7, 8:2
Vitosh [2] - 9:3, 9:20
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 12, 2023
2
vote [2] - 5:1, 7:20
W
waiting [1] - 3:11
Wednesday [1] - 1:21
western [1] - 6:18
WHEREUPON [1] -
3:1
widening [2] - 5:20,
6:17
Williams [3] - 2:5, 5:9,
8:4
WILLIAMS [4] - 4:24,
5:10, 7:19, 8:5
wish [3] - 3:21, 4:16,
4:17
wishes [2] - 7:4, 7:8
wishing [1] - 3:24
WITNESS [1] - 2:18
witnesses [1] - 4:9
Y
YORKVILLE [2] - 1:6,
1:7
Yorkville [3] - 1:18,
5:16, 6:1
YOUNG [10] - 5:3, 5:5,
5:7, 5:9, 5:11, 7:22,
7:24, 8:2, 8:4, 8:6
Young [1] - 2:11
yourself [1] - 6:10
Z
Zoning [1] - 3:6
ZONING [1] - 1:10
Zoom [1] - 6:6
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
WAS THE SIGN ERECTED LEGALLY WITH A SIGN PERMIT?
ARE THERE LIMITED AVAILABLE LOCATIONS FOR SIGNAGE ON THE PROPERTY?
DOES THE SIGN FACE A STREET WITH A FORTY (40) MILE PER HOUR OR HIGHER SPEED LIMIT?
IS THE SIGN ON A STREET WITH TWENTY THOUSAND (20,000) OR HIGHER VEHICLE TRIPS PER DAY?
IS THE SIGN ON A WALL FACING A PUBLIC RIGHT-OF-WAY WITHOUT A PUBLIC ENTRANCE?
WOULD THE SIGN BE BLOCKED BY EXISTING OR REQUIRED LANDSCAPING?
PLEASE STATE THE VARIANCE REQUESTED AND THE CITY ORDINANCE INCLUDING THE SECTION NUMBERS TO BE VARIED:
PLEASE STATE HOW THE PROPOSED VARIATION WILL NOT IMPAIR AN ADEQUATE SUPPLY OF LIGHT AND AIR TO ADJACENT PROPERTY, OR SUBSTANTIALLY
INCREASE THE CONGESTION IN THE PUBLIC STREETS, OR INCREASE THE DANGER TO THE PUBLIC SAFETY, OR SUBSTANTIALLY DIMINISH OR IMPAIR PROPERTY
VALUES WITHIN THE NEIGHBORHOOD:
PLEASE CONFIRM THE PROPOSED VARIATION IS CONSISTENT WITH THE OFFICIAL COMPREHENSIVE PLAN AND OTHER DEVELOPMENT STANDARDS AND
POLICIES OF THE CITY.
YES NO
YES
YES
YES
YES
YES
NO
NO
NO
NO
NO
✔
✔
✔
✔
✔
✔
10-20-8-A(1) Permitted Signs; Agricultural and Residential Zoning Districts: Freestanding identification or business signs.
Sign 1 - Increase maximum height from 5 feet to 7 feet; increase maximum sign area for a message board sign from 50% to
54%
Sign 2 - Increase the number of permitted monument signs from one (1) to two (2); Increase the maximum height from 5 feet to
5 feet 3 inches.
10-20-8-B Temporary Signs
Permit a banner sign as a temporary sign in the residential district according to the standards set in Section 10-20-9-B.
Signs have been moved due to IDOT expansion and in conformance with their requirements. Parcel is large and signs will not
impede any light or airflow.
This variance is consistent with the comprehensive plan and meets the standards for commercial signage within Yorkville.
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
PLEASE DESCRIBE THE COST TO THE PETITIONER OF COMPLYING WITH THE SIGN ORDINANCE REQUIREMENTS:
IF THERE ARE ANY UNIQUE PHYSICAL CHARACTERISTICS OF THE PROPERTY, PLEASE DESCRIBE THEM BELOW:
PLEASE STATE HOW THE GRANTING OF THE VARIATION WILL NOT BE DETRIMENTAL TO THE PUBLIC WELFARE OR INJURIOUS TO OTHER PROPERTY OR IM-
PROVEMENTS IN THE NEIGHBORHOOD IN WHICH THE PROPERTY IS LOCATED:
PLEASE STATE HOW THE PARTICULAR SURROUNDINGS, SHAPE OR TOPOGRAPHICAL CONDITIONS OF THE SPECIFIC PROPERTY INVOLVED, A PARTICULAR
HARDSHIP TO THE OWNER WOULD RESULT, AS DISTINGUISHED FROM A MERE INCONVENIENCE, IF THE STRICT LETTER OF REGULATIONS WAS CARRIED OUT:
Signs had to be moved due to IDOT right of way and IDOT required their placement where they are now located. Combining or
changing the signs was never the church's intention as we were content with their location and function.
No unique characteristics but IDOT needed the space where the original signs were located.
Signs are in similar style and size to existing sings. A variation will not change what has previously been a complying use.
The hardship we have faced is the taking by IDOT of our property for their use of Bridge Street widening. This has required us to
move our signs against our will according to their specifications.
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
PLEASE STATE HOW THE CONDITIONS UPON WHICH THE APPLICATION FOR A VARIATION IS BASED ARE UNIQUE TO THE PROPERTY FOR WHICH THE VARIATION IS SOUGHT AND
ARE NOT APPLICABLE, GENERALLY, TO OTHER PROPERTY WITHIN THE SAME ZONING CLASSIFICATION:
PLEASE STATE HOW THE ALLEGED DIFFICULTY OR HARDSHIP IS CAUSED BY THIS TITLE AND HAS NOT BEEN CREATED BY ANY PERSON PRESENTLY HAVING AN INTEREST IN
THE PROPERTY:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
This is a result of the IDOT taking.
The signs were considered legally nonconforming by the code as they were installed prior to the current standards. The only
reason for moving the signs was due to the IDOT taking. Also, we are a non residential use within the R-1 district and are not a
dwelling.
3-29-2023