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Planning and Zoning Commission Packet 2023 11-08-23 PLANNING AND ZONING COMMISSION AGENDA Wednesday, November 8, 2023 7:00 PM Yorkville City Hall Council Chambers 651 Prairie Pointe Drive Meeting Called to Order: 7:00 p.m. Roll Call: Previous meeting minutes: October 11, 2023 Citizen’s Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PZC 2022-23 Jacob Victor, on behalf of Northpointe Development Corporation, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification of an approximately 3.43-acre parcel located at the southeast corner of Veteran’s Parkway (U.S. Route 34) and Sycamore Road in Yorkville, Illinois. The petitioner is seeking to rezone the property from the B-3 General Business District to the R-4 General Multi-Family Residence District. Additionally, the petitioner is requesting variance approval to increase the maximum allowable density in the R-4 General Multi-Family Residence District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. The purpose of the rezoning and variance requests are to establish and operate a three (3) story, forty-eight (48) dwelling-unit senior apartment complex (Fox Hill Senior Living). Unfinished Business New Business 1. PZC 2022-23 Jacob Victor, on behalf of Northpointe Development Corporation, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification of an approximately 3.43-acre parcel located at the southeast corner of Veteran’s Parkway (U.S. Route 34) and Sycamore Road in Yorkville, Illinois. The petitioner is seeking to rezone the property from the B-3 General Business District to the R-4 General Multi-Family Residence District. Additionally, the petitioner is requesting variance approval to increase the maximum allowable density in the R-4 General Multi-Family Residence District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. The purpose of the rezoning and variance requests are to establish and operate a three (3) story, forty-eight (48) dwelling-unit senior apartment complex (Fox Hill Senior Living). Action Item: Rezone and Variance United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us 2. PZC 2023-15 Luz M. Padilla, on behalf of Abby Properties, LLC, petitioner, is seeking Final Plat approval for an approximately 9.4-acre site consisting of 44 single-family attached dwelling units and an open space lot within Phase 4 of the Kendall Marketplace Townhome Development. The property is generally located at south of Blackberry Shore Lane and north of Gillespie Lane in Yorkville, Illinois (Townes of Kendall Marketplace). Action Item: Final Plat Additional Business 1. 2024 Planning and Zoning Commission Meeting Schedule 2. City Council Action Updates a. PZC 2023-08 Ali Bukhres, on behalf of QuikTrip Corporation, petitioner/contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting special use permit authorization for a gasoline service station with accessory convenience store, pursuant to Section 10-6-0 of the Yorkville City Code. The real property is approximately 5.51 acres and is located at the northeast corner of State Route 47 (Bridge Street) and State Route 71 (Stagecoach Trail) intersection. Action Item Special Use b. PZC 2023-12 Alexander L. Berman, on behalf of Kendall Holdings I, LLC, petitioner, is seeking final plat of resubdivision approval for Lots 4 & 5 of the Kendall Marketplace Commercial Development. The commercial outlots, consisting of approximately 3 acres, are generally located at the northwest corner of US Route 34 and Isabel Drive within the larger retail development. Action Item Final Plat Adjournment DRAFT Page 1 of 4 PLANNING & ZONING COMMISSION City Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, October 11, 2023 7:00pm Meeting Called to Order Plan Commission member Daniel Williams called the meeting to order at 7:00pm, roll was called and a quorum was established. Roll Call Greg Millen-yes/electronic attendance, Daniel Williams-yes, Deborah Horaz-yes, Reagan Goins-yes Absent: Rusty Hyett, Richard Vinyard City Staff Krysti Barksdale-Noble, Community Development Director Other Guests Lynn Dubajic Kellogg, Economic Development Director Chris Vitosh, Vitosh Reporting Service David Schultz, HR Green Mr. Ali Bukhres, QuikTrip John & Janet Warnecke, Walnut Drive Phil & Linda Corrington Beth Nesheim Darla Holman, MDG, Zoom Nick Fitikas, Sam Banks Law Connor Holman, electronic attendance Andrew Smith, electronic attendance Johnathon Smith, MDG, Zoom iphone (39) Previous Meeting Minutes September 13, 2023 The minutes were approved as presented on a motion and second by Commissioners Goins and Horaz, respectively. Roll call: Williams-yes, Horaz-yes. Goins-yes, Millen-yes, Carried 4-0. Citizen’s Comments Mr. John Warnecke of Walnut Drive said at Rt. 71 and 47 near the old motel, there was previously a fire hydrant on the corner. When Rt. 71 was widened, the hydrant was removed and not replaced. His wife wrote a letter to State Senator Sue Rezin who contacted the city. There has been no resolution, so Mr. Williams said this will be researched with the city and Mr. Warnecke will be contacted. Page 2 of 4 Public Hearings Mr. Williams stated the procedure for the Public Hearing and swore in those persons in the audience and on Zoom, who would provide testimony. He then stated the procedure for receiving testimony. At approximately 7:07pm a motion was made and seconded by Ms. Horaz and Ms. Goins, respectively, to open the Public Hearing. (No roll call) Mr. Williams then read the Public Hearing description: 1. PZC 2023-08 Ali Bukhres, on behalf of QuikTrip Corporation, petitioner/contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting special use permit authorization for a gasoline service station with accessory convenience store, pursuant to Section 10-6-0 of the Yorkville City Code. The real property is approximately 5.51 acres and is located at the northeast corner of State Route 47 (Bridge Street) and State Route 71 (Stagecoach Trail) intersection. (See Court Reporter's Transcript of proceedings) (Standards and entire staff report to be included in record) A motion was made and seconded by Commissioners Horaz and Goins, respectively, at approximately 7:32 pm to close the Public Hearing. Roll call: Williams-yes, Horaz-yes. Goins-yes, Millen-yes. Carried 4-0. Unfinished Business: None New Business 1. PZC 2023-08 Ali Bukhres/QuickTrip (see full description above) Ms. Noble summarized the staff comments and said a staff level Plan Council meeting had been held initially to discuss the project. She noted the many requirements that have already been met. In addition, the petitioner will provide sidewalks and a shared path. Four reviews from the city engineer were received and will be entered into the permanent record. There was no discussion. Action Item: Special Use A motion was made by Ms. Horaz and seconded by Ms. Goins to approve PZC 2023-08 and Mr. Williams read the motion as follows: In consideration of testimony presented during a Public Hearing on October 11, 2023 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council of a request for Special Use authorization for a fuel/gasoline service station with a convenience store to be located at 107 E. Stagecoach Trail subject to engineering review comments provided by the City's consultant, EEI, Inc., in letters dated June 28, 2023, August 2, 2023, August 7, 2023, and September 7, 2023. Roll call: Horaz-yes, Goins-yes, Millen-yes, Williams-yes. Carried 4-0. Page 3 of 4 PZC 2023-12 Alexander L. Berman, on behalf of Kendall Holdings I, LLC, petitioner, is seeking final plat of re-subdivision approval for Lots 4 & 5 of the Kendall Marketplace Commercial Development. The commercial outlots, consisting of approximately 3 acres, are generally located at the northwest corner of US Route 34 and Isabel Drive within the larger retail development. Ms. Noble said there are lots on Rt. 34 in front of Kendall Marketplace which were platted for 2 lots. The petitioner has asked those lots to be re-subdivided into 3 lots at 1 acre each and the center parcel would need the existing utility easement to be abrogated. The city engineer reviewed the request and approved it. There was no further discussion. Action Item: Final Plat Ms. Horaz made a motion to approve PZC 2023-12 and Ms. Goins seconded. Mr. Williams read the motion as follows: In consideration of the proposed Final Plat of Resubdivision of Kendall Marketplace Lots 4 and 5, the Planning and Zoning Commission recommends approval of the plat to the City Council as presented by the Petitioner in plans prepared by HR Green dated last revised 8-24-23. Roll call: Goins-yes, Millen-yes, Williams-yes, Horaz-yes. Carried 4-0. Additional Business PZC 2023-30 6145 Whitetail Ridge Drive (Whitetail Ridge) It was noted by Ms. Noble that this item was not listed on the agenda, but is included in Additional Business and all materials are included. It is a 1.5 mile review of development outside of the city boundaries. The homeowner purchased 2 adjoining lots and consolidated them into one. They wish to build an addition to the home which would go over an existing utility easement which they wish to vacate. The County has reviewed it and the Kendall County Senior Planner noted that some sign-off approvals are still needed by utility companies even though there are no utilities in the location. Action Item: 1.5 Mile Review It was moved by Ms. Goins and seconded by Ms. Horaz to approve PZC 2023-30. Mr. Williams read the motion as follows: In consideration of the proposed mile and one-half review of Kendall County Petition 23-30 for a plat of vacation to vacate the public easements between two (2) parcels (Lots 65 and 66) within the Whitetail Ridge subdivision commonly known as 6145 Whitetail Ridge Drive, the Planning and Zoning Commission recommends to the City Council to not object to the request. Roll call: Horaz-yes, Goins-yes, Millen-yes, Williams-yes. Carried 4-0. 1. City Council Action Updates a. PZC 2023-09 Amendments to City Code; Ms. Noble summarized that at the last PZC meeting, a review of the UDO was done, but final approval has not yet been given by City Council. b. PZC 2023-10 The text amendment for cold storage was approved. c. PZC 2023-14 An additional Whitetail Ridge petition was approved. Page 4 of 4 Ms. Horaz inquired about the proposed solar field at Bristol Ridge and Galena. The parcel near the railroad was approved, however, the northern parcel was not pursued. In a final matter, this was Ms. Horaz' final meeting for PZC as she will be moving from the city limits. Mr. Williams thanked her for the many years of service and that she will be greatly missed on this Commission. Adjournment There was no further business and the meeting was adjourned at 7:45pm on a motion by Ms. Goins. Unanimous voice vote. Respectfully submitted by Marlys Young, Minute Taker 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, October 11, 2023 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 2 PRESENT IN PERSON AND VIA ZOOM: Mr. Danny Williams, Acting Chairman, Ms. Deborah Horaz, Mr. Greg Millen, Ms. Reagan Goins. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Marlys Young, Minute Taker. - - - - - I N D E X WITNESS: PAGE ALI BUKHRES 7 NICHOLAS J . FTIKAS 12 BETH NESHEIM 18 - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 3 (WHEREUPON, the following proceedings were had in public hearing:) CHAIRMAN WILLIAMS: There is one public hearing scheduled. The purpose of this hearing is to invite testimony from members of the public regarding the proposed request that is being considered before this commission tonight. Public testimony from persons present who wish to speak may be for or against the request or to ask questions of the petitioner regarding the request being heard. Those persons wishing to testify are asked to speak clearly, one at a time, and state your name and who you represent, if anyone. You are also asked to sign in at the podium. If you plan to speak during tonight's public hearing as a petitioner or as a member of the public, please stand, raise your right hand and repeat after me. (The witnesses were thereupon duly sworn.) CHAIRMAN WILLIAMS: Sorry, should have done that in two parts. Thank you. You may be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 4 seated. MR. BUKHRES: Our engineer is on Zoom. CHAIRMAN WILLIAMS: Got it. Thank you. Do we need to swear them in as well? MS. NOBLE: Yes. If you are on Zoom and you wish to participate in the public hearing, the chairman will swear you in now, so you would need to turn on your microphone and repeat after him. CHAIRMAN WILLIAMS: For the folks in Zoom land -- MS. HORAZ: I don't think they can hear us. MS. NOBLE: Can you hear us in Zoom? MR. HOLMAN: Yes. MS. NOBLE: Connor, Andrew, Jonathan, are any of you participating in the public hearing process for QuikTrip? (No response.) MS. NOBLE: Okay. Now their mics are on. CHAIRMAN WILLIAMS: Perfect. So I will swear you guys in now, if your mics are on and you are ready to go. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 5 Did any of your engineers plan on testifying? Did any -- MR. HOLMAN: I 'm sorry. I was on mute here. I was having a heck of a time for some reason. CHAIRMAN WILLIAMS: No problem. We will start with you then, Connor. (The witness was thereupon duly sworn.) CHAIRMAN WILLIAMS: Thank you. All right. And then did your other engineers plan on -- MR. BUKHRES: That's okay. CHAIRMAN WILLIAMS: Perfect. Just wanted to make sure. Thank you. All right. The order for receiving testimony during the public hearing will be as follows: The petitioner will present, those who wish to speak in favor of the request, and those who wish to speak in opposition of the request. May I have a motion to open the public hearing on Petition number PZC 2023-0 8 , QuikTrip gasoline station service station special use? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 6 MS. HORAZ: So moved. MS. GOINS: Second. CHAIRMAN WILLIAMS: Thank you. All right. Those who wish to speak in favor of the request may now speak. Oh, I 'm sorry. No. MS. NOBLE: That's all right. CHAIRMAN WILLIAMS: The public hearing up for discussion tonight is as follows: PZC 2023-0 8 , Ali Bukhres, on behalf of QuikTrip Corporation, petitioner, contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting special use permit authorization for a gasoline service station with accessory convenience store pursuant to Section 10-6 -0 of the Yorkville City Code. The real property is approximately 5 .51 acres and is located at the northeast corner of State Route 47, Bridge Street, and State Route 7 1 , Stagecoach Trail intersection. Is the petitioner for PZC 2023-0 8 , QuikTrip gasoline service station special use request ready to present? MR. BUKHRES: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 7 ALI BUKHRES, having been first duly sworn, testified from the podium as follows: MR. BUKHRES: Hi. My name is Ali Bukhres and I am the real estate project manager with QuikTrip. This is for a QuikTrip development located on Illinois 47 and 7 1 . This is composed of two parcels as stated in the staff report. It's approximately five and a half acres. There are currently two metal structures on the land right now. It serves as a farming and industrial storage and truck related services. We are presenting to -- we will have a QuikTrip development here. We will demolish those buildings and build our development. This might sound familiar to some of the staff; it was approved for Graham's truck stop a few months -- a few -- a while back and we ended up going into the deal with Graham and we are doing a QuikTrip development now. I just want to give you a little brief history about QuikTrip. QuikTrip started 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 8 in 1958 in Tulsa, Oklahoma. The founding members of QuikTrip are still the majority owners of QuikTrip, and the only other owners are QuikTrip employees. It is a private held company. We've been growing quite a bit over the years. We have over a thousand stores up and operating right now, and most recently we came into the Chicago market area. We have been in Illinois, but on the southern part, and we have three stores open right now in the Chicago market area. We have one in Lansing, one in Bellwood, one in Peru, and next month we are opening up Addison. QuikTrip is a socially responsible company; we like to partner with different charitable organizations. Our big ones that we partner with right now are United Way, Folds of Honor and Safe Place. Every QuikTrip across the country is a safe place. The Safe Place, if you are not familiar with it, is for endangered groups, so anybody under the age of 18 that needs assistance, they can come to a QuikTrip. Every employee is trained to assist those children that are in need, we call it a Safe Place employee, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 9 and then the child is put in a safe place with a certain individual. I 've worked in the stores and I 've dealt with situations like that and so it's a very good program that we are part of. We work with multiple other organizations as well, but those are just the main three that we work with. QuikTrip is also dedicated to its employees. I 've been here for almost ten years now, started out as a college student just looking for a job to help pay tuition and QuikTrip did that for me, they helped pay for tuition. Most people at QuikTrip, you hear -- 10, 15, 20 years is not unheard of, so long-term careers. We definitely give the employees an opportunity to grow and succeed. Like I said, I started out in the stores as a part-time clerk in Tulsa, Oklahoma, and moved my way up, and now I 'm here in Illinois. I just moved here about a year ago joining the real estate team. This is the current site, aerial of the site, that we are looking to develop, and then on the next screen it will show you our site 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 10 plan where we plan on developing in this area. As you can see, we do show a full access drive on 7 1 on the east side and then a right in only, and then on 47 we also have a full access drive on there. This will approximately have 5 2 parking spaces for cars and then five parking spaces for trucks. This will have six -- eight gas pumps, 16 fueling positions and three diesel pumps. This is just more of an in detail of our site plan. This is our building elevation. This is how -- this is pretty standard. This is how all QuikTrips look. For the most part, this is how -- this is our elevation. This is our canopy elevation and then the next will show the diesel. This is the current view from 47 and 7 1 , and on the next view it will show us our proposed use. This also has the IDOT road improvements that they plan on doing. We have been working with IDOT knowing that they do plan on making improvements in that road, so this is how it would look like. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 11 This is the current view from Illinois 47 on the northern part, and then this will be our proposed view, and this is the current aerial of our site, and then the next one will be a proposed view. As you can see, I didn't get the aerial photo updated, but the first drive on Illinois 47 will be a right in only, and QuikTrip -- MS. J . WARNECKE: Can you go back one for a second? I am interested because we live on that little street that's right across the street. I wanted to see the access and how it's going to affect -- MS. NOBLE: This one? MS. J . WARNECKE: -- little tiny Walnut Drive. MS. NOBLE: This one or the one before? MS. J . WARNECKE: No, the aerial view that he's got right there. MS. NOBLE: Okay. MS. J . WARNECKE: So that's 7 1 that way and that's 47; is that correct? MR. BUKHRES: Correct. Yeah, 7 1 will be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 12 straight ahead. You are looking at the picture, it will be -- MS. J . WARNECKE: So the parking lot that I am looking at there is currently Silver Dollars ? MR. BUKHRES: Correct. MS. J . WARNECKE: And then the hotel, and then the street -- that's our street and so the truck entrance or exit is going to be directly across from that, correct? MR. BUKHRES: Correct. MS. J . WARNECKE: Okay. I 'm just curious how that's going to affect us, you know, getting out to make a left turn. You know, the right turn is not such a big deal, but getting out to make a left turn. Is there going to be a left -- there is going to be a left turn access into it? NICHOLAS J . FTIKAS, having been first duly sworn, testified from the podium as follows: MR. FTIKAS: So my name is Nick Ftikas and I am one of the attorneys working with QuikTrip on the proposal, specifically the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 13 special use application. What I think is important to note here is the proposed aerial that you are seeing, it has been changed based on input from IDOT to be able to control the access points along the street -- correct, I believe that's 7 1 , so now instead of having that triangle in the -- call it the kind of center -- MS. J . WARNECKE: Right. MR. FTIKAS: -- it's only going to be a right turn lane into the QuikTrip site, so turning left, the idea there -- again, I don't want to put words in IDOT's mouth -- but the idea there was to handle the traffic so that there isn't a backup for a left out from your street or from any of the surrounding businesses along 7 1 , so again the intent was to not only give full access at the corner of the property, but then also provide a right in only point of access specifically to help alleviate any type of backup or congestion on 7 1 . MS. J . WARNECKE: So assuming I am coming -- MR. BUKHRES: West. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 14 MS. J . WARNECKE: -- west on 7 1 and I want to make my turn into my street, which would be a left turn, how is that -- I mean, we're going to be facing one another. MS. NOBLE: So she would be coming this way to enter here. MS. J . WARNECKE: So if you have left turn access from people going east and I am coming from the west and wanting to turn left onto my street, I see you have a left only from the east, from -- MR. FTIKAS: I don't see a left only. There is -- MS. J . WARNECKE: So right there. So now say I am -- I want to turn into my street, but I am there -- MS. NOBLE: This side. MS. J . WARNECKE: -- and I want to make a left in, how is -- how is that going to be affected? MR. FTIKAS: We actually think that -- Based on IDOT's input, we actually think that that's going to function quite well because you are coming in at the very edge of our property. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 15 MS. J . WARNECKE: Right. MR. FTIKAS: It would be more of a concern -- and, again, I don't want to speak for IDOT, I think I 've said that twice or three times now -- further down, if we were to position our points of ingress and egress further away, it could potentially create conflict, where there the only traffic that you would potentially be competing with would be going left in a different direction at the edge of the property, so we are not anticipating any issues. And, again, our plan has been reviewed by IDOT and adjustments have been made specifically to address concerns just like that. MS. J . WARNECKE: Okay. Thank you. MR. FTIKAS: I 'm sorry, I kind of jumped in on all these issues. Again, I wanted to make sure that the Commission was clear, there is obviously a special use pending. It's our understanding that there was a previous special use issued to Graham's ; Graham's decided not to go forward, they are now selling it to QuikTrip. Again, there is some changes conceptually to what we are proposing to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 16 what was previously proposed, but I just wanted to make sure that that was clear, and then I believe the standards were addressed in the staff report. If there are any questions, we'd be happy to answer those. MS. NOBLE: Would you like those standards entered into the record? MR. FTIKAS: Yes, we would appreciate the entire staff report entered into the record, yes. MS. NOBLE: Can you check to see if that microphone is on? MR. FTIKAS: You know what, it's not, and I 've been talking. MS. NOBLE: There is just a -- push it up. MR. FTIKAS: Hello? Did it go? Hello? MS. NOBLE: Hello? Hello? CHAIRMAN WILLIAMS: I thought it was because I could hear you quite well. MS. NOBLE: Interesting. MR. FTIKAS: I 'll do my best to keep my voice raised. So, again, I just wanted to make sure that the point regarding standards and the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 17 actual relief that's being requested was made clear for the Commission and also that the record reflected it as well, and, again, we'd be happy to answer any questions. We do have our engineers on the call via Zoom to answer questions if there are any regarding site access, design and so forth, and we will leave our presentation there. CHAIRMAN WILLIAMS: Thank you very much. All right. Is there anyone present who wishes to speak in favor of the request tonight? (No response.) CHAIRMAN WILLIAMS: Anyone who wishes to speak in opposition to the request? (No response.) CHAIRMAN WILLIAMS: Are there any questions from Commissioners for -- MS. J . WARNECKE: We still can't -- CHAIRMAN WILLIAMS: Oh, you still -- Can you hear me now? MS. J . WARNECKE: No. MS. NOBLE: I don't know, our mics are off. CHAIRMAN WILLIAMS: Yeah. Okay. How 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 18 about I speak louder? Can you hear me if I speak like this? MS. J . WARNECKE: Yes. CHAIRMAN WILLIAMS: Okay. Cool. I apologize. Sorry for all the technical issues, folks. What I was saying is is there anyone present who wishes to speak in favor of this request? (No response.) CHAIRMAN WILLIAMS: No. Is there anyone who wishes to speak in opposition to this request? You would, okay. So I don't believe you were sworn in, so if you wouldn't mind just standing up, raising your right hand. (The witness was thereupon duly sworn.) BETH NESHEIM, having been first duly sworn, testified from the podium as follows: CHAIRMAN WILLIAMS: Thank you, ma'am. If you would go up to the podium. MS. NESHEIM: Hello. Can you hear me? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 19 CHAIRMAN WILLIAMS: I can hear you, yes. MS. NESHEIM: I just wanted to know what this -- what the point of this, putting this gas station convenience store on that corner is when there is a Walgreens and gas station on the opposite corner, and you're going to take down that farming housing to build a gas station and a convenience store. What's the purpose of that? I know what you said before, but -- MR. BUKHRES: Yeah, absolutely. So this was previously approved as a truck stop gas station use for this particular corridor. We do a lot of analysis before we go somewhere, so we want to make sure where we go it makes sense for us to go. This particular corridor makes sense for us to be there. MS. NESHEIM: On a quiet road, the quieter road it makes sense to generate more stuff over there, that's -- MR. BUKHRES: Usually we -- we don't -- we go to a place where traffic is there. We don't generate traffic. We are not a traffic generator because our model of our business is to go where traffic is already there, so with that, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 20 it would just make sense for -- with our real estate team -- MS. NESHEIM: But there is already a gas station and a Walgreens right there, so what's the point to do it on the other corner, take business from that -- why are you taking business from them? MR. FTIKAS: I don't know if the exchange is appropriate, so I am going to voice my responses to the board. Ali hit it on the head, that there is a lot of due diligence that goes in in terms of market analysis and whether there is, call it an absorption rate, whether there is already sufficient gas stations . The convenient store is accessory to the gas station, but really the look is can the gas station survive, and with all -- QuikTrip would not be investing millions of dollars to purchase a property and develop it if it thought that the market was already saturated. It's important to note that while there is absolutely a mix of uses in the immediate area, including residential, the property is being -- or the proposal is located 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 21 at a property at the intersection of two Illinois highways, so the idea is to capture traffic that's already on those highways, that's already -- the trucks and the cars are already on that highway, both highways. QuikTrip's model as we talked about I believe in the prior hearing, this -- although there is diesel offered, this is not a traditional truck stop with overnight stays or with showers or with laundry or with any of the other amenities other than the grab and go convenience store, so it's really -- it's a business risk or a business investment to locate at this property which is at two highways and serve the vehicle and truck traffic that's already existing in the area. MS. NESHEIM: But there is something already there that is taking -- that takes all that traffic. MR. FTIKAS: And, again, I don't want to get into a debate on that. QuikTrip believes that there is enough demand in the area to support its business investment, but also we believe that we run a higher quality operation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 22 that will -- we're not worried about our competitor across the street, and I would also point out, many like uses tend to congregate around each other, so there are numerous examples of gas stations being on opposite sides of the street or opposite corners not only throughout Yorkville, probably throughout the county, throughout certainly as you get out of the central business district in Chicago. It's really based on, again, the opportunity to serve vehicles that are in the area already on the road on two major highways. CHAIRMAN WILLIAMS: Thank you, ma'am. MS. NESHEIM: Thank you. MS. NOBLE: Were you sworn in? MS. DUBAJIC: I was not. (The witness was thereupon duly sworn.) LYNN DUBAJIC KELLOGG, having been first duly sworn, testified from the podium as follows: MS. DUBAJIC KELLOGG: So I 'd like to introduce myself. I am Lynn Dubajic Kellogg and I am the Economic Development Director for the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 23 City of Yorkville. So over a year ago, well over a year ago, I worked with folks from Graham's who put that property under contract to put a gas station there and they have decided to sell the property now to QuikTrip, so we rezoned the property at that time and they got a special use for the gas station at the site. S imilar, very similar -- little different, not the exact same setup, but similar, with the convenience center. Sometimes people will wonder, you know, how banks end up on a corner or how a gas station end up on a corner, and you referred to Walgreens. The corner of 34 and 47 has two gas stations and a Walgreens. Certain corners that are corners of main state routes have a tendency to draw certain uses, so I just wanted to point that out to you, that this is not the same users because there is a Shell and a BP at the corner of 34 and 47 and a Walgreens , but there are two fuel centers with convenience stores at that corner, and it's the -- it's capitalism. It's the great American way. What there is a need for is what ends up 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 24 coming. And again, QuikTrip, as Graham's before them, did a lot of research and are investing millions of dollars to do this project, and know that this is the right fit and it's something that from what we have talked about in preparation for that corner, again, being the intersection of two main state routes, which are going to get busier and busier as more and more people move into Yorkville, that it was pretty obvious that it would be very probable that another fuel center would end up at the corner of 47 and 7 1 , so I wanted to speak to that because it was something that we were anticipating and feel that it's a large site, which is even better for movement of traffic, and it's -- and if you go to the corner of Orchard and 34 or to different corners of state routes or main routes anywhere in Chicagoland, you will find many times that a corner like this will have two fuel centers, so I just wanted to touch on that point. MS. NESHEIM: It doesn't have to be -- MS. DUBAJIC KELLOGG: Well, again, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 25 anyone that owns a piece of property has the right if they -- to sell it, and then if there is an interested person to buy it, it's just how it works, so -- Oh. I hear my voice. Because it's supply and demand, like anything else, so if someone has a property and they want to sell it and they put a sign up, then another interested party can buy it, so we can't prohibit someone from putting their property that they own up on the market, so it's just the process. I hope that helps. CHAIRMAN WILLIAMS: Thank you, Lynn. Are there any questions from Commissioners for the petitioner? MS. HORAZ: I don't have any. MS. GOINS: My only concern as someone who lives in that area, I live in Raintree Village, can you confirm for me that people will not be able to turn left to go east on 7 1 out of the property? MR. BUKHRES: On the easternmost side of the property? MS. GOINS: Yes. MR. BUKHRES: So that will be a full 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 26 access drive. MS. GOINS: Okay. MS. NOBLE: Are we talking here or here? MR. BUKHRES: Yeah, the easternmost. Yeah, that will be a full access drive. MS. GOINS: Okay. And then the other exit on 47 will be a right in and a right out only? MR. BUKHRES: So that exit, that will be completely gone. We have been in talks with IDOT as we mentioned before, so that will -- the first -- the most western drive on 7 1 will be a right in only, the westernmost drive on 7 1 . MS. NOBLE: This one, this area here or this area here? MR. FTIKAS: Top right. MR. BUKHRES: Yeah, that one. So that will be a right in only and then a right in, right out on 47 will not be there. MS. GOINS: But further east you can turn left on 7 1 ? MR. FTIKAS: Yes, that's a full access. MR. BUKHRES: Correct. And just to reiterate, we have been talking with IDOT. IDOT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 27 is in the loop with everything. We go according to IDOT. IDOT ultimately has the final say into if they agree with where our access is and if it's safe enough for everybody. You know, we're in the business where we want people to -- we want to keep people safe. Everybody realizes when they go to places where it's not easy to go in and out, makes it unsafe for them, people don't want to shop there. We want to be -- we want to be known as the safe place to come shop, come in, ease of access in and out of our site. MS. HORAZ: I do have one question. Are you going to expand to do car washing at this facility? MR. BUKHRES: We do not have a car -- we want to do a car wash, we are thinking about doing a car wash on the eastern side. That is just a -- it's not set in stone, that is something that we are looking into, but we're not totally 100 percent on board of doing a car wash. MS. HORAZ: Okay. CHAIRMAN WILLIAMS: Would they need a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 28 special use to do that? MS. NOBLE: No, they would not. CHAIRMAN WILLIAMS: Just curious. Okay. Anything else, Deb? MS. HORAZ: No, I don't think so. CHAIRMAN WILLIAMS: Since all public testimony regarding the petition has been taken, may I have a motion to close the taking of testimony and this public hearing? MS. HORAZ: So moved. MS. GOINS: Second. CHAIRMAN WILLIAMS: Roll call vote on the motion, please. MS. YOUNG: Yes. Williams. CHAIRMAN WILLIAMS: Yes. MS. YOUNG: Horaz. MS. HORAZ: Yes. MS. YOUNG: Goins. MS. GOINS: Yes. MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Thank you. CHAIRMAN WILLIAMS: This public hearing -- the public hearing portion of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 29 tonight's meeting is closed. (Which were all the proceedings had in the public hearing portion of the meeting.) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 30 STATE OF ILLINOIS ) ) SS: COUNTY OF LASALLE ) I , CHRISTINE M . VITOSH, a Certified Shorthand Reporter of the State of Illinois, do hereby certify: That previous to the commencement of any testimony heard, the witnesses were duly sworn to testify the whole truth concerning the matters herein; That the foregoing public hearing transcript, Pages 1 through 31, was reported stenographically by me by means of machine shorthand, was simultaneously reduced to typewriting via computer-aided transcription under my personal direction, and constitutes a true record of the testimony given and the proceedings had; That the said public hearing was taken before me at the time and place specified; That I am not a relative or employee or attorney or counsel, nor a relative or employee of such attorney or counsel for any of the parties hereto, nor interested directly or indirectly in the outcome of this action. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 31 I further certify that my certificate attached 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. IN WITNESS WHEREOF, I do hereunto set my hand at Leland, Illinois, this 15th day of October, 2023. __________________________________ CHRISTINE M. VITOSH, C.S.R. 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Public Hearing - October 11, 2023 4 T Taker [1] - 2:11 talks [1] - 26:10 team [2] - 9:21, 20:2 technical [1] - 18:5 ten [1] - 9:9 tend [1] - 22:3 tendency [1] - 23:17 term [1] - 9:15 terms [1] - 20:12 testified [4] - 7:2, 12:20, 18:20, 22:20 testify [2] - 3:13, 30:8 testifying [1] - 5:2 testimony [7] - 3:6, 3:9, 5:17, 28:7, 28:9, 30:7, 30:16 thereof [1] - 31:3 thereupon [4] - 3:21, 5:8, 18:17, 22:17 thinking [1] - 27:17 thousand [1] - 8:6 three [4] - 8:10, 9:7, 10:9, 15:4 throughout [3] - 22:6, 22:7, 22:8 tiny [1] - 11:16 tonight [3] - 3:8, 6:8, 17:11 tonight's [2] - 3:18, 29:1 top [1] - 26:16 totally [1] - 27:21 touch [1] - 24:21 traditional [1] - 21:9 traffic [10] - 13:14, 15:8, 19:21, 19:22, 19:24, 21:2, 21:15, 21:19, 24:16 Trail [1] - 6:20 trained [1] - 8:23 transcript [2] - 30:11, 31:3 transcription [1] - 30:14 triangle [1] - 13:7 truck [6] - 7:13, 7:19, 12:9, 19:11, 21:9, 21:15 trucks [2] - 10:8, 21:4 true [1] - 30:16 truth [1] - 30:8 tuition [2] - 9:11, 9:13 Tulsa [2] - 8:1, 9:19 turn [13] - 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27:14 Wednesday [1] - 1:21 west [3] - 13:24, 14:1, 14:9 western [1] - 26:12 westernmost [1] - 26:13 WHEREOF [1] - 31:7 WHEREUPON [1] - 3:1 whole [1] - 30:8 WILLIAMS [28] - 3:4, 3:23, 4:3, 4:10, 4:22, 5:6, 5:10, 5:14, 6:3, 6:7, 16:19, 17:9, 17:13, 17:16, 17:19, 17:24, 18:4, 18:11, 18:22, 19:1, 22:13, 25:12, 27:24, 28:3, 28:6, 28:12, 28:15, 28:23 Williams [2] - 2:2, 28:14 wish [5] - 3:10, 4:6, 5:19, 5:20, 6:4 wishes [4] - 17:10, 17:13, 18:8, 18:12 wishing [1] - 3:13 witness [3] - 5:8, 18:17, 22:17 WITNESS [2] - 2:18, 31:7 witnesses [2] - 3:21, 30:7 wonder [1] - 23:11 words [1] - 13:13 works [1] - 25:4 worried [1] - 22:1 Y year [3] - 9:20, 23:1, 23:2 years [3] - 8:6, 9:9, 9:15 YORKVILLE [2] - 1:6, 1:7 Yorkville [6] - 1:18, 6:12, 6:15, 22:7, 23:1, 24:10 YOUNG [5] - 28:14, 28:16, 28:18, 28:20, 28:22 Young [1] - 2:11 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 5 Z ZONING [1] - 1:10 Zoom [5] - 4:2, 4:5, 4:11, 4:14, 17:6 ZOOM [1] - 2:1 1 SUMMARY: The petitioner, Jacob Victor, on behalf of Northpointe Development II Corporation, has filed applications requesting rezoning classification and variance approval of a 3.43-acre parcel located at the southeast corner of Veteran’s Parkway (U.S. Route 34) and Sycamore Road to develop a three (3) story, forty-eight (48) unit senior living condominium. The petitioner is seeking to rezone the property from the B-3 General Business District to the R-4 General Multi-Family Residence District. Additionally, the petitioner is requesting variance approval to increase the maximum allowable density in the R-4 General Multi- Family Residence District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. PROPERTY INFORMATION: This property is currently vacant and is located at the southeast corner of W. Veterans Parkway and Sycamore Road. It is adjacent to the Fox Hill Subdivision, Advocate Medical Clinic, and Rush Hospital on the west side of town as illustrated below: Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: November 1, 2023 Subject: PZC 2022-23 Northpointe Development (Rezoning and Variance) SEC US 34 & Sycamore Road - Fox Hill Senior Living Apartments 2 The subject property is currently zoned as B-3 General Business District. The following table depicts the current immediate surrounding properties’ zoning and land uses: Zoning Land Use North A1-Agricultural (Kendall County) Farmland East B-3 General Business District Medical Clinic Stormwater Detention South B-3 General Business District Vacant Lot/Office Building Stormwater Detention West B-3 General Business District OS-2 Open Space Commercial Strip Center Fox Hill East Park PROJECT DESCRIPTION: Northpointe Development is seeking to construct a three (3) story, forty-eight (48) unit senior living apartment on the property. The conceptual site plan (illustrated below) details the location of the apartment structure, site amenities, and parking. Although not necessary for the rezoning and variance process, staff wanted to ensure the petitioner was aware of the required district bulk regulations. 3 The petitioner has also provided architectural renderings (illustrated above) which shows the intended appearance of the main structure. The exterior will have a combination a masonry brick, masonry headers, composite siding and trim, vinyl windows and doors, aluminum railings, and asphalt shingles. Again, while not required for the rezoning and variance process, staff wanted to ensure the petitioner was aware of the appearance code standards required by the City. The maximum permitted building height in the R-4 General Multi-Family Residence District is 80 feet. The proposed height of the apartment structure is ~49 feet. PETITIONER REQUESTS: Per Section 10-6-0 of the Yorkville Zoning Ordinance, this land use would be defined as a multi-family dwelling unit which is not permitted in the B-3 District. Therefore, the petitioner is requesting a map amendment to rezone the property from the B-3 General Business District to the R-4 General Multi- Family Residence District where this land use is outright permitted. Additionally, as stated in Section 10-7-1 of the Yorkville Zoning Ordinance, the maximum dwelling unit density within the R-4 District is eight (8) units per acre. Therefore, that maximum number of units permitted in this district on this property is 27 units. The petitioner is requesting variance approval to increase to approximately 14 dwelling units per acre to provide their projected 48 units. A breakdown of the regulation and request can be found in the table below: Lot Size Maximum Density Maximum Units 3.43 acres 8 27 Lot Size Requested Density Maximum Units 3.43 acres 14 48 Change: +6 +21 4 SITE PLAN As illustrated on the Site Plan prepared by Knothe Bruce Architects dated October 5, 2023, the proposed senior apartment development will be oriented parallel to US 34/ W. Veterans Parkway. The primary entrance to the three (3) story structure will be off Sycamore Road with a secondary entrance off an existing private access drive. Onsite amenities include landscaped berms and outdoor patio/gazebo area. Building Setbacks The following table depicts the Zoning Code’s required building setbacks within the R-4 General Multi- Family Residence District and the petitioner’s proposed building setbacks: Required Minimum Proposed Setback Front Yard (US 34) 30 Feet +/- 125 Feet Corner Side Yard (Sycamore Road) 20 Feet +/- 130 Feet Interior Side yard (East) 12 Feet or 60% of Building Height (20’) +/- 30 Feet Rear Yard (South) 40 Feet +/- 150 Feet Lot Coverage The maximum lot coverage in the R-4 District is 70 percent. This calculation includes all impervious surfaces on the parcel including the structure, parking areas, concrete walkways, etc. Per the petitioner’s site plan, the developed impervious area of the property is approximately 61,530 sq. ft. or 41% which is less than the maximum permitted. Parking/Circulation/Trip Generation According to the plans submitted, there are 96 total parking spaces to be provided for the development. Per Section 10-16-3 of the Yorkville Zoning Code, the total required minimum parking for a multi-family development is 2 spaces per dwelling unit totaling 96 spaces required, and 0.5 spaces per dwelling unit if for “elderly housing” (term is undefined in the Zoning Ordinance). Since the development will be age- restricted, the minimum parking spaces permitted is 24. However, the petitioner has met the minimum multi-family development parking requirements and exceeded the minimum parking requirements for elderly housing. The planned vehicular circulation of the site has a porte-cochere at the entrance to the building and a circular driveway on the south of the building, presumably for resident drop-offs and delivery services. Guest parking is provided to the west of the building. The primary driveway access off Sycamore Road will be used by residents to access parking spaces north of the building. The petitioner had previously provided a trip generation study based upon an originally proposed 45-unit senior apartment building. This scenario projected peak AM and peak PM trips generated by the proposed development which were a total of 22 new AM trips and 28 new PM trips. With the increase of three (3) more units for a total of 48 senior apartments, it is estimated the total peak AM trips will be 24 and the total new PM trips will be 30. A ten percent (10%) increase in both total AM and PM trips. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates this property as a “Neighborhood Retail (NR)” future land use. This land use designation is typically for small scale auto oriented commercial retail and services. It should feature landscaping treatments between the parking lot and rights-of-way and provide buffering between uses. Since the petitioner is requesting a different land use through the rezoning process for a residential use, an evaluation on its suitability at this location must be conducted. 5 While the parcel is zoned for commercial uses and its future land use designates it for Neighborhood Retail, staff believes it is uniquely situated to be developed for a senior living facility. Its proximity to the adjacent medical clinic, hospital, and services at Kendall Marketplace, along with its access to Veteran’s Parkway, provides a great opportunity for seniors to live close to these amenities. Additionally, the Fox Hill neighborhood contains townhomes and duplexes to the west and south which provide a buffer to the surrounding detached single-family homes. Therefore, staff would recommend a future amendment to the Comprehensive Plan to designate this parcel as “Mid-Density Residential (MDR)”. This land use designation is intended to provide for higher density residential developments near commercial areas and transportation corridors, and to promote economically-mixed housing developments such as townhomes and multi-family developments with pedestrian linkages to adjacent commercial areas, parks, and open spaces. Per the Comprehensive Plan, suitable locations include areas west of Kendall Marketplace. This parcel fits each of the Comprehensive Plan’s criteria for a Mid-Density Residential (MDR) land use designation. LIFECYCLE LIVING: It should also be noted that the City recently approved a plan that focuses on the needs for residents to “age in place” within Yorkville. With assistance from an outside consultant, the City adopted a “Lifecycle Living” plan to address the issues facing the community with regards to its aging population. At a public meeting for thee plan, there were several comments from the public in attendance that wanted more housing options for the retired and elderly. Specifically, there were direct comments on the need for apartment type housing where all the resident’s needs could be met within a single structure and nearby resources. The petitioner’s proposed development is an exact match for the type of housing requested within that meeting and staff finds this location suitable for this development. PROJECT TIMELINE: The petitioner sought feedback from the Economic Development Committee on their requests at the December 6, 2022 meeting. They also held their own neighborhood meeting in January 2023, with the surrounding property owners to ensure their development does not create any nuisances for the adjacent neighbors. Although there were few resident participants, feedback was generally positive as they neighbors were happier about the proposed residential use than a previously proposed gas station. After these meetings, the petitioner waited after receiving confirmation from the Illinois Department of Housing Authority (IDHA) that they have obtained approval for financing before moving forward through the City’s entitlement process. Since this project is age restricted and targeted for senior living, it qualifies for affordability incentives. The plans have not changed substantially from the concept presented to the Economic Development Committee (EDC) in December 2022. STAFF COMMENTS: Staff is supportive in general of the proposed rezone and variance approval request for this development. As stated above, while the Comprehensive Plan designates this area for neighborhood retail use, the proposed future designation of Mid-Density Residential is consistent with the unique features of the site and its proximity to amenities, making this an excellent location for a senior living development. Also, this apartment style housing for the aging population was identified as a serious need within the community in the Lifecycle Living plan. In terms of the variance request, the increase to 14 dwelling units per acre is reasonable and will maintain the character of the area. The nearby duplexes and townhomes create a buffer between this multi-family land use and the single-family detached homes in Fox Hill. The request is much less than Anthony’s Place which was approved in 2016 and requested an increase from eight (8) dwelling units per acre to twenty-four (24) dwelling units per acre. Ultimately, while approved, Anthony’s Place ended up with a 6 density of approximately sixteen (16) dwelling units per acre once complete. For a comparison of similar multi-family land uses, please see the table below: Development Current Zoning Max. DU’s/Acre Actual DU’s/Acre Reserve at Fox River R-4 8 DU’s/Acre 15.62 DU’s/Acre Longford Lakes R-3 5 DU’s/Acre 5.48 DU’s/Acre Heritage Woods* R-4 8 DU’s/Acre 24.86 DU’s/Acre York Meadow Apartments R-4 8 DU’s/Acre 11.69 DU’s/Acre Anthony’s Place R-4 8 DU’s/Acre 16.03 DU’s/Acre Northpointe R-4 (Requested) 8 DU’s/Acre 14 DU’s/Acre The request to increase to fourteen (14) dwelling units per acre places this development on the lower end of density within the R-4 Districts in Yorkville. Engineering Review The City’s engineering consultant EEI provided comments in a letter dated September 25, 2023 which is attached for your reference. Overall, comments were directed to the final engineering plans which are not required as part of the rezoning and variance request but will be submitted as part of the building permit review process. Police Department Review Minor site plan review comments were made by the Police Department. Those consisted of recommending “no parking” signage on Sycamore Road and limited landscaping at the intersection of US 34 and Sycamore Road due to possible visibility issues. Currently, the east and west sides of Sycamore Road from US 34 to John Street is a “no parking” zone and the petitioner has avoided placing landscaping materials with the 25-foot vision triangle at the northeast corner of US 34 and Sycamore Road. FINDINGS OF FACT FOR REZONING: Section 10-4-10-B of the City’s Zoning Ordinance establishes criteria for findings of fact related to rezoning (map amendment) requests. When the purpose and affect is to change the zoning of a property and amend the City’s Zoning Map, the Planning and Zoning Commission shall consider each of the following facts before rendering a decision on the request: 1. The existing uses and zoning of nearby property. 2. The extent to which the property values are diminished by the particular zoning restrictions. 3. The extent to which the destruction of the property values of plaintiff promotes the health, safety, morals, or general welfare of the public. 4. The relative gain to the public as compared to the hardship imposed upon the individual property owner. 5. The suitability of the subject property for the zoned purpose. 6. The length of time the property has been vacant as zoned considered in the context of land development in the area in the vicinity of the subject property. 7. The community need for the proposed use. The care to which the community has undertaken to plan its land use development. 7 The petitioner has provided written responses to these standards as part of their application and requests inclusion of those responses into the public record during the public hearing at the November 8, 2023 Planning and Zoning Commission meeting. VARIATION STANDARDS: Section 10-4-7 identifies six (6) standards that need to be met when approving a zoning variation. The petitioner has provided their responses to these standards within their attached application: a. Because of the particular physical 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 the regulations were carried out. b. The conditions upon which the petition 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. c. 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. d. The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. e. 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. f. The proposed variation is consistent with the official comprehensive plan and other development standards and policies of the City. The petitioner has provided written responses to these variance standards as part of their application and requests inclusion of those responses into the public record during the public hearing at the November 8, 2023 Planning and Zoning Commission meeting. PROPOSED MOTIONS: Rezone In consideration of testimony presented during a Public Hearing on November 8, 2023 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council of a request for a map amendment to rezone the parcel located at the southeast corner of US 34 and Sycamore Road (PIN #02-30-203-006) from B-3 General Business District to R-4 General Multi- Family Residence District and further subject to {insert any additional conditions of the Planning and Zoning Commission} … Variance In consideration of testimony presented during a Public Hearing on November 8, 2023 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to permit an increase in maximum dwelling unit density within the R-4 District from eight (8) units per acre to fourteen (14) units per acre for the property located at the southeast corner of US 34 and Sycamore Road (PIN #02-30-203-006), and further subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Petitioner Applications 8 2. October 5, 2023 Site Plan 3. Parking Space and Trip Generation 4. Colored Elevations 5. Landscape Plan 6. Architectural Rendering 7. EEI Review Comments dated September 25, 2023 8. Public Hearing Notice 1ST 2ND STUDIOS 1 BEDS 2 BEDS FLOOR UNITS PER -10 4 14 -13 4 17 3 BEDS - - MULTI-STORY APARTMENTS -36 12 48- NORTHPOINTE - YORKVILLE, IL 3RD -13 4 17- US HIGHWAY 34 / W VETERANS PARKWAY SYCAMORE ROAD30' CORNER SIDE YARD SETBACK 20' SIDE YARD SETBACK 20' REAR YARD SETBACK 50' FRONT YARD SETBACK 25' VISION TRIANGLE - NO VISUAL OBSTRUCTIONS BETWEEN 2' AND 10' IN HEIGHT WITHIN CROSSHATCHED AREAS. 8 96 SURFACE STALLS (2:1) 8 DUMPSTER LANDSCAPE BERMLANDSCAPE BERM12 19 GAZEBO - PATIOS 13 18 3-STORY APARTMENT BUILDING 48 UNITS 18 24'18'18'5'24'24'18'24'24' 24'24'18'18'9'9'9'9'9'9'5'9' TYP.©Knothe & Bruce Architects, LLC PROJECT TITLE SHEET NUMBER SHEET TITLE ISSUED PROJECT NO. Site Plan C-1.1 Fox Hill Senior Living Yorkville, IL Northpointe Development & DreamLane Real Estate Group Sycamore Rd and US 34 / Veterans Parkway 2307 1 C-1.1 1" = 30'-0" SITE PLAN 1 INCH = GRAPHIC SCALE 0 (24X36 SHEET) FT30 30 60 90 Site Development Data: Zoning B-3, General Business District Densities: Lot Area 149,316 S.F./3.43 ACRES Dwelling Units 48 units Lot Area / D.U. 3,111 S.F./D.U. Density 14 units/acre Lot Coverage 61,530 S.F. (41%) Usable Open Space 88,753 S.F. (1,849 S.F./unit) Building Height 3 stories/49'-0" Dwelling Unit Mix: One Bedroom 36 Two Bedroom 12 Total Dwelling Units 48 Parking Required 96 vehicule parking stalls Vehicle Parking Stalls: Underground Garage 0 Surface 96 Total 96 Issued for Re-Submittal - October 5, 2023 Housing Tax Credit ELDERLY PARKING Yorkville, IL 1 Bedroom Stalls Per Unit Units Total Needed 30%0.4 9 3.6 50%0.82 15 12.3 60%1 4 4 80%1.09 6 6.54 2 Bedroom 30%0.8 0 0 50%1.58 2 3.16 60%1.8 0 0 80%2 9 18 Parking Parking Spaces Required 48 Trips Dwelling units Trip Ratio Peak AM In 45 0.1093 5 Peak AM Out 45 0.375 17 Total New AM Trips 22 Peak PM In 45 0.3906 18 Peak AM Out 45 0.2344 11 Total New PM Trips 28 Land Use ITE Code Dwelling Units In Out In Out Multifamily Housing 220 45 5 17 18 11 Total New Trips 5 17 18 11 AM PM Peak Hour Peak Hour FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4"25'-9 1/32"11'-1 7/8"11'-5 7/8"48'-4 25/32"1 344 510 1115 32 FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4" 1 24 41110 15 25'-9 1/32"11'-1 7/8"11'-5 7/8"48'-4 25/32"9'-0"ISSUED PROJECT TITLE SHEET TITLE SHEET NUMBER PROJECT NUMBER © Knothe & Bruce Architects, LLC Phone: 608.836.3690 7601 University Ave. #201 Middleton, WI 53562 NORTHPOINTE - YORKVILLE YORKVILLE, ILLINOIS EXTERIOR ELEVATIONS X201 2307 EXTERIOR MATERIAL SCHEDULE MARK BUILDING ELEMENT MANUFACTURER COLOR 1 COMPOSITE LAP 6" JAMES HARDIE COBBLESTONE 2 COMPOSITE LAP 6" JAMES HARDIE TIMBER BARK 3 COMPOSITE LAP 6" JAMES HARDIE CUSTOM RUST 4 BRICK VENEER INTERSTATE BRICK COPPERSTONE 5 CAST STONE BANDS & SILLS ROCKCAST CRYSTAL WHITE 9 COMPOSITE TRIM JAMES HARDIE ARCTIC WHITE 10 COMPOSITE WINDOWS ANDERSEN 100 BLACK 11 RAILING & HANDRAIL SUPERIOR BLACK 15 ASPHALT SHINGLES CERTAINTEED WEATHERED WOOD 0'1/2"1"2" 4" 0' 4' 8'16' 32' 1/8" = 1 '- 0" 1/8" = 1'-0"X201 1 ELEVATION - SOUTH 1/8" = 1'-0"X201 2 ELEVATION - EAST FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4" 1 10 11344 11'-5 7/8"11'-1 7/8"25'-9 1/32"48'-4 25/32"15 32 FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4"25'-9 1/32"11'-1 7/8"11'-5 7/8"4 41 21011 15 48'-4 25/32"ISSUED PROJECT TITLE SHEET TITLE SHEET NUMBER PROJECT NUMBER © Knothe & Bruce Architects, LLC Phone: 608.836.3690 7601 University Ave. #201 Middleton, WI 53562 NORTHPOINTE - YORKVILLE YORKVILLE, ILLINOIS EXTERIOR ELEVATIONS X202 2307 EXTERIOR MATERIAL SCHEDULE MARK BUILDING ELEMENT MANUFACTURER COLOR 1 COMPOSITE LAP 6" JAMES HARDIE COBBLESTONE 2 COMPOSITE LAP 6" JAMES HARDIE TIMBER BARK 3 COMPOSITE LAP 6" JAMES HARDIE CUSTOM RUST 4 BRICK VENEER INTERSTATE BRICK COPPERSTONE 5 CAST STONE BANDS & SILLS ROCKCAST CRYSTAL WHITE 9 COMPOSITE TRIM JAMES HARDIE ARCTIC WHITE 10 COMPOSITE WINDOWS ANDERSEN 100 BLACK 11 RAILING & HANDRAIL SUPERIOR BLACK 15 ASPHALT SHINGLES CERTAINTEED WEATHERED WOOD 0'1/2" 1" 2" 4" 0' 4' 8'16' 32' 1/8" = 1 '- 0" 1/8" = 1'-0"X202 1 ELEVATION - NORTH 1/8" = 1'-0"X202 2 ELEVATION - WEST FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4"25'-9 1/32"11'-1 7/8"11'-5 7/8"48'-4 25/32"1 344 510 1115 32 FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4" 1 24 41110 15 25'-9 1/32"11'-1 7/8"11'-5 7/8"48'-4 25/32"9'-0"ISSUED PROJECT TITLE SHEET TITLE SHEET NUMBER PROJECT NUMBER © Knothe & Bruce Architects, LLC Phone: 608.836.3690 7601 University Ave. #201 Middleton, WI 53562 NORTHPOINTE - YORKVILLE YORKVILLE, ILLINOIS COLOR EXTERIOR ELEVATIONS X203 2307 EXTERIOR MATERIAL SCHEDULE MARK BUILDING ELEMENT MANUFACTURER COLOR 1 COMPOSITE LAP 6" JAMES HARDIE COBBLESTONE 2 COMPOSITE LAP 6" JAMES HARDIE TIMBER BARK 3 COMPOSITE LAP 6" JAMES HARDIE CUSTOM RUST 4 BRICK VENEER INTERSTATE BRICK COPPERSTONE 5 CAST STONE BANDS & SILLS ROCKCAST CRYSTAL WHITE 9 COMPOSITE TRIM JAMES HARDIE ARCTIC WHITE 10 COMPOSITE WINDOWS ANDERSEN 100 BLACK 11 RAILING & HANDRAIL SUPERIOR BLACK 15 ASPHALT SHINGLES CERTAINTEED WEATHERED WOOD 0'1/2" 1" 2" 4" 0' 4' 8'16' 32' 1/8" = 1 '- 0" 1/8" = 1'-0"X203 1 COLOR ELEVATION - SOUTH 1/8" = 1'-0"X203 2 COLOR ELEVATION - EAST FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4" 1 10 11344 11'-5 7/8"11'-1 7/8"25'-9 1/32"48'-4 25/32"15 32 FIRST FLOOR 100'-0" SECOND FLOOR 111'-5 7/8" THIRD FLOOR 122'-7 3/4"25'-9 1/32"11'-1 7/8"11'-5 7/8"4 41 21011 15 48'-4 25/32"ISSUED PROJECT TITLE SHEET TITLE SHEET NUMBER PROJECT NUMBER © Knothe & Bruce Architects, LLC Phone: 608.836.3690 7601 University Ave. #201 Middleton, WI 53562 NORTHPOINTE - YORKVILLE YORKVILLE, ILLINOIS COLOR EXTERIOR ELEVATIONS X204 2307 EXTERIOR MATERIAL SCHEDULE MARK BUILDING ELEMENT MANUFACTURER COLOR 1 COMPOSITE LAP 6" JAMES HARDIE COBBLESTONE 2 COMPOSITE LAP 6" JAMES HARDIE TIMBER BARK 3 COMPOSITE LAP 6" JAMES HARDIE CUSTOM RUST 4 BRICK VENEER INTERSTATE BRICK COPPERSTONE 5 CAST STONE BANDS & SILLS ROCKCAST CRYSTAL WHITE 9 COMPOSITE TRIM JAMES HARDIE ARCTIC WHITE 10 COMPOSITE WINDOWS ANDERSEN 100 BLACK 11 RAILING & HANDRAIL SUPERIOR BLACK 15 ASPHALT SHINGLES CERTAINTEED WEATHERED WOOD 0'1/2" 1" 2" 4" 0' 4' 8'16' 32' 1/8" = 1 '- 0" 1/8" = 1'-0"X204 1 COLOR ELEVATION - NORTH 1/8" = 1'-0"X204 2 COLOR ELEVATION - WEST Chicago Tribune - chicagotribune.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014 Chicago Tribune - chicagotribune.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014 Sold To: United City of Yorkville - CU00410749 651 Prairie Pointe Drive Yorkville,IL 60560 Bill To: United City of Yorkville - CU00410749 651 Prairie Pointe Drive Yorkville,IL 60560 Certificate of Publication: Order Number: 7516334 Purchase Order: State of Illinois - Kane Chicago Tribune Media Group does hereby certify that it is the publisher of the The Beacon-News. The The Beacon-News is a secular newspaper, has been continuously published Daily for more than fifty (50) weeks prior to the first publication of the attached notice, is published in the City of Aurora, Township of Aurora, State of Illinois, is of general circulation throughout that county and surrounding area, and is a newspaper as defined by 715 IL CS 5/5. This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the The Beacon-News, namely one time per week or on 1 successive weeks. The first publication of the notice was made in the newspaper, dated and published on 10/20/2023, and the last publication of the notice was made in the newspaper dated and published on 10/20/2023. This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1. PUBLICATION DATES: Oct 20, 2023. ___________________________________________________________________________________ The Beacon-News In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed in Chicago, Illinois on this 21st Day of October, 2023, by Chicago Tribune Media Group Jeremy Gates Chicago Tribune - chicagotribune.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014 PROPOSED REQUEST: The petitioner, Luz M. Padilla, Abby Properties, LLC is seeking Final Plat approval for an approximately 9.4-acre site consisting of 44 lots for single-family attached dwelling units (townhomes) and one (1) lot for an open space/stormwater management basin. The property being subdivided is identified as the final parcel remaining, Phase 4, of the Kendall Marketplace Townhome Development. Phases 1-3 of the development were previously subdivided into 120 single-family attached dwelling units in 2020 and are in various stages of construction. Memorandum To: Planning and Zoning Commission From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Brad Sanderson, EEI, City Engineer Date: October 24, 2023 Subject: PZC 2023-15 Kendall Marketplace Lot 52 Phase 4 Townes of Kendall Marketplace - Final Plat PROPERTY SUMMARY/HISTORY: The subject property is currently zoned as R-3 Multi-Family Attached Residence District as part of the Kendall Marketplace Planned Unit Development (PUD). The following are the current immediate surrounding zoning and land uses: Zoning Land Use North R-2 Single-Family Traditional Residence District Single-Family Detached Homes Blackberry Shore Lane East R-3 Multi-Family Attached Residence District Phases 2 & 3 Kendall Marketplace Townhomes South B-3 General Business District Lot 16 (vacant commercial outlot) Gillespie Lane West A-1 Agricultural (Kendall County) Farmland Future Beecher Road The proposed area is Phase 4 of the Kendall Marketplace Townhome Development (see attached Phase Plan). The original phasing plan was submitted at the end of 2019 when the petitioner began the process of subdividing Phase 1 into the now 48 townhome lots. In May 2020, the Final Plats for Phases 2 and 3 were approved which included a total of 72 dwelling units and in line with the phasing plan. PROJECT SUMMARY: The proposed Final Plat of Resubdivision meets the original conceptual plan for the attached single- family homes of this development as illustrated in Resolution 2006-68, as illustrated below. Similar to the Phases 1-3 Final Plat, this proposed final plat conforms to the Conceptual Plan illustrated in the regulating ordinance. PLAN COUNCIL COMMENTS: A Plan Council meeting was held on October 12, 2023 with the petitioner and City staff. Community Development staff asked the petitioner if the common area, Lot 3, shared by the townhome units is intended to allow residents to install patios, decks, and/or fences within this area. The petitioner stated the developer intends to allow homeowners to install patios and a clause would be added as an easement provision on the individual plat of surveys. Additionally, Police Department staff requested that parking should be limited to the south side of Blackberry Shore Lane, as it has been for Phases 1-3. Finally, the City Engineer provided the petitioner with their comments on the original final plat submission on September 11, 2023 (see attached). The petitioner has provided an updated final plat with a letter addressing each item (see attached) which are both dated October 5, 2023. STAFF COMMENTS: The proposed Final Plat of Resubdivision meets the original conceptual plan for the attached single- family homes of this development which is consistent with the phasing exhibit. The proposed request is scheduled for Planning and Zoning Commission review on November 8, 2023. Should you have any questions regarding this matter; staff will be available at Tuesday night’s meeting. PROPOSED MOTION: In consideration of the proposed Final Plat of Subdivision for the Kendall Marketplace Development Lot 52, Phase 4, 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 October 5, 2023 and further subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Petitioner Application 2. Phase 4 Final Plat, date revised October 5, 2023 3. Kendall Marketplace Phasing Exhibit 4. Plan Council packet for 10-12-23 5. EEI Review Comments dated 9-11-23 6. HR Green Response Letter dated 10-5-23 LOT AREAS LOT # 3 4 401 402 403 404 405 406 407 408 409 410 411 412 413 414 415 416 417 418 419 420 421 SQ.FT. 251,164± 84,940± 1,980± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,500± 1,500± 1,980± 1,980± ACRES 5.766± 1.950± 0.045± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.034± 0.034± 0.045± 0.045± LOT AREAS LOT # 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 SQ.FT. 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,980± 1,980± 1,500± 1,500± 1,500± 1,500± 1,980± ACRES 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.045± 0.045± 0.034± 0.034± 0.034± 0.034± 0.045± TOTAL LAND AREA: 410,744± SQ.FT. OR 9.429± ACRES LOT 51 BLACKBERR Y S H O R E L A N E (66' R.O.W. H E R E T O F O R E D E D I C A T E D P E R D O C . 2 0 0 7 0 0 0 1 4 7 7 9 ) GILLES PIE LA NE (80' R.O. W. HE R ET OF O R E D E DI C ATE D PE R D O C. 200700014779) LOT 50 LOT 49 LOT 48 LOT 47 LOT 46 LOT 45 LOT 44 FUTURE BEECHER ROADKENDALL MARKETPLACE DOC. 200700014779 REC. 05/07/2007 KENDALL MARKETPLACE DOC. 200700014779 REC. 05/07/2007 LOT 16 LOT 17 LOT 19 LO T 5 5 KENDALL MARKETPLACE DOC. 200700014779 REC. 05/07/2007 LO T 5 5UNSU BD IV ID ED LANDS 201 202 203 204 205 206 L O T 4 0 1 301 302 303 304 305 306 307 308 309 310 311 312 LOT 3 KENDALL MARKETPLACE LOT 52 PHASE 2&3 RESUBDIVISION DOC. 202200004130 PT. LOT 2 KENDALL MARKETPLACE LOT 52 PHASE 2&3 RESUBDIVISION DOC.202200004130UNSUBDIV IDED LAND S L O T 4 0 2 L O T 4 0 3 L O T 4 0 4 LOT 405LOT 406LOT 407LOT 408LOT 409 LOT 410 LOT 411 LOT 412 LOT 413 LOT 414 LOT 444 LOT 443 LOT 442 LOT 441 LOT 440 LOT 439 LOT 41 5 LOT 41 6 LOT 41 7 LOT 41 8 LOT 41 9 LOT 42 0 LOT 42 1 LOT 42 2 LOT 42 3 LOT 42 4 LOT 43 4 LOT 43 3 LOT 43 2 LOT 43 1 LOT 43 0 LOT 42 9 LOT 43 8 LOT 43 7 LOT 43 6 LOT 43 5 LOT 425LOT 426LOT 427LOT 428LOT 3 LOT 4 PIN: 02-19-481-004 PT. LOT 2 KENDALL MARKETPLACE LOT 52 PHASE 2&3 RESUBDIVISION DOC.202200004130 SHEETIllinois Professional Design Firm # 184-001322 2363 Sequoia Drive, Suite 101, Aurora, Illinois 60506 t. 630.553.7560 f. 630.553.7646 www.hrgreen.com 1 OF 2 CONDOMINIUM PROPERTY ACT", SHEETIllinois Professional Design Firm # 184-001322 2363 Sequoia Drive, Suite 101, Aurora, Illinois 60506 t. 630.553.7560 f. 630.553.7646 www.hrgreen.com 2 OF 2 PIN: 02-19-481-004 Illinois Professional Design Firm # 184-001322 2363 Sequoia Drive, Suite 101, Aurora, Illinois 60506 t. 630.553.7560 f. 630.553.7646 www.hrgreen.com1 OF 1LOT 51KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANEGILLESPIE LANE LOT 50LOT 49LOT 48LOT 47LOT 46LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23FUTURE BEECHER ROADKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 16LOT 17LOT 19LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGE LANEUNSUBDIVIDED LANDSLOT 32PHASE 1AREA = 5.5 ACRES +/-48 UNITSPHASE 2AREA = 7.8 ACRES +/-36 UNITS(48 UNITS SHOWN)PHASE 3AREA = 3.5 ACRES +/-12 UNITS (YORKVILLE SCHOOL DISTRICT)24 UNITS (PLANO SCHOOL DISTRICT)PHASE 4AREA = 9.6 ACRES +/-44 UNITS (PLANO SCHOOL DISTRICT)YORKVILLE SCHOOL DISTRICTPLANO SCHOOL DISTRICTROAD IN PHASE 2ROAD IN PHASE 1PHASE 1PHASE 2PHASE 3PHASE 4SECTION LINELEGEND:LOCATION MAP: PLAN COUNCIL AGENDA Thursday, October 12, 2023 9:00 a.m. City Hall Community Development 2nd Floor - Conference Room Remote Access via Zoom 1. Minutes for approval: September 14, 2023 2. PZC 2023-15 Kendall Marketplace Lot 52 (Townhomes) – Phase 4 Final Plat Adjournment United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 I have reviewed the application for the Final Plat of Resubdivision of Lot 52 Phase 4 in Kendall Marketplace dated last revised August 28, 2023 as prepared by HR Green and submitted by Luz M. Padilla on behalf of Abby Properties, LLC, Petitioner. The petitioner is seeking Final Plat approval for an approximately 9.4-acre site consisting of 44 lots for single-family attached dwelling units and one (1) lot for an open space/stormwater management basin. Based upon my review of the application documents and plans, I have compiled the following comments: ZONING The subject property is currently zoned as R-3 Multi-Family Attached Residence District as part of the Kendall Marketplace Planned Unit Development (PUD). The following are the current immediate surrounding zoning and land uses: Zoning Land Use North R-2 Single-Family Traditional Residence District Single-Family Detached Homes Blackberry Shore Lane East R-3 Multi-Family Attached Residence District Phases 2 & 3 Kendall Marketplace Townhomes South B-3 General Business District Lot 16 (vacant commercial outlot) Gillespie Lane West A-1 Agricultural (Kendall County) Farmland Future Beecher Road FINAL PLAT REVIEW The proposed Final Plat of Resubdivision meets the original conceptual plan for the attached single- family homes of this development as illustrated in Resolution 2006-68, as illustrated on the following page. Staff has the following comments: 1. The common area, shared by the townhome units is Lot 3 (approx.. 5.766-acres), has a public utility and drainage easement (P.U. & D. E.). Does the developer intend to allow residents to install patios, decks, and/or fences within this area? If so, this should be stated within the easement provisions. 2. Staff notes that the proposed building setback lines are consistent with the required minimum setbacks for the R-3 zoning district. 3. A landscape plan will be required for review for this phase of the development. Memorandum To: Plan Council From: Krysti Barksdale-Noble, Community Development Director CC: Brad Sanderson, EEI, City Engineer Bart Olson, City Administrator Date: September 14, 2023 Subject: PZC 2023-15 Kendall Marketplace Lot 52 Phase 4 Townes of Kendall Marketplace - Final Plat Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: September 6, 2023 To: Krysti Barksdale-Noble (Community Development Director) From: James Jensen (Chief of Police) Reference: Plan Review – PZC 2023-15 Kendall Marketplace – Townhomes Lot 52 Phase 4 Project Name: Kendall Marketplace Townhomes Lot 52 Phase 4 Applicant Name: Luz M. Padilla (Abby Properties, LLC) Project Manager: Luz M. Padilla Project Number: PZC 2023-15 Kendall Marketplace The comments listed below are referenced to the above project: Signage Handicapped Signage Required: __X__ Yes ____ No Comments: No handicapped parking has been identified on the plan. **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended __X__ Yes _____ No Comments: Proper signage on Blackberry Shore Lane, Gillespie Lane & the future Beecher Road **Signage must meet MUTCD Standards School Zone Special Signage ____ Yes __X__ No Special Speed Zone Signage Requested ____ Yes __X__ No No Parking Signage Recommended? __X__ Yes ____ No __X__ No Parking After 2” Snow Fall (City Roadways) No Parking Locations: Comments: Depending on roadway widths, no parking should be allowed on main roadways (Blackberry Shore Lane, Gillespie Lane & Beecher). Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Dedicated Parking signage needed? ____ Yes __X__ No ____ Located by Park ____ School ____ Common Parking Area Are there Street Name Conflicts? ____ Yes __X__ No Comments: Pedestrian/Bike Path Crossing Signage? ____ Yes ____ No Warning Ahead Signs are Required Comments: Depending on ingress/egress bike path crossing signage may be needed. Unknown whether or not bike paths will be added. NO Construction Traffic Signage being requested? __X__ Yes _____ No Location: Limit construction traffic on Blackberry Shore Lane ***We request that all signage is posted prior to the first occupancy permit being issued for each POD or phase.*** ***All traffic control signage must conform to MUTCD Standards specific to location, size, color, and height levels*** Roadway Street Width: _____________ Should parking be allowed on BOTH sides of road? ____ Yes __X__ No Should parking be restricted to fire hydrant side? __X__ Yes ____ No Comments: Parking should be limited to one side on Blackberry Shore Lane Center Roadway Medians: ____ Yes ____ No Limit Parking on Median? ____ Yes ____ No Signage Needed? ____ Yes ____ No Room for Emergency Veh. w/ one lane Obstructed? ____ Yes ____ No Do you have intersection Concerns? __X__ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Comments: Development drive onto Gillespie Lane. Proper speed signage needed on Gillespie Lane and a stop sign for those pulling out onto Gillespie. Landscape Low Growth or Ground Cover Landscaping? ____ Yes ____ No Low Growth or Ground Cover Landscaping by windows? ____ Yes ____ No Low Growth or Ground Cover Landscaping by Entrances ____ Yes ____ No Comments: I have not seen a landscaping plan for this project. If landscaping is going to be put in, they should use low growth or ground cover landscaping by the entrance/exit to limit site line issues. Ingress / Egress Entrance/Exits match up with adjacent driveways? ____ Yes __X__ No Total Entrance/Exits for development? __3__ Comments: Want to verify that the entrance/exit points are wide enough so that if a vehicle is broken down in the roadway emergency vehicles can still get by. Are vehicle entrance/exits safe? __X__ Yes ____ No Are warning signs for cross traffic requested? __X__ Yes ____ No Comments: Stop and/or Yield signs for all cross traffic roadways Raised Median & Signage for Right in & Right Out? ____ Yes __X__ No Comments: None Emergency Contact for after hours during construction: __________________________ Comments: Please provide information __________________________ Is this a gated or controlled access development? ____ Yes __X__ No If yes, will police & Fire have Access? ____ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Miscellaneous Individual Mailboxes? ____ Yes ____ No Cluster Mailbox Kiosks? ____ Yes ____ No Will this cause traffic choke points? ____ Yes ____ No Comments: I have not seen plans that show mailbox kiosks. If there are mailbox kiosks I would request they are out of the way of normal traffic flow so as not to cause traffic choke points. Are sidewalks being planned for the development? ____ Yes ____ No Comments: I have not seen the final plan, however, I assume that sidewalks will be planned for Blackberry Shore Lane, Gillespie Lane and the future Beecher Road. Are sidewalk crosswalks needed? __X__ Yes ____ No Comments: Crosswalks would be needed if there will be bus stop locations on either Blackberry Shore Lane or Gillespie Lane. Are there bike paths planned for this project? ____ Yes ____ No Proper Signage needed for bike paths ____ Yes ____ No ____ Stop Signs ____ Yield Signs ____ NO Motorized Vehicles ____ Trespassing ____ Other _______________________________________ Comments: If this development will be connected to a bike path proper signage would be requested to include, stop signs, yield signs and no motorized vehicles. Are there HOA Controlled Roadway OR Parking Areas? __X__ Yes ____ No Comments: If this will be private roadway or HOA controlled area(s) proper signage for parking to include handicapped parking signage will be needed. We would request the owner or management company sign the enforcement agreement prior to occupancy being allowed. Ample Parking on Site? ____ Yes ____ No Comments: I have not seen a parking plan. Is there overflow parking for guests of residents? Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Are there other City Ordinance Concerns? ____ Yes __X__ No ____ Noise Ordinance ____ Parking Ordinances ____ Alarm Ordinance Comments: No concerns I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments, or concerns please do not hesitate to contact me. 2363 Sequoia Drive | Suite 101 Aurora, IL 60506 Main 630.553.7560 + Fax 713.965.0044 HRGREEN.COM October 5, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 Re: Kendall Marketplace – Lots 52 Phase 4 Resubdivision United City of Yorkville HR Green Project No.: 170053.02 Dear Ms. Barksdale-Noble: Please see below our responses to the latest comment letter dated September 11, 2023, pertaining to the Kendall Marketplace – Lot 52 Phase 4 Resubdivision. The original comment is provided, with our response comment following in bold font below. Final Plat Resubdivision Comments: 1. Lots 3 and 4 should be renumbered. Lot 3 in the subdivision is the same number as the lot being resubdivided. RESPONSE: The surveyor is of the opinion that it is unnecessary to renumber the lots as suggested. The lots created as part Kendall Marketplace Lot 52 Phase 4 Resubdivision are unique to this Resubdivision plat, regardless of the lot numbering created by the underlying plat(s). 2. The revised paragraph below should be used on the ownership certificate: “The undersigned hereby dedicates for public use the lands indicated o n this plat as thoroughfares, streets, alleys, and public services; and hereby also reserves for any electric, gas, telephone, cable tv or other telecommunications company under franchise agreement with the United City of Yorkville, their successors and assigns, the easement provisions which are stated heron.” RESPONSE: Revised as requested. There are other outstanding items that will be required prior to final plat approval. Those are as follows: • Updated Engineer’s estimate will be required to establish a performance guarantee. RESPONSE: Attached as part of this submittal please find the Cost Estimate for the Public Improvements • Landscape plans will be required. RESPONSE: Attached as part of this submittal please find the Landscaping plans for review/approval. Sincerely, HR GREEN, INC. Bernard Bauer Project Land Surveyor II J:\2017\170053 \170053.02 \Design\Deliverables \INCOMING\City Review \ltr-10523-Comment_Response_No1 -Phase4.docx Summary Proposed 2024 meeting schedule for the Planning and Zoning Commission. Meeting Schedule for 2024 For 2024, if the Planning and Zoning Commission would like to continue meeting the second Wednesday of the month at 7:00 p.m., the proposed meeting dates would be as follows:  January 10, 2024  February 14, 2024  March 13, 2024  April 10, 2024  May 8, 2024  June 12, 2024  July 10, 2024  August 14, 2024  September 11, 2024  October 9, 2024  November 13, 2024  December 11, 2024 Recommendation Staff recommends review of the proposed meeting dates and time so that a meeting schedule can be finalized for 2024. Memorandum To: Planning and Zoning Commission From: Jori Behland, City Clerk CC: Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Date: October 30, 2023 Subject: Planning and Zoning Commission Meeting Schedule for 2024