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Planning and Zoning Commission Minutes 2023 10-11-23APPROVED 11/8/23 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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22:23 investing [2] - 20:18, 24:4 investment [2] - 21:13, 21:23 invite [1] - 3:6 issued [1] - 15:21 issues [3] - 15:11, 15:17, 18:5 J job [1] - 9:11 joining [1] - 9:21 Jonathan [1] - 4:16 jumped [1] - 15:16 K keep [2] - 16:22, 27:6 KELLOGG [3] - 22:19, 22:22, 24:24 Kellogg [1] - 22:23 Kendall [1] - 6:12 kind [2] - 13:8, 15:16 knowing [1] - 10:22 known [1] - 27:10 Krysti [1] - 2:9 L land [2] - 4:11, 7:12 lane [1] - 13:11 Lansing [1] - 8:11 large [1] - 24:15 LASALLE [1] - 30:2 laundry [1] - 21:10 leave [1] - 17:8 left [15] - 12:14, 12:16, 12:17, 13:12, 13:15, 14:3, 14:7, 14:9, 14:10, 14:12, 14:19, 15:9, 25:19, 26:21 Leland [1] - 31:8 live [2] - 11:11, 25:17 lives [1] - 25:17 locate [1] - 21:13 located [3] - 6:18, 7:7, 20:24 long-term [1] - 9:15 look [3] - 10:14, 10:24, 20:16 looking [5] - 9:11, 9:23, 12:1, 12:4, 27:20 loop [1] - 27:1 louder [1] - 18:1 LYNN [1] - 22:19 Lynn [2] - 22:23, 25:12 M ma'am [2] - 18:22, 22:13 machine [1] - 30:12 main [4] - 9:7, 23:17, 24:8, 24:18 major [1] - 22:12 majority [1] - 8:2 manager [1] - 7:5 market [5] - 8:8, 8:10, 20:12, 20:20, 25:10 Marlys [1] - 2:11 matters [1] - 30:9 mean [1] - 14:3 means [1] - 30:12 meeting [2] - 29:1, 29:4 member [1] - 3:19 members [2] - 3:6, 8:1 mentioned [1] - 26:11 metal [1] - 7:11 microphone [2] - 4:8, 16:12 mics [3] - 4:20, 4:23, 17:22 might [1] - 7:18 MILLEN [1] - 28:21 Millen [2] - 2:4, 28:20 millions [2] - 20:18, 24:4 mind [1] - 18:15 Minute [1] - 2:11 mix [1] - 20:22 model [2] - 19:23, 21:6 month [1] - 8:12 months [1] - 7:19 most [4] - 8:7, 9:14, 10:14, 26:12 motion [3] - 5:21, 28:8, 28:13 mouth [1] - 13:13 move [1] - 24:10 moved [4] - 6:1, 9:19, 9:20, 28:10 movement [1] - 24:16 MR [34] - 4:2, 4:15, 5:3, 5:13, 6:24, 7:4, 11:24, 12:6, 12:11, 12:22, 13:10, 13:24, 14:12, 14:21, 15:2, 15:16, 16:8, 16:13, 16:17, 16:22, 19:10, 19:20, 20:8, 21:20, 25:21, 25:24, 26:4, 26:9, 26:16, 26:17, 26:22, 26:23, 27:16, 28:21 MS [69] - 4:5, 4:12, 4:14, 4:16, 4:20, 6:1, 6:2, 6:6, 11:10, 11:15, 11:16, 11:18, 11:19, 11:21, 11:22, 12:3, 12:7, 12:12, 13:9, 13:22, 14:1, 14:5, 14:7, 14:14, 14:17, 14:18, 15:1, 15:15, 16:6, 16:11, 16:15, 16:18, 16:21, 17:18, 17:21, 17:22, 18:3, 18:24, 19:2, 19:17, 20:3, 21:17, 22:14, 22:15, 22:16, 22:22, 24:23, 24:24, 25:15, 25:16, 25:23, 26:2, 26:3, 26:6, 26:14, 26:20, 27:13, 27:23, 28:2, 28:5, 28:10, 28:11, 28:14, 28:16, 28:17, 28:18, 28:19, 28:20, 28:22 multiple [1] - 9:6 mute [1] - 5:3 N name [3] - 3:15, 7:4, 12:22 need [5] - 4:4, 4:8, 8:24, 23:24, 27:24 needs [1] - 8:21 NESHEIM [9] - 2:21, 18:19, 18:24, 19:2, 19:17, 20:3, 21:17, 22:14, 24:23 next [5] - 8:12, 9:24, 10:16, 10:19, 11:4 NICHOLAS [2] - 2:20, 12:19 Nick [1] - 12:22 Noble [1] - 2:9 NOBLE [20] - 4:5, 4:14, 4:16, 4:20, 6:6, 11:15, 11:18, 11:21, 14:5, 14:17, 16:6, 16:11, 16:15, 16:18, 16:21, 17:22, 22:15, 26:3, 26:14, 28:2 northeast [1] - 6:18 northern [1] - 11:2 note [2] - 13:2, 20:21 number [1] - 5:22 numerous [1] - 22:4 O obvious [1] - 24:11 obviously [1] - 15:19 October [2] - 1:21, 31:9 OF [3] - 1:6, 30:1, 30:2 offered [1] - 21:8 Oklahoma [2] - 8:1, 9:19 one [15] - 3:4, 3:14, 8:11, 8:12, 11:4, 11:10, 11:15, 11:18, 12:23, 14:4, 26:14, 26:17, 27:13 ones [1] - 8:16 open [2] - 5:21, 8:10 opening [1] - 8:12 operating [1] - 8:7 operation [1] - 21:24 opportunity [2] - 9:17, 22:11 opposite [3] - 19:6, 22:5, 22:6 opposition [3] - 5:20, 17:14, 18:12 Orchard [1] - 24:17 order [1] - 5:16 organizations [2] - 8:16, 9:6 original [1] - 31:2 outcome [1] - 30:24 overnight [1] - 21:9 own [1] - 25:9 owners [2] - 8:2, 8:3 owns [1] - 25:1 P p.m [1] - 1:22 PAGE [1] - 2:18 Pages [1] - 30:11 parcels [1] - 7:8 parking [3] - 10:7, 12:3 part [5] - 8:9, 9:5, 9:18, 10:14, 11:2 part-time [1] - 9:18 participate [1] - 4:6 participating [1] - 4:17 particular [2] - 19:12, 19:15 parties [1] - 30:23 partner [2] - 8:15, 8:17 parts [1] - 3:24 party [1] - 25:8 pay [2] - 9:11, 9:12 pending [1] - 15:19 people [8] - 9:14, 14:8, 23:11, 24:10, 25:18, 27:6, 27:9 percent [1] - 27:21 perfect [1] - 4:22 Perfect [1] - 5:14 permit [1] - 6:13 PERSON [1] - 2:1 person [1] - 25:3 personal [1] - 30:15 persons [2] - 3:9, 3:13 Peru [1] - 8:12 Petition [1] - 5:22 petition [1] - 28:7 petitioner [6] - 3:11, 3:18, 5:18, 6:10, 6:21, 25:14 photo [1] - 11:7 picture [1] - 12:1 piece [1] - 25:1 Place [3] - 8:18, 8:19, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - October 11, 2023 3 8:24 place [5] - 8:19, 9:1, 19:21, 27:11, 30:19 places [1] - 27:7 plan [9] - 3:17, 5:1, 5:11, 10:1, 10:11, 10:21, 10:22, 15:12 PLANNING [1] - 1:10 podium [6] - 3:16, 7:3, 12:21, 18:21, 18:23, 22:21 point [7] - 13:19, 16:24, 19:3, 20:5, 22:3, 23:18, 24:22 Pointe [1] - 1:17 points [2] - 13:5, 15:6 portion [2] - 28:24, 29:3 position [1] - 15:5 positions [1] - 10:9 potentially [2] - 15:7, 15:8 Prairie [1] - 1:17 preparation [1] - 24:7 present [5] - 3:10, 5:18, 6:23, 17:10, 18:8 PRESENT [2] - 2:1, 2:8 presentation [1] - 17:8 presenting [1] - 7:15 pretty [2] - 10:13, 24:10 previous [2] - 15:21, 30:6 previously [2] - 16:1, 19:11 private [1] - 8:4 probable [1] - 24:11 problem [1] - 5:6 proceedings [3] - 3:2, 29:2, 30:17 process [2] - 4:18, 25:10 program [1] - 9:5 prohibit [1] - 25:8 project [2] - 7:5, 24:4 property [16] - 6:17, 13:18, 14:24, 15:10, 20:19, 20:24, 21:1, 21:14, 23:3, 23:5, 23:6, 25:1, 25:6, 25:9, 25:20, 25:22 proposal [2] - 12:24, 20:24 proposed [6] - 3:7, 10:20, 11:3, 11:5, 13:3, 16:1 proposing [1] - 15:24 provide [1] - 13:19 PUBLIC [1] - 1:11 public [18] - 3:2, 3:4, 3:6, 3:9, 3:18, 3:19, 4:6, 4:17, 5:17, 5:22, 6:7, 28:6, 28:9, 28:23, 28:24, 29:3, 30:10, 30:18 pumps [2] - 10:9, 10:10 purchase [1] - 20:19 purchaser [1] - 6:10 purpose [2] - 3:5, 19:8 pursuant [1] - 6:15 push [1] - 16:15 put [5] - 9:1, 13:13, 23:3, 23:4, 25:7 putting [2] - 19:3, 25:9 PZC [3] - 5:22, 6:8, 6:21 Q quality [1] - 21:24 questions [6] - 3:11, 16:4, 17:4, 17:6, 17:17, 25:13 quiet [1] - 19:17 quieter [1] - 19:18 QuikTrip [27] - 4:18, 5:23, 6:9, 6:22, 7:6, 7:16, 7:21, 7:24, 8:2, 8:3, 8:14, 8:18, 8:22, 9:8, 9:12, 9:14, 11:9, 12:24, 13:11, 15:23, 20:17, 21:21, 23:5, 24:2 QuikTrip's [1] - 21:6 QuikTrips [1] - 10:14 quite [3] - 8:5, 14:23, 16:20 R Raintree [1] - 25:17 raise [1] - 3:19 raised [1] - 16:23 raising [1] - 18:16 rate [1] - 20:13 ready [2] - 4:24, 6:23 Reagan [1] - 2:5 real [4] - 6:17, 7:5, 9:21, 20:1 realizes [1] - 27:7 really [3] - 20:16, 21:12, 22:10 reason [1] - 5:5 receiving [1] - 5:16 recently [1] - 8:7 record [4] - 16:7, 16:9, 17:2, 30:16 reduced [1] - 30:13 referred [1] - 23:13 reflected [1] - 17:3 regarding [5] - 3:7, 3:12, 16:24, 17:7, 28:7 reiterate [1] - 26:24 related [1] - 7:13 relative [2] - 30:20, 30:21 relief [1] - 17:1 repeat [2] - 3:20, 4:8 report [3] - 7:9, 16:4, 16:9 reported [1] - 30:11 Reporter [1] - 30:4 represent [1] - 3:15 reproduced [1] - 31:5 request [11] - 3:7, 3:11, 3:12, 5:19, 5:20, 6:5, 6:23, 17:11, 17:14, 18:9, 18:13 requested [1] - 17:1 requesting [1] - 6:12 research [1] - 24:3 residential [1] - 20:23 response [4] - 4:19, 17:12, 17:15, 18:10 responses [1] - 20:10 responsibility [1] - 31:5 responsible [1] - 8:14 reviewed [1] - 15:13 rezoned [1] - 23:5 risk [1] - 21:13 road [5] - 10:20, 10:23, 19:17, 19:18, 22:12 roll [1] - 28:12 Route [2] - 6:19 routes [4] - 23:17, 24:8, 24:18 run [1] - 21:24 S Safe [3] - 8:18, 8:19, 8:24 safe [5] - 8:19, 9:1, 27:4, 27:7, 27:10 saturated [1] - 20:20 scheduled [1] - 3:5 screen [1] - 9:24 seated [1] - 4:1 second [3] - 6:2, 11:11, 28:11 Section [1] - 6:15 see [6] - 10:2, 11:6, 11:13, 14:10, 14:12, 16:11 seeing [1] - 13:3 sell [3] - 23:5, 25:2, 25:6 selling [1] - 15:23 sense [4] - 19:14, 19:15, 19:18, 20:1 serve [2] - 21:15, 22:11 serves [1] - 7:12 service [3] - 5:23, 6:14, 6:22 services [1] - 7:14 set [2] - 27:19, 31:7 setup [1] - 23:9 Shell [1] - 23:20 shop [2] - 27:9, 27:11 Shorthand [1] - 30:4 shorthand [1] - 30:13 show [4] - 9:24, 10:2, 10:16, 10:19 showers [1] - 21:10 side [4] - 10:3, 14:17, 25:21, 27:18 sides [1] - 22:5 sign [2] - 3:16, 25:7 signed [1] - 31:3 Silver [1] - 12:4 similar [3] - 23:7, 23:8, 23:9 simultaneously [1] - 30:13 site [10] - 9:22, 9:23, 9:24, 10:11, 11:4, 13:11, 17:7, 23:7, 24:15, 27:12 situations [1] - 9:4 six [1] - 10:8 socially [1] - 8:14 someone [3] - 25:6, 25:8, 25:16 sometimes [1] - 23:11 somewhere [1] - 19:13 sorry [4] - 5:3, 6:5, 15:16, 18:5 Sorry [1] - 3:23 sound [1] - 7:18 southern [1] - 8:9 spaces [2] - 10:7, 10:8 special [8] - 5:23, 6:13, 6:22, 13:1, 15:19, 15:21, 23:6, 28:1 specifically [3] - 12:24, 13:20, 15:14 specified [1] - 30:19 SS [1] - 30:1 staff [4] - 7:8, 7:18, 16:3, 16:9 Stagecoach [1] - 6:20 stand [1] - 3:19 standard [1] - 10:13 standards [3] - 16:3, 16:7, 16:24 standing [1] - 18:15 start [1] - 5:7 started [3] - 7:24, 9:10, 9:18 STATE [1] - 30:1 state [4] - 3:14, 23:17, 24:8, 24:18 State [3] - 6:19, 30:4 station [14] - 5:23, 6:14, 6:22, 19:4, 19:5, 19:7, 19:12, 20:4, 20:16, 20:17, 23:4, 23:7, 23:13 stations [3] - 20:14, 22:5, 23:15 stays [1] - 21:9 stenographically [1] - 30:12 still [3] - 8:2, 17:18, 17:19 stone [1] - 27:19 stop [3] - 7:19, 19:11, 21:9 storage [1] - 7:13 store [5] - 6:14, 19:4, 19:8, 20:15, 21:12 stores [5] - 8:6, 8:10, 9:3, 9:18, 23:22 straight [1] - 12:1 Street [1] - 6:19 street [11] - 11:12, 11:13, 12:8, 13:6, 13:15, 14:2, 14:10, 14:15, 22:2, 22:6 structures [1] - 7:12 student [1] - 9:10 stuff [1] - 19:19 succeed [1] - 9:17 sufficient [1] - 20:14 supply [1] - 25:5 support [1] - 21:23 surrounding [1] - 13:16 survive [1] - 20:17 swear [3] - 4:4, 4:7, 4:23 sworn [11] - 3:22, 5:9, 7:2, 12:20, 18:14, 18:18, 18:20, 22:15, 22:18, 22:20, 30:8 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - 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] - 4:8, 12:14, 12:15, 12:16, 12:17, 13:11, 14:2, 14:3, 14:8, 14:9, 14:15, 25:19, 26:21 turning [1] - 13:12 twice [1] - 15:4 two [10] - 3:24, 7:8, 7:11, 21:1, 21:14, 22:12, 23:14, 23:21, 24:8, 24:20 type [1] - 13:20 typewriting [1] - 30:14 U ultimately [1] - 27:2 under [5] - 8:21, 23:3, 30:15, 31:4, 31:6 unheard [1] - 9:15 United [2] - 6:11, 8:17 UNITED [1] - 1:6 unsafe [1] - 27:9 up [14] - 6:8, 7:20, 8:6, 8:12, 9:19, 16:16, 18:15, 18:23, 23:12, 23:13, 23:24, 24:12, 25:7, 25:9 updated [1] - 11:7 users [1] - 23:19 uses [3] - 20:22, 22:3, 23:18 V vehicle [1] - 21:15 vehicles [1] - 22:11 via [2] - 17:6, 30:14 VIA [1] - 2:1 view [6] - 10:18, 10:19, 11:1, 11:3, 11:5, 11:19 Village [1] - 25:18 VITOSH [2] - 30:3, 31:13 voice [3] - 16:23, 20:9, 25:4 vote [1] - 28:12 W Walgreens [5] - 19:5, 20:4, 23:14, 23:15, 23:21 Walnut [1] - 11:16 WARNECKE [18] - 11:10, 11:16, 11:19, 11:22, 12:3, 12:7, 12:12, 13:9, 13:22, 14:1, 14:7, 14:14, 14:18, 15:1, 15:15, 17:18, 17:21, 18:3 wash [3] - 27:17, 27:18, 27:22 washing [1] - 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