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.
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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.
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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
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PZC - Public Hearing - October 11, 2023
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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 .
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PZC - Public Hearing - October 11, 2023
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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
- - - - -
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(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
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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.
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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?
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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.
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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
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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,
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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
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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.
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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
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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
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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.
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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.
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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
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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
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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
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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?
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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,
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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
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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
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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
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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
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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,
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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
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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
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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
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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
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tonight's meeting is closed.
(Which were all the proceedings had
in the public hearing portion of
the meeting.)
---o 0 o ---
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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.
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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. Certificate No. 084-02883.
/s/
0
084-02883 [1] - 31:13
1
1 [1] - 30:11
10 [1] - 9:15
10-6-0 [1] - 6:15
100 [1] - 27:21
11 [1] - 1:21
12 [1] - 2:20
15 [1] - 9:15
15th [1] - 31:8
16 [1] - 10:9
18 [2] - 2:21, 8:21
1958 [1] - 8:1
2
20 [1] - 9:15
2023 [2] - 1:21, 31:9
2023-08 [3] - 5:22, 6:9,
6:21
3
31 [1] - 30:11
34 [3] - 23:14, 23:20,
24:17
4
47 [12] - 6:19, 7:7,
10:4, 10:18, 11:2,
11:8, 11:23, 23:14,
23:20, 24:13, 26:7,
26:19
5
5.51 [1] - 6:18
52 [1] - 10:6
6
651 [1] - 1:17
7
7 [1] - 2:19
71 [15] - 6:20, 7:7,
10:3, 10:19, 11:22,
11:24, 13:6, 13:16,
13:21, 14:1, 24:13,
25:19, 26:12, 26:13,
26:21
7:00 [1] - 1:22
A
able [2] - 13:5, 25:19
absolutely [2] - 19:10,
20:22
absorption [1] - 20:13
access [14] - 10:3,
10:5, 11:13, 12:17,
13:5, 13:18, 13:19,
14:8, 17:7, 26:1,
26:5, 26:22, 27:3,
27:11
accessory [2] - 6:14,
20:15
according [1] - 27:1
accuracy [1] - 31:5
acres [2] - 6:18, 7:10
Acting [1] - 2:2
action [1] - 30:24
actual [1] - 17:1
Addison [1] - 8:13
address [1] - 15:14
addressed [1] - 16:3
adjustments [1] -
15:13
aerial [5] - 9:22, 11:4,
11:7, 11:19, 13:3
affect [2] - 11:14,
12:13
affected [1] - 14:20
age [1] - 8:21
ago [3] - 9:21, 23:1,
23:2
agree [1] - 27:3
ahead [1] - 12:1
aided [1] - 30:14
ALI [2] - 2:19, 7:1
Ali [3] - 6:9, 7:4, 20:10
alleviate [1] - 13:20
almost [1] - 9:9
ALSO [1] - 2:8
amenities [1] - 21:11
American [1] - 23:23
analysis [2] - 19:13,
20:12
AND [2] - 1:10, 2:1
Andrew [1] - 4:16
answer [3] - 16:5,
17:4, 17:6
anticipating [2] -
15:11, 24:14
apologize [1] - 18:5
application [2] - 6:11,
13:1
applies [1] - 31:2
appreciate [1] - 16:8
appropriate [1] - 20:9
approved [2] - 7:19,
19:11
area [10] - 8:8, 8:11,
10:1, 20:23, 21:16,
21:22, 22:12, 25:17,
26:14, 26:15
assist [1] - 8:23
assistance [1] - 8:22
assume [1] - 31:4
assuming [1] - 13:22
attached [1] - 31:2
attorney [2] - 30:21,
30:22
attorneys [1] - 12:23
authorization [1] -
6:13
B
backup [2] - 13:15,
13:20
banks [1] - 23:12
Barksdale [1] - 2:9
Barksdale-Noble [1] -
2:9
based [2] - 13:4, 22:10
Based [1] - 14:22
behalf [1] - 6:9
believes [1] - 21:21
Bellwood [1] - 8:11
best [1] - 16:22
BETH [2] - 2:21, 18:19
better [1] - 24:15
big [2] - 8:16, 12:15
bit [1] - 8:5
board [2] - 20:10,
27:21
BP [1] - 23:20
Bridge [1] - 6:19
brief [1] - 7:24
build [2] - 7:17, 19:7
building [1] - 10:12
buildings [1] - 7:17
Bukhres [2] - 6:9, 7:5
BUKHRES [19] - 2:19,
4:2, 5:13, 6:24, 7:1,
7:4, 11:24, 12:6,
12:11, 13:24, 19:10,
19:20, 25:21, 25:24,
26:4, 26:9, 26:17,
26:23, 27:16
busier [2] - 24:9
business [8] - 19:23,
20:6, 21:13, 21:23,
22:9, 27:5
businesses [1] -
13:16
buy [2] - 25:3, 25:8
C
C.S.R [1] - 31:13
canopy [1] - 10:16
capitalism [1] - 23:23
capture [1] - 21:2
car [5] - 27:14, 27:16,
27:17, 27:18, 27:21
careers [1] - 9:16
cars [2] - 10:7, 21:4
center [3] - 13:8,
23:10, 24:12
centers [2] - 23:21,
24:21
central [1] - 22:9
certain [3] - 9:2,
23:16, 23:17
certainly [1] - 22:8
certificate [1] - 31:1
Certificate [1] - 31:13
Certified [1] - 30:3
certified [1] - 31:4
certify [2] - 30:5, 31:1
CHAIRMAN [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
Chairman [1] - 2:2
chairman [1] - 4:7
changed [1] - 13:4
changes [1] - 15:24
charitable [1] - 8:16
check [1] - 16:11
Chicago [3] - 8:8,
8:10, 22:9
Chicagoland [1] -
24:19
child [1] - 9:1
children [1] - 8:23
CHRISTINE [2] - 30:3,
31:13
CITY [1] - 1:6
City [3] - 6:11, 6:15,
23:1
clear [3] - 15:18, 16:2,
17:2
clearly [1] - 3:14
clerk [1] - 9:18
close [1] - 28:8
closed [1] - 29:1
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Code [1] - 6:16
college [1] - 9:10
coming [5] - 13:23,
14:5, 14:9, 14:24,
24:1
commencement [1] -
30:6
commission [1] - 3:8
Commission [2] -
15:18, 17:2
COMMISSION [1] -
1:10
Commissioners [2] -
17:17, 25:13
Community [1] - 2:9
company [2] - 8:4,
8:15
competing [1] - 15:9
competitor [1] - 22:2
completely [1] - 26:10
composed [1] - 7:8
computer [1] - 30:14
computer-aided [1] -
30:14
conceptually [1] -
15:24
concern [2] - 15:3,
25:16
concerning [1] - 30:8
concerns [1] - 15:14
confirm [1] - 25:18
conflict [1] - 15:7
congestion [1] - 13:21
congregate [1] - 22:3
Connor [1] - 5:7
connor [1] - 4:16
considered [1] - 3:8
constitutes [1] - 30:15
contract [2] - 6:10,
23:3
control [2] - 13:5, 31:6
convenience [6] -
6:14, 19:4, 19:8,
21:12, 23:9, 23:22
convenient [1] - 20:15
cool [1] - 18:4
copies [2] - 31:3, 31:6
corner [14] - 6:18,
13:18, 19:4, 19:6,
20:5, 23:12, 23:13,
23:14, 23:20, 23:22,
24:7, 24:12, 24:17,
24:20
corners [4] - 22:6,
23:16, 24:18
Corporation [1] - 6:10
Correct [1] - 26:23
correct [6] - 11:23,
11:24, 12:6, 12:10,
12:11, 13:6
corridor [2] - 19:12,
19:15
counsel [2] - 30:21,
30:22
country [1] - 8:19
county [1] - 22:7
County [1] - 6:12
COUNTY [1] - 30:2
create [1] - 15:7
curious [2] - 12:13,
28:3
current [4] - 9:22,
10:18, 11:1, 11:4
D
Danny [1] - 2:2
deal [2] - 7:21, 12:15
dealt [1] - 9:4
Deb [1] - 28:4
debate [1] - 21:21
Deborah [1] - 2:3
decided [2] - 15:22,
23:4
dedicated [1] - 9:8
definitely [1] - 9:16
demand [2] - 21:22,
25:5
demolish [1] - 7:16
design [1] - 17:7
detail [1] - 10:10
develop [2] - 9:23,
20:19
developing [1] - 10:1
Development [2] -
2:10, 22:24
development [4] - 7:7,
7:16, 7:17, 7:22
diesel [3] - 10:9,
10:17, 21:8
different [4] - 8:15,
15:9, 23:8, 24:18
diligence [1] - 20:11
direction [3] - 15:10,
30:15, 31:6
directly [2] - 12:10,
30:23
Director [2] - 2:10,
22:24
discussion [1] - 6:8
district [1] - 22:9
dollars [2] - 20:18,
24:4
Dollars [1] - 12:5
done [1] - 3:24
down [2] - 15:5, 19:6
draw [1] - 23:17
Drive [2] - 1:17, 11:17
drive [7] - 10:3, 10:5,
11:7, 26:1, 26:5,
26:12, 26:13
DUBAJIC [4] - 22:16,
22:19, 22:22, 24:24
Dubajic [1] - 22:23
due [1] - 20:11
duly [9] - 3:21, 5:8,
7:2, 12:20, 18:17,
18:20, 22:17, 22:20,
30:7
during [2] - 3:17, 5:17
E
ease [1] - 27:11
east [5] - 10:3, 14:8,
14:11, 25:19, 26:20
eastern [1] - 27:18
easternmost [2] -
25:21, 26:4
easy [1] - 27:8
Economic [1] - 22:24
edge [2] - 14:24, 15:10
egress [1] - 15:6
eight [1] - 10:8
elevation [3] - 10:12,
10:15, 10:16
employee [4] - 8:23,
8:24, 30:20, 30:21
employees [3] - 8:4,
9:9, 9:16
end [3] - 23:12, 23:13,
24:12
endangered [1] - 8:20
ended [1] - 7:20
ends [1] - 23:24
engineer [1] - 4:2
engineers [3] - 5:1,
5:11, 17:5
enter [1] - 14:6
entered [2] - 16:7,
16:9
entire [1] - 16:9
entrance [1] - 12:9
estate [3] - 7:5, 9:21,
20:2
exact [1] - 23:8
examples [1] - 22:4
exchange [1] - 20:9
existing [1] - 21:16
exit [3] - 12:9, 26:7,
26:9
expand [1] - 27:14
F
facility [1] - 27:15
facing [1] - 14:4
familiar [2] - 7:18,
8:20
farming [2] - 7:13,
19:7
favor [4] - 5:19, 6:4,
17:11, 18:8
few [2] - 7:19, 7:20
filed [1] - 6:11
final [1] - 27:2
first [6] - 7:2, 11:7,
12:20, 18:20, 22:20,
26:12
fit [1] - 24:5
five [2] - 7:9, 10:7
Folds [1] - 8:17
folks [3] - 4:10, 18:6,
23:2
following [1] - 3:1
follows [6] - 5:18, 6:8,
7:3, 12:21, 18:21,
22:21
foregoing [1] - 30:10
forth [1] - 17:7
forward [1] - 15:22
founding [1] - 8:1
Ftikas [1] - 12:22
FTIKAS [16] - 2:20,
12:19, 12:22, 13:10,
14:12, 14:21, 15:2,
15:16, 16:8, 16:13,
16:17, 16:22, 20:8,
21:20, 26:16, 26:22
fuel [3] - 23:21, 24:12,
24:20
fueling [1] - 10:9
full [6] - 10:2, 10:4,
13:17, 25:24, 26:5,
26:22
function [1] - 14:23
G
gas [14] - 10:9, 19:3,
19:5, 19:7, 19:11,
20:3, 20:14, 20:16,
20:17, 22:5, 23:4,
23:7, 23:12, 23:14
gasoline [3] - 5:23,
6:13, 6:22
generate [2] - 19:18,
19:22
generator [1] - 19:23
given [1] - 30:16
GOINS [8] - 6:2,
25:16, 25:23, 26:2,
26:6, 26:20, 28:11,
28:19
Goins [2] - 2:5, 28:18
grab [1] - 21:11
Graham [1] - 7:21
Graham's [5] - 7:19,
15:21, 15:22, 23:3,
24:2
great [1] - 23:23
Greg [1] - 2:4
groups [1] - 8:21
grow [1] - 9:17
growing [1] - 8:5
guys [1] - 4:23
H
half [1] - 7:9
hand [4] - 3:20, 18:16,
31:4, 31:8
handle [1] - 13:14
happy [2] - 16:5, 17:3
head [1] - 20:11
hear [9] - 4:12, 4:14,
9:14, 16:20, 17:20,
18:1, 18:24, 19:1,
25:4
heard [2] - 3:12, 30:7
HEARING [1] - 1:11
hearing [16] - 3:3, 3:5,
3:18, 4:6, 4:18, 5:17,
5:22, 6:7, 21:7, 28:9,
28:24, 29:3, 30:10,
30:18
heck [1] - 5:4
held [1] - 8:4
Hello [4] - 16:17,
16:18
hello [1] - 18:24
help [2] - 9:11, 13:20
helped [1] - 9:12
helps [1] - 25:11
hereby [1] - 30:5
herein [1] - 30:9
hereto [2] - 30:23,
31:2
hereunto [1] - 31:7
hi [1] - 7:4
higher [1] - 21:24
highway [1] - 21:5
highways [5] - 21:2,
21:3, 21:5, 21:14,
22:12
history [1] - 7:24
hit [1] - 20:10
HOLMAN [2] - 4:15,
5:3
Honor [1] - 8:18
hope [1] - 25:10
HORAZ [8] - 4:12, 6:1,
25:15, 27:13, 27:23,
28:5, 28:10, 28:17
Horaz [2] - 2:3, 28:16
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - October 11, 2023
2
hotel [1] - 12:7
housing [1] - 19:7
I
idea [3] - 13:12, 13:13,
21:2
IDOT [10] - 10:20,
10:22, 13:4, 15:4,
15:13, 26:10, 26:24,
27:2
IDOT's [2] - 13:13,
14:22
ILLINOIS [2] - 1:7,
30:1
Illinois [10] - 1:18,
6:12, 7:7, 8:9, 9:20,
11:2, 11:8, 21:1,
30:4, 31:8
immediate [1] - 20:23
important [2] - 13:2,
20:21
improvements [2] -
10:21, 10:23
IN [2] - 2:1, 31:7
including [1] - 20:23
indirectly [1] - 30:24
individual [1] - 9:2
industrial [1] - 7:13
ingress [1] - 15:6
input [2] - 13:4, 14:22
instead [1] - 13:7
intent [1] - 13:17
interested [4] - 11:11,
25:3, 25:7, 30:23
Interesting [1] - 16:21
intersection [3] - 6:20,
21:1, 24:8
introduce [1] - 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