Planning and Zoning Commission Minutes 2025 04-09-25APPROVED 5/14/25
Page 1 of 3
PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, April 9, 2025 7:00pm
Meeting Called to Order
Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call
Rusty Hyett-yes, Michael Crouch-yes, Chad Green-yes, Marge Linnane-yes, Richard Vinyard-
yes, Ryan Forristall-yes
Absent: Danny Williams
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Planner1
Megan Lamb, City Attorney
Lynn Dubajic Kellogg, City Consultant
Katelyn Gregory, Community Engagement & Marketing Coordinator
Other Guests
Chris Vitosh, Vitosh Reporting Service Richard Daehnke, Fox Lawn
Michael Holzer, JEMS2, LLC Alan Clever, Fox Lawn
Ali Bukhres, QuikTrip Carol Sheeley, Fox River Gardens
Diane & Jim Bell, Fox Lawn Pat Norr, Elizabeth St.
Linda Blake, W. Meadows Lorna Anderson, Fox Highlands
Dominic Levato, Ashley Pointe Fred Davis
Previous Meeting Minutes March 12, 2025
Motion by Mr. Crouch and second by Mr. Hyett to approve the minutes as presented. Roll call:
Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Hyett-yes. Carried 6-0
Chairman Vinyard informed the audience that the Christie property hearing would not be held
tonight.
Citizen’s Comments None
Public Hearings
Chairman Vinyard stated there were 2 Hearings for this meeting and explained the procedure to
be followed and the taking of testimony. He swore in those who would speak and also made a
statement about decorum and order for the meeting.
Chairman Vinyard entertained a motion to open the Hearings. At approximately 7:04pm a
motion was made and seconded by Mr. Green and Mr. Crouch, respectively, to open the Public
Hearings. Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linanne-yes, Vinyard-yes.
Carried 6-0.
Page 2 of 3
The Public Hearings were read by Chairman Vinyard:
1. PZC 2025-03 Ali Bukhres, on behalf of Quik Trip Corporation, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting sign
variance approval to permit two (2) monument signs to be erected, which exceed the
maximum sign area, maximum sign height, and maximum number of signs as stated in
Section 10-6-6-B of the Yorkville United Development Ordinance. The real property,
zoned B-3 General Business District, is located at the northeast corner of State Route 47
(South Bridge Street) and State Route 71 (Stagecoach Trail) intersection.
2. PZC 2025-06 Michael Holzer, petitioner, has filed an application with the United City
of Yorkville, Kendall County, Illinois, requesting a bulk regulation variance to Section
10-3-9 of the Unified Development Ordinance, seeking to reduce the required minimum
front yard setback from fifty (50) feet to forty-two (42) feet for a parcel located at 904 S.
Bridge Street. The real property, zoned B-3 General Business District, is located near the
northeast corner of Illinois Route 47 (South Bridge Street) and Illinois Route 126
intersection.
(See Court Reporter's transcript of Public Hearings)
(Petitioner's Standards & Responses to be included in the Official Record)
At approximately 7:19 pm a motion was made by Ms. Linnane and seconded by Mr. Forristall to
close the Public Hearings. Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes. Carried 6-0.
Unfinished Business None
New Business
1. PZC 2025-03 Ali Bukhres (see full description in #1 above)
Ms. Noble presented the background for this request. She said the original development for this
parcel was for Graham's C-Store and a monument sign 20 feet in height had been approved. It
was consistent with the Shell station to the southwest. That development did not happen, but
QuikTrip kept the zoning after taking over the property. They were granted approval for 2 signs
at the 7 foot, 10 inch height. The state requires that gas stations have to advertise for all products
offered, necessitating the sign size. When adding the brick it gave them the extra height in the
sign area so they didn't need a variance for height, but still need a variance for area as well as
number of signs. Staff is supportive of the request. Mr. Bukhres is only requesting 8 feet while
other comparable signs in the area are much higher. Ms. Noble read the standards for the
variance with Commissioners agreeing to the conditions and the petitioner responses were added
to the record.
Action Item
Variance
Chairman Vinyard asked for a motion to approve PZC 2025-03 QuikTrip sign variance. So
moved by Ms. Linnane and second by Mr. Forristall. The motion was read by Chairman Vinyard
as follows: Motion: In consideration of testimony presented during a Public Hearing on April 9,
2025 and approval of the findings of fact, the Planning and Zoning Commission recommends
approval to the City Council for a request for a variance to Section 10-6-6-B.2 of the Unified
Development Ordinance, increasing the maximum sign area from 48 square feet to 62 square feet
and increasing the maximum number of signs on the property from 1 per 800 linear feet of
frontage to 2 signs per 800 feet of linear feet of frontage. Roll call: Hyett-yes, Crouch-yes,
Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Carried 6-0.
Page 3 of 3
2. PZC 2025-06 Michael Holzer (see full description in #2 above)
This petition summary was presented by Ms. Mendez. She said the petitioner is requesting a
variance to reduce the front yard setback from the required 50 feet to 42 feet for the office
building he is proposing to build for his non-profit. His access point would be off Rte. 47. The
lot size is approximately .3 acres and he has limited space for the building. All other setbacks are
being met as well as the required number of parking stalls. She noted that some of the properties
surrounding his, have similar setbacks. Ms. Mendez noted that the UDO allows certain variances
to be granted by the Planning and Zoning Commission, this petition being one of them. The
UDO says that if the requested setback is less than 25% of the required amount, the PZC can
grant the request. Mr. Holzer's is only 16% less than the required. She then read the standards
for this request and the Commissioners verbally agreed with them.
Action Item
Variance
Chairman Vinyard entertained a motion to approve PZC 2025-06 Michael Holzer petition to
reduce the front yard setback. So moved and seconded by Commissioners Green and Forristall,
respectively. Mr. Vinyard read the motion as follows: Motion: In consideration of testimony
presented during a Public Hearing on April 9, 2025 and approval of the findings of fact, the
Planning and Zoning Commission recommends approval for the request for bulk regulation
variance to Section 10-3-9, Bulk and Dimensional Standards of the Unified Development
Ordinance, reducing the required minimum front yard setback in the B-3 General Business
District from fifty (50) feet to forty-two (42) feet. Roll call: Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes, Forristall-yes, Hyett-yes. Carried 6-0.
Additional Business
1. City Council Action Updates
a. PZC 2025-01 DMYF-Loftus-Drew Daniels
Rezoning was approved at City Council April 8.
b. PZC 2024-29 1115, LLC Fox Haven
Rezoning and PUD were approved by City Council April 8.
Adjournment
There was no further business and the meeting was adjourned at 7:27pm on a motion by Mr.
Hyett and second by Ms. Linnane. Unanimous voice vote approval.
Respectfully submitted by
Marlys Young, Minute Taker
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PZC - Public Hearings - April 9, 2025
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARINGS
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, April 9 , 2025
7 :00 p .m .
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PRESENT:
Mr. Rich Vinyard, Chairman,
Mr. Rusty Hyett, Commissioner,
Mr. Ryan Forristall, Commissioner,
Ms. Marge Linnane, Commissioner,
Mr. Michael Crouch, Commissioner,
Mr. Chad Green, Commissioner.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Sara Mendez, Planner;
Ms. Marlys Young, Minute Taker.
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APPEARANCES:
OTTOSEN, DiNOLFO, HASENBALG & CASTALDO,
LTD.
BY: MS. MEGAN LAMB
1804 North Naper Boulevard, Suite 350
Naperville, Illinois 60563
(630) 682-0085
appeared on behalf of the United City of
Yorkville.
- - - - -
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PZC - Public Hearings - April 9, 2025
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I N D E X
WITNESS: PAGE:
ALI BUKHRES 9
MIKE HOLZER 13
- - - - -
REPORTED BY: Christine M . Vitosh
Illinois C .S .R . License No. 084-002883
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PZC - Public Hearings - April 9, 2025
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(WHEREUPON, the following
proceedings were had in public
hearing, commencing at 7 :02 p .m .
as follows:)
CHAIRMAN VINYARD: There are two public
hearings scheduled for tonight's Planning and
Zoning Commission meeting.
The purpose of these hearings is to
invite testimony from members of the public
regarding the proposed requests that are being
considered before the 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.
Once all the public hearings on
tonight's agenda are closed, the commission will
deliberate on the vote and vote on their
recommendation to the City Council for each of
the matters that was subject of tonight's
hearing.
Those persons wishing to testify are
asked to speak clearly, one at a time, and state
your name and who you represent. You are also
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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, would you please stand,
raise your right hand and repeat after me?
(Witnesses sworn.)
CHAIRMAN VINYARD: Thank you. You guys
may be seated. All right. So before we begin,
I 've got a little lengthy script going here.
Before we begin, I 'd like to review
some of the rules to ensure an orderly and
productive hearing. When speaking, please make
comments that are focused on the matter at hand.
Avoid personal attacks, unrelated
topics or repeating points that have already been
made.
As chairman, I may limit repetitive
remarks or redirect speakers to stay on topic.
Any member of the public who
repeatedly disrupts or interrupts any of
tonight's hearing may be asked to leave the
chambers.
We ask that audience members remain
silent during tonight's hearings unless they are
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speaking at the podium.
The court reporter must record
tonight's testimony, and cooperation from the
audience will make her job easier and the
transcription of these hearings more accurate.
The commission members may ask
clarifying questions at any time and the public
may direct relevant questions to the petitioner
either through myself or via direct
cross-examination. Likewise, the petitioner may
respond to public comments and ask clarifying
questions of the public speakers.
Once all the public comments have
been heard, I will formally close the public
comment period, after which the commission will
deliberate and will vote. Thank you for your
cooperation and participation with this.
So the order of receiving testimony
tonight will be the petitioner's presentation,
followed by those who wish to speak in favor or
in opposition of the request.
So may I have a motion to open the
public hearing on petition numbers PZC 2024-0 3 --
MS. NOBLE: That should be 2025.
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PZC - Public Hearings - April 9, 2025
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CHAIRMAN VINYARD: I 'm sorry, that's my
bad. 2025-0 3 , Ali Bukhres on behalf the QuikTrip
Corporation requesting variances for monument
signage, and PZC 2025-0 6 , Michael Holzer,
requesting a variance to the B -3 zoning district
for reduced front yard setbacks.
COMMISSIONER GREEN: So moved.
COMMISSIONER CROUCH: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion.
MS. YOUNG: Yes. Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Hyett.
COMMISSIONER HYETT: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: And Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Thank you.
CHAIRMAN VINYARD: Okay. So the first
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PZC - Public Hearings - April 9, 2025
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public hearing is PZC 2025-0 3 , Ali Bukhres, on
behalf of QuikTrip Corporation, petitioner, has
filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting
sign variance approval to permit two monument
signs to be erected which exceed the maximum sign
area, maximum sign height and maximum number of
signs as stated in Section 10-6 -6 -B of the United
Development Ordinance.
The real property, zoned B -3 General
Business District, is located at the northeast
corner of State Route 47 and State Route 7 1 .
Is the petitioner present and
prepared to make your presentation?
MR. BUKHRES: Yes.
CHAIRMAN VINYARD: Please.
ALI BUKHRES,
having been first duly sworn, testified before
the Commission from the dais as follows:
MR. BUKHRES: Just wanted to start out
the evening by thanking everyone for allowing us
to present to you, and I will try to make this
short, sweet and straight to the point. You can
move on to the next slide.
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So previously we -- in October of
'23, whenever we were going through the project,
we had a couple monument signs approved. At that
time we weren't going to do a third product at
our development.
Moving on to 2024, we decided to
advertise our third product, which is E 8 5 , and we
realized that we needed a bigger sign to do that,
and with that we requested a sign variance to
enlarge our sign so we can show our third product
at that site.
The previously approved sign was at
the height -- size was seven foot ten inches with
54 square foot in area. At the time the current
sign did meet code and -- but with the
enlargement of this sign, is no longer within
code.
This is the proposed sign after our
April 1 st meeting. We understood that the base
was more in line with what the City is wanting to
see around new development, and we agreed with
that. That's not something that we want to deter
from.
We also did not show landscaping
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PZC - Public Hearings - April 9, 2025
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around the monument sign, which is what we are
doing now with this enlargement.
The enlargement is not really a
significant enlargement, so since we are doing a
brick base, the height variance is actually no
longer valid, but the sign area is, so we are --
technically the only size it's enlarging is the
sign area by 13.7 square feet.
This is a side-by-side of the
monument sign that we are showing. Again, it
will have a brick base. Looks pretty identical
as you can see; the only difference is adding
that third product on the newer sign that we are
proposing.
Just some local gas stations with
their sign heights in the area that is very
similar to other gas stations. We are not asking
for something that's out of the ordinary around
the City of Yorkville, just something that we see
that will benefit our business and keep us with
the competitive advantage as well.
CHAIRMAN VINYARD: Would you like your
responses added into the hearing tonight?
MS. NOBLE: To your standards --
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PZC - Public Hearings - April 9, 2025
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CHAIRMAN VINYARD: Your standards.
MS. NOBLE: -- provided in your
application.
MR. BUKHRES: Yes.
CHAIRMAN VINYARD: Is there anyone
present who wishes to speak in favor or
opposition of the request?
(No response.)
CHAIRMAN VINYARD: Okay. Our next item
is PZC 2025-0 6 , Michael Holzer, petitioner, has
filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting a
bulk regulation variance to Section 10-3 -9 of the
Unified Development Ordinance, seeking to reduce
the required minimum front yard setback from 50
feet to 42 feet for a parcel located at 9 0 4 South
Bridge Street.
The real property, zoned B -3 General
Business District, is located near the northeast
corner of Illinois Route 47 and Illinois Route
1 26.
Is the petitioner present --
MR. HOLZER: Yes.
CHAIRMAN VINYARD: -- and ready to make
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PZC - Public Hearings - April 9, 2025
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your proposed request?
MIKE HOLZER,
having been first duly sworn, testified before
the Commission from the dais as follows:
MR. HOLZER: Hi. Good evening. I am
Mike Holzer. I really don't have much of a
presentation tonight, it's kind of simple. It's
904 South Bridge Street and it's a 50 foot
current setback and I want to go to 42 feet
setback.
It's kind of a challenging lot
because it's like a third of an acre, so it's
kind of challenging to get a building on there.
I had Dave Schultz do my site plan
and he seemed to think that 42-foot setback was
the best option for setting the building,
turn-around for the cars, and that's pretty much
what I 've got.
CHAIRMAN VINYARD: Very good. Thank
you.
MR. HOLZER: Okay. Thank you.
CHAIRMAN VINYARD: Is there anyone who
wishes to speak in favor or opposition of this
request?
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PZC - Public Hearings - April 9, 2025
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(No response.)
CHAIRMAN VINYARD: This will be your
only time to do it.
(No response.)
CHAIRMAN VINYARD: No? Would you like
to have your responses added into the -- the
standards added into your public record?
MR. HOLZER: Yes.
CHAIRMAN VINYARD: All right. That will
be the conclusion of the public hearing. Since
all testimony regarding this petition has been
taken, may I have a motion to close the taking of
testimony in this public hearing?
COMMISSIONER LINNANE: Moved.
COMMISSIONER FORRISTALL: Second.
CHAIRMAN VINYARD: May I have a roll
call vote on the motion, please?
MS. YOUNG: Yes. Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Hyett.
COMMISSIONER HYETT: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
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PZC - Public Hearings - April 9, 2025
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COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: And Vinyard.
CHAIRMAN VINYARD: Yes. All right. The
public hearings of tonight's meeting is now
closed.
(Which were all the proceedings had
in the public hearings, concluding
at 7 :11 p .m .)
---o 0 o ---
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PZC - Public Hearings - April 9, 2025
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STATE OF ILLINOIS )
) SS:
COUNTY OF LASALLE )
I , CHRISTINE M . VITOSH, a Certified
Shorthand Reporter of the State of Illinois, do
hereby certify:
That the foregoing public hearing
transcript, Pages 1 through 17, 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.
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
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PZC - Public Hearings - April 9, 2025
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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 16th day of April,
2025.
/s / Christine M . Vitosh
CHRISTINE M . VITOSH,
Illinois C .S .R . Certificate
No. 084-02883
'
'23 [1] - 10:2
/
/s [1] - 17:8
0
084-002883 [1] - 4:24
084-02883 [1] - 17:10
1
1 [1] - 16:7
10-3-9 [1] - 12:13
10-6-6-B [1] - 9:8
126 [1] - 12:21
13 [1] - 4:4
13.7 [1] - 11:8
16th [1] - 17:4
17 [1] - 16:7
1804 [1] - 3:3
1st [1] - 10:19
2
2024 [1] - 10:6
2024-03 [1] - 7:23
2025 [3] - 1:21, 7:24,
17:5
2025-03 [2] - 8:2, 9:1
2025-06 [2] - 8:4,
12:10
3
350 [1] - 3:3
4
42 [2] - 12:16, 13:9
42-foot [1] - 13:15
47 [2] - 9:12, 12:20
5
50 [2] - 12:15, 13:8
54 [1] - 10:14
6
60563 [1] - 3:4
630 [1] - 3:4
651 [1] - 1:17
682-0085 [1] - 3:4
7
71 [1] - 9:12
7:00 [1] - 1:22
7:02 [1] - 5:3
7:11 [1] - 15:10
9
9 [2] - 1:21, 4:3
904 [2] - 12:16, 13:8
A
accuracy [1] - 17:1
accurate [1] - 7:5
acre [1] - 13:12
action [1] - 16:20
added [3] - 11:23,
14:6, 14:7
adding [1] - 11:12
advantage [1] - 11:21
advertise [1] - 10:7
agenda [1] - 5:17
agreed [1] - 10:21
aided [1] - 16:10
Ali [2] - 8:2, 9:1
ALI [2] - 4:3, 9:17
allowing [1] - 9:21
ALSO [1] - 2:8
AND [1] - 1:10
APPEARANCES [1] -
3:1
appeared [1] - 3:5
application [3] - 9:3,
12:3, 12:11
applies [1] - 16:22
approval [1] - 9:5
approved [2] - 10:3,
10:12
April [3] - 1:21, 10:19,
17:4
area [5] - 9:7, 10:14,
11:6, 11:8, 11:16
assume [1] - 16:24
attached [1] - 16:22
attacks [1] - 6:14
attorney [2] - 16:17,
16:18
audience [2] - 6:23,
7:4
avoid [1] - 6:14
B
B-3 [3] - 8:5, 9:10,
12:18
bad [1] - 8:2
Barksdale [1] - 2:9
Barksdale-Noble [1] -
2:9
base [3] - 10:19, 11:5,
11:11
begin [2] - 6:8, 6:10
behalf [3] - 3:5, 8:2,
9:2
benefit [1] - 11:20
best [1] - 13:16
bigger [1] - 10:8
Boulevard [1] - 3:3
brick [2] - 11:5, 11:11
Bridge [2] - 12:17,
13:8
building [2] - 13:13,
13:16
BUKHRES [5] - 4:3,
9:15, 9:17, 9:20,
12:4
Bukhres [2] - 8:2, 9:1
bulk [1] - 12:13
Business [2] - 9:11,
12:19
business [1] - 11:20
BY [2] - 3:3, 4:23
C
C.S.R [2] - 4:24, 17:9
cars [1] - 13:17
CASTALDO [1] - 3:2
certificate [1] - 16:21
Certificate [1] - 17:9
Certified [1] - 16:3
certified [1] - 16:24
certify [2] - 16:5,
16:21
Chad [1] - 2:7
chairman [1] - 6:17
CHAIRMAN [19] - 5:5,
6:7, 8:1, 8:9, 8:22,
8:24, 9:16, 11:22,
12:1, 12:5, 12:9,
12:24, 13:19, 13:22,
14:2, 14:5, 14:9,
14:16, 15:5
Chairman [1] - 2:2
challenging [2] -
13:11, 13:13
chambers [1] - 6:22
Christine [2] - 4:23,
17:8
CHRISTINE [2] - 16:3,
17:9
City [6] - 3:5, 5:19,
9:3, 10:20, 11:19,
12:11
CITY [1] - 1:6
clarifying [2] - 7:7,
7:11
clearly [1] - 5:23
close [2] - 7:14, 14:12
closed [2] - 5:17, 15:7
code [2] - 10:15, 10:17
commencing [1] - 5:3
comment [1] - 7:15
comments [3] - 6:13,
7:11, 7:13
COMMISSION [1] -
1:10
Commission [3] - 5:7,
9:19, 13:4
commission [4] -
5:11, 5:17, 7:6, 7:15
COMMISSIONER [14]
- 8:7, 8:8, 8:12,
8:14, 8:16, 8:18,
8:20, 14:14, 14:15,
14:19, 14:21, 14:23,
15:1, 15:3
Commissioner [5] -
2:3, 2:4, 2:5, 2:6, 2:7
Community [1] - 2:9
competitive [1] -
11:21
computer [1] - 16:10
computer-aided [1] -
16:10
concluding [1] - 15:9
conclusion [1] - 14:10
considered [1] - 5:11
constitutes [1] - 16:11
control [1] - 17:2
cooperation [2] - 7:3,
7:17
copies [2] - 16:23,
17:2
corner [2] - 9:12,
12:20
Corporation [2] - 8:3,
9:2
Council [1] - 5:19
counsel [2] - 16:17,
16:18
COUNTY [1] - 16:2
County [2] - 9:4, 12:12
couple [1] - 10:3
court [1] - 7:2
cross [1] - 7:10
cross-examination [1]
- 7:10
Crouch [1] - 2:6
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
1
CROUCH [3] - 8:8,
8:16, 14:23
crouch [2] - 8:15,
14:22
current [2] - 10:14,
13:9
D
dais [2] - 9:19, 13:4
Dave [1] - 13:14
decided [1] - 10:6
deliberate [2] - 5:18,
7:16
deter [1] - 10:22
Development [3] -
2:10, 9:9, 12:14
development [2] -
10:5, 10:21
difference [1] - 11:12
DiNOLFO [1] - 3:2
direct [2] - 7:8, 7:9
direction [2] - 16:11,
17:2
directly [1] - 16:19
Director [1] - 2:10
disrupts [1] - 6:20
District [2] - 9:11,
12:19
district [1] - 8:5
Drive [1] - 1:17
duly [2] - 9:18, 13:3
during [2] - 6:2, 6:24
E
E85 [1] - 10:7
easier [1] - 7:4
either [1] - 7:9
employee [2] - 16:16,
16:17
enlarge [1] - 10:10
enlargement [4] -
10:16, 11:2, 11:3,
11:4
enlarging [1] - 11:7
ensure [1] - 6:11
erected [1] - 9:6
evening [2] - 9:21,
13:5
examination [1] - 7:10
exceed [1] - 9:6
F
favor [3] - 7:20, 12:6,
13:23
feet [4] - 11:8, 12:16,
13:9
filed [2] - 9:3, 12:11
first [3] - 8:24, 9:18,
13:3
focused [1] - 6:13
followed [1] - 7:20
following [1] - 5:1
follows [3] - 5:4, 9:19,
13:4
foot [3] - 10:13, 10:14,
13:8
foregoing [1] - 16:6
formally [1] - 7:14
Forristall [3] - 2:4,
8:11, 14:18
FORRISTALL [3] -
8:12, 14:15, 14:19
front [2] - 8:6, 12:15
G
gas [2] - 11:15, 11:17
General [2] - 9:10,
12:18
given [1] - 16:12
Green [1] - 2:7
green [2] - 8:17, 14:24
GREEN [3] - 8:7, 8:18,
15:1
guys [1] - 6:7
H
hand [4] - 6:5, 6:13,
16:24, 17:4
HASENBALG [1] - 3:2
heard [2] - 5:15, 7:14
hearing [12] - 5:3,
5:21, 6:3, 6:12, 6:21,
7:23, 9:1, 11:23,
14:10, 14:13, 16:6,
16:14
HEARINGS [1] - 1:11
hearings [7] - 5:6, 5:8,
5:16, 6:24, 7:5, 15:6,
15:9
height [3] - 9:7, 10:13,
11:5
heights [1] - 11:16
hereby [1] - 16:5
hereto [2] - 16:19,
16:22
hereunto [1] - 17:3
hi [1] - 13:5
Holzer [3] - 8:4, 12:10,
13:6
HOLZER [6] - 4:4,
12:23, 13:2, 13:5,
13:21, 14:8
HYETT [2] - 8:14,
14:21
Hyett [3] - 2:3, 8:13,
14:20
I
identical [1] - 11:11
ILLINOIS [2] - 1:7,
16:1
Illinois [10] - 1:18, 3:4,
4:24, 9:4, 12:12,
12:20, 16:4, 17:4,
17:9
IN [1] - 17:3
inches [1] - 10:13
indirectly [1] - 16:20
interested [1] - 16:19
interrupts [1] - 6:20
invite [1] - 5:9
item [1] - 12:9
J
job [1] - 7:4
K
keep [1] - 11:20
Kendall [2] - 9:4,
12:12
kind [3] - 13:7, 13:11,
13:13
Krysti [1] - 2:9
L
LAMB [1] - 3:3
landscaping [1] -
10:24
LASALLE [1] - 16:2
leave [1] - 6:21
Leland [1] - 17:4
lengthy [1] - 6:9
License [1] - 4:24
likewise [1] - 7:10
limit [1] - 6:17
line [1] - 10:20
LINNANE [3] - 8:20,
14:14, 15:3
Linnane [3] - 2:5,
8:19, 15:2
local [1] - 11:15
located [3] - 9:11,
12:16, 12:19
looks [1] - 11:11
LTD [1] - 3:2
M
machine [1] - 16:8
Marge [1] - 2:5
Marlys [1] - 2:12
matter [1] - 6:13
matters [1] - 5:20
maximum [3] - 9:6,
9:7
means [1] - 16:8
meet [1] - 10:15
meeting [3] - 5:7,
10:19, 15:6
MEGAN [1] - 3:3
member [2] - 6:4, 6:19
members [3] - 5:9,
6:23, 7:6
Mendez [1] - 2:11
Michael [3] - 2:6, 8:4,
12:10
Mike [1] - 13:6
MIKE [2] - 4:4, 13:2
minimum [1] - 12:15
Minute [1] - 2:12
monument [5] - 8:3,
9:5, 10:3, 11:1,
11:10
motion [4] - 7:22,
8:10, 14:12, 14:17
move [1] - 9:24
moved [2] - 8:7, 14:14
moving [1] - 10:6
MR [7] - 9:15, 9:20,
12:4, 12:23, 13:5,
13:21, 14:8
MS [17] - 3:3, 7:24,
8:11, 8:13, 8:15,
8:17, 8:19, 8:21,
8:23, 11:24, 12:2,
14:18, 14:20, 14:22,
14:24, 15:2, 15:4
must [1] - 7:2
N
name [1] - 5:24
Naper [1] - 3:3
Naperville [1] - 3:4
near [1] - 12:19
needed [1] - 10:8
new [1] - 10:21
newer [1] - 11:13
next [2] - 9:24, 12:9
NOBLE [3] - 7:24,
11:24, 12:2
Noble [1] - 2:9
North [1] - 3:3
northeast [2] - 9:11,
12:19
number [1] - 9:7
numbers [1] - 7:23
O
October [1] - 10:1
OF [3] - 1:6, 16:1, 16:2
once [2] - 5:16, 7:13
one [1] - 5:23
open [1] - 7:22
opposition [3] - 7:21,
12:7, 13:23
option [1] - 13:16
order [1] - 7:18
orderly [1] - 6:11
Ordinance [2] - 9:9,
12:14
ordinary [1] - 11:18
original [1] - 16:22
OTTOSEN [1] - 3:2
outcome [1] - 16:20
P
p.m [3] - 1:22, 5:3,
15:10
PAGE [1] - 4:2
Pages [1] - 16:7
parcel [1] - 12:16
participation [1] -
7:17
parties [1] - 16:19
period [1] - 7:15
permit [1] - 9:5
personal [2] - 6:14,
16:11
persons [2] - 5:12,
5:22
petition [2] - 7:23,
14:11
petitioner [8] - 5:14,
6:3, 7:8, 7:10, 9:2,
9:13, 12:10, 12:22
petitioner's [1] - 7:19
place [1] - 16:15
plan [2] - 6:2, 13:14
Planner [1] - 2:11
Planning [1] - 5:6
PLANNING [1] - 1:10
podium [2] - 6:1, 7:1
point [1] - 9:23
Pointe [1] - 1:17
points [1] - 6:15
Prairie [1] - 1:17
prepared [1] - 9:14
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
2
present [5] - 5:13,
9:13, 9:22, 12:6,
12:22
PRESENT [2] - 2:1,
2:8
presentation [3] -
7:19, 9:14, 13:7
pretty [2] - 11:11,
13:17
previously [2] - 10:1,
10:12
proceedings [3] - 5:2,
15:8, 16:13
product [4] - 10:4,
10:7, 10:10, 11:13
productive [1] - 6:12
project [1] - 10:2
property [2] - 9:10,
12:18
proposed [3] - 5:10,
10:18, 13:1
proposing [1] - 11:14
provided [1] - 12:2
PUBLIC [1] - 1:11
public [22] - 5:2, 5:5,
5:9, 5:12, 5:16, 6:3,
6:4, 6:19, 7:7, 7:11,
7:12, 7:13, 7:14,
7:23, 9:1, 14:7,
14:10, 14:13, 15:6,
15:9, 16:6, 16:14
purpose [1] - 5:8
PZC [4] - 7:23, 8:4,
9:1, 12:10
Q
questions [4] - 5:14,
7:7, 7:8, 7:12
QuikTrip [2] - 8:2, 9:2
R
raise [1] - 6:5
ready [1] - 12:24
real [2] - 9:10, 12:18
realized [1] - 10:8
really [2] - 11:3, 13:6
receiving [1] - 7:18
recommendation [1] -
5:19
record [3] - 7:2, 14:7,
16:12
redirect [1] - 6:18
reduce [1] - 12:14
reduced [2] - 8:6, 16:9
regarding [3] - 5:10,
5:15, 14:11
regulation [1] - 12:13
relative [2] - 16:16,
16:17
relevant [1] - 7:8
remain [1] - 6:23
remarks [1] - 6:18
repeat [1] - 6:5
repeatedly [1] - 6:20
repeating [1] - 6:15
repetitive [1] - 6:17
REPORTED [1] - 4:23
reported [1] - 16:7
reporter [1] - 7:2
Reporter [1] - 16:4
represent [1] - 5:24
reproduced [1] - 17:1
request [6] - 5:14,
5:15, 7:21, 12:7,
13:1, 13:24
requested [1] - 10:9
requesting [4] - 8:3,
8:5, 9:4, 12:12
requests [1] - 5:10
required [1] - 12:15
respond [1] - 7:11
response [3] - 12:8,
14:1, 14:4
responses [2] - 11:23,
14:6
responsibility [1] -
17:1
review [1] - 6:10
Rich [1] - 2:2
roll [2] - 8:9, 14:16
Route [4] - 9:12, 12:20
rules [1] - 6:11
Rusty [1] - 2:3
Ryan [1] - 2:4
S
Sara [1] - 2:11
scheduled [1] - 5:6
Schultz [1] - 13:14
script [1] - 6:9
seated [1] - 6:8
second [2] - 8:8,
14:15
Section [2] - 9:8,
12:13
see [3] - 10:21, 11:12,
11:19
seeking [1] - 12:14
set [1] - 17:3
setback [4] - 12:15,
13:9, 13:10, 13:15
setbacks [1] - 8:6
setting [1] - 13:16
seven [1] - 10:13
short [1] - 9:23
Shorthand [1] - 16:4
shorthand [1] - 16:9
show [2] - 10:10,
10:24
showing [1] - 11:10
side [2] - 11:9
side-by-side [1] - 11:9
sign [17] - 6:1, 9:5,
9:6, 9:7, 10:8, 10:9,
10:10, 10:12, 10:15,
10:16, 10:18, 11:1,
11:6, 11:8, 11:10,
11:13, 11:16
signage [1] - 8:4
signed [1] - 16:23
significant [1] - 11:4
signs [3] - 9:6, 9:8,
10:3
silent [1] - 6:24
similar [1] - 11:17
simple [1] - 13:7
simultaneously [1] -
16:9
site [2] - 10:11, 13:14
size [2] - 10:13, 11:7
slide [1] - 9:24
sorry [1] - 8:1
South [2] - 12:16, 13:8
speakers [2] - 6:18,
7:12
speaking [2] - 6:12,
7:1
specified [1] - 16:15
square [2] - 10:14,
11:8
SS [1] - 16:1
stand [1] - 6:4
standards [3] - 11:24,
12:1, 14:7
start [1] - 9:20
STATE [1] - 16:1
State [3] - 9:12, 16:4
state [1] - 5:23
stations [2] - 11:15,
11:17
stay [1] - 6:18
stenographically [1] -
16:8
straight [1] - 9:23
Street [2] - 12:17, 13:8
subject [1] - 5:20
Suite [1] - 3:3
sweet [1] - 9:23
sworn [3] - 6:6, 9:18,
13:3
T
Taker [1] - 2:12
technically [1] - 11:7
ten [1] - 10:13
testified [2] - 9:18,
13:3
testify [1] - 5:22
testimony [7] - 5:9,
5:12, 7:3, 7:18,
14:11, 14:13, 16:12
thanking [1] - 9:21
thereof [1] - 16:23
third [5] - 10:4, 10:7,
10:10, 11:13, 13:12
tonight [4] - 5:11,
7:19, 11:23, 13:7
tonight's [8] - 5:6,
5:17, 5:20, 6:3, 6:21,
6:24, 7:3, 15:6
topic [1] - 6:18
topics [1] - 6:15
transcript [2] - 16:7,
16:23
transcription [2] - 7:5,
16:10
true [1] - 16:12
try [1] - 9:22
turn [1] - 13:17
turn-around [1] -
13:17
two [2] - 5:5, 9:5
typewriting [1] - 16:10
U
under [3] - 16:11,
16:24, 17:2
understood [1] -
10:19
Unified [1] - 12:14
UNITED [1] - 1:6
United [4] - 3:5, 9:3,
9:8, 12:11
unless [1] - 6:24
unrelated [1] - 6:14
V
valid [1] - 11:6
variance [5] - 8:5, 9:5,
10:9, 11:5, 12:13
variances [1] - 8:3
via [2] - 7:9, 16:10
VINYARD [19] - 5:5,
6:7, 8:1, 8:9, 8:22,
8:24, 9:16, 11:22,
12:1, 12:5, 12:9,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
3
12:24, 13:19, 13:22,
14:2, 14:5, 14:9,
14:16, 15:5
Vinyard [3] - 2:2, 8:21,
15:4
VITOSH [2] - 16:3,
17:9
Vitosh [2] - 4:23, 17:8
vote [5] - 5:18, 7:16,
8:9, 14:17
W
Wednesday [1] - 1:21
WHEREOF [1] - 17:3
WHEREUPON [1] -
5:1
wish [2] - 5:13, 7:20
wishes [2] - 12:6,
13:23
wishing [1] - 5:22
WITNESS [2] - 4:2,
17:3
witnesses [1] - 6:6
Y
yard [2] - 8:6, 12:15
YORKVILLE [2] - 1:6,
1:7
Yorkville [5] - 1:18,
3:6, 9:4, 11:19,
12:12
YOUNG [13] - 8:11,
8:13, 8:15, 8:17,
8:19, 8:21, 8:23,
14:18, 14:20, 14:22,
14:24, 15:2, 15:4
Young [1] - 2:12
Z
zoned [2] - 9:10, 12:18
zoning [1] - 8:5
ZONING [1] - 1:10
Zoning [1] - 5:7