TOWN OF NORMAL PLANNING COMMISSION MINUTES
THURSDAY, FEBRUARY 9, 2006, 5:00 P.M.
REGULAR MEETING, CITY HALL COUNCIL CHAMBERS
100 E. PHOENIX AVE., NORMAL, IL
Members Present:
Ms. Moonan, Mr. Swanlund, Mr. Sender, Mr. Boser, Mr. Feid and Ms. Struck
Members Absent:
Mr. Bartley
Others Present:
Mr. Peterson, City Manager, Mr. Hall, Director of Public Works, Mr. Mahrt, Corporation Counsel, Ms. Davison, Town Planner, Mr. Troemel, Director of Inspections, Mr. Brown, Town Engineer, and Ms. McHenry, Office Associate
Call to Order:
Chairperson Moonan called the meeting to order at 5:00 p.m. and noted a quorum was present.
Approval of Minutes:
Minutes of the January 5 2006, meeting were approved with corrections of a misspelling of Mr. Fraker’s name on page 2 and on page 10, item (i), paragraph 4, Ms. Struck said that it should read “the possibility of” encroachment of student housing.
Public Hearing:
- Case No. 05-10-19-PC: Amended Site Plan and Special Use
Permit – 310 S. Wylie Dr. (Crossroads Center). This item has
been carried over since the October 6, 2005 meeting.
Ms. Davison reviewed the staff report and gave some background on the matter. Changes to the code to allow remote-controlled racetracks as a Special Use in B-1, M-1 and M-2 zoning districts have been made since the original submittal of the amended site plan. Specific guidelines relate to the racetracks. This track meets the guidelines except for the front yard setback. The 10’ that is encroaching has pavement under it. Staff is supportive of the application as long as code compliant landscaping screen is installed. Mr. Turek is to submit a landscaping plan tonight.
Mr. Kevin Turek, 2609 Clearwater, Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Turek said that he did not have a landscaping plan. He said that he had met with Mr. Troemel & Ms. Davison in December regarding what was necessary for the site. He said that the first thing he needed was fencing or screening to block the view from the public street. He understood that what he needed to meet code was that the driver’s stand needed to be inspected and blueprinted and he would need to do the screening from the road. When he asked what the screening entailed, he was told he probably needed to plant some prairie grass along the road and it would block the view of the track. After the new codes were adopted he was told that he needed to plant trees and shrubs and only 50% of the shrubs could be prairie grass. His cost increased from $1500 for prairie grass to $6500 for trees & shrubs. He said that he does not want to spend this amount on landscaping because if his lease expires, the track will come out and the landscaping will stay. He said that he would like to put up a fence. He said that he was originally under the impression that he could put in prairie grass or a fence. (Mr. Turek submitted photos of the site from the street.)
Mr. Troemel said that there was obviously some confusion. A fence is not an allowable substitute for plantings.
Mr. Turek asked if this was considered the front yard since the site is addressed on Wylie Dr. Mr. Troemel said that any side with public street frontage is a front yard.
Ms. Davison said that the existing plantings would count toward the required landscape plantings.
Mr. Mahrt suggested a motion of approval with the condition of an acceptable landscaping plan.
Mr. Feid asked if the site plan was the same as seen in October. Ms. Davison said that it was and he met the guidelines. There could be something put in the file indicating this.
Mr. Boser suggested holding it over another month to be able to work out the differences. Chairperson Moonan said that she would like to go ahead with it.
Ms. Struck asked if the landscaping plan were left up to Staff, would it be negotiable. Mr. Turek said that with it being temporary, he could put up and take out a fence and could not remove landscaping.
Mr. Feid said that he would like to see the site plan. Mr. Troemel said that this is a temporary site and asked what they wanted to see. Mr. Feid said that he would like to see the type of erosion control, drainage, screening, distance to restrooms and the platform.
Chairperson Moonan said that she felt it was a good use.
Mr. Sender said that he felt that they were putting staff in a difficult position due to the fact that Mr. Turek did not want to spend that much on landscaping. Mr. Turek said that he would be willing to work with staff.
There was no one else to speak regarding the application.
Ms. Struck moved, seconded by Mr. Swanlund, to carry the application over to the next meeting.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
- Case No. 06-01-07-PC: Amended Site Plan – 1301 Warriner
(Town of Normal Public Works Facility) – Carried over from the
January 5, 2006 meeting to consider a landscaping plan.
Ms. Davison reviewed the staff report. She said that a plan has been submitted showing the future building. The landscaping plan does not meet the Community Design Standards, but the areas that can will.
Mr. Boser asked about the waiver for the Community Design Standards landscaping requirements. Ms. Davison said that any change to a site would make the Standards apply to the entire site.
Mr. Sender said that he commended the Staff for adapting the Standards in particular situations.
There was no one else to speak regarding the application.
Mr. Boser moved, seconded by Mr. Feid, to recommend approval of the amended site plan to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
- Case No. 06-02-09-PC: Amended Site Plan – 1430 Ft. Jesse
Rd. (Sud’s), Pole Sign Addition
Ms. Davison reviewed the staff report. She said that the application was for an additional free-standing sign. There are currently three on the site; one more than allowed. All exceed the maximum height allowed.
Mr. Harris Sud, 1430 Ft. Jesse Rd., Normal, IL, was sworn in by Chairperson Moonan. Mr. Sud said that the requested sign is to be located on Towanda Ave. He said that they have to comply with the manufacturer’s requirements. The manufacturer is Lincoln-Mercury.
Ms. Struck asked if Lincoln-Mercury had specifications for the sign. Mr. Sud said that they did. Ms. Struck asked if the proposed sign met those specifications and Mr. Sud said that they did.
Mr. Sender asked if the requirement had been shared with staff. Mr. Troemel said that they had not been provided a copy of their terms, but it was no different than any corporate sign. Mr. Sender said that they had previously been told that one of the manufacturers had required signage and they had accepted it and later found that there was no such requirement as represented at the time. Mr. Sender said that he would like to see the requirements from Lincoln-Mercury. Mr. Sud asked what manufacturer was misrepresented and said that he would provide the manufacturers requirements. Mr. Sender said that it was Mercedes and he preferred that it was the specifications required at the time.
Mr. Swanlund said that he had seen 6’ monument signs in Colorado for Subaru or Volvo.
Mr. Sud said that he was there to represent what is required by the manufacturer.
Mr. Troemel said that the Suds understood the Town’s requirements.
Ms. Davison said that they did not require that the manufacturer’s specifications be submitted because it was not a code requirement and corporate standards are bent all the time.
There was no one else to speak regarding the application.
Mr. Sender moved, seconded by Mr. Feid, to recommend approval of the Staff recommendation of denial of the application to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
- Case No. 06-02-10-PC: Zoning Map Amendment – 309 W. Beaufort
(Rezoning from B-2 Central Business District to S-1 University
District)
- Case No. 06-02-11-PC: Zoning Map Amendment – 15 Traders
Circle (Rezoning from B-1 General Business District to S-1 University
District)
Ms. Davison reviewed the staff report. The property at 15 Traders Circle is a remote parking lot for the university. The property at 309 W. Beaufort will be used for a chiller plant. She said that Staff is recommending approval of the zoning map amendments.
Mr. Boser asked exactly where the site on Beaufort St. was. Mr. Troemel said that it was the brown building across from Waterson Tower where Redbird Apartment Management and Hank’s had been located.
Ms. Struck excused herself from the table.
Mr. Richard Runner, 606 Lakeshore Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Runner said that the Beaufort St. site would be used for a zone chiller plant which provides cooling for several buildings. The building will look like an academic building with large windows and be constructed of brick.
Mr. Boser excused himself from the table.
There was no one else to speak regarding the applications.
Mr. Swanlund moved, seconded by Mr. Sender, to recommend approval of the zoning map amendment for 309 W. Beaufort St. to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Feid and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Sender moved, seconded by Mr. Swanlund, to recommend approval of the zoning map amendment for 15 Traders Circle to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Feid and Ms. Moonan
Nays: None
Motion declared carried.
Ms. Struck and Mr. Boser returned to the table.
There was a short recess.
- Case No. 06-01-08-PC: A public hearing will be conducted
by the Planning Commission on a comprehensive amendment to the
Town of Normal Comprehensive Plan
Chairperson Moonan said that this item would be broken down into separate parts. There will be the text changes, map changes and the east side corridor.
Ms. Davison discussed the text changes. There is additional language relating to preserving existing neighborhoods. She said that Unit 5 agreed with the projected numbers in the document. There is also language added promoting physical well being and vitality.
There was no one else to speak regarding the text amendments.
Mr. Boser moved, seconded by Mr. Swanlund to recommend approval of the text amendments to the Comprehensive Plan to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan.
Nays: None
Motion declared carried.
Chairperson Moonan said that changes to the maps, excluding the east side corridor, would be addressed next.
Ms. Davison said that the new map shows the growth areas as being scaled back somewhat based on new population projections. She said that Mr. Sender had indicated that he wished for her to express that nothing in this plan is going to represent a major change in the existing community. The area of higher density west of the interstate has been scaled back also.
Mr. Boser asked what statistics suggested scaling back of areas.
Mr. Paul Russell, McLean County Regional Planning, said that it was based on a concern for following smart growth principles more closely. Mr. Boser asked if it actually increased the densities. Mr. Russell said that it may slightly.
Ms. Struck moved, seconded by Mr. Feid, to recommend approval of the maps in the Comprehensive Plan to Council.
There was discussion on clarification of the maps involved and the inclusion of the corridor. It was decided to hear the presentation on the corridor.
Mr. Peterson said that it is important to show the corridor on the Comprehensive Plan. The corridor plan is not final. McLean County has granted an $800,000 planning grant along with the requirement that there be local matching funds with the purpose to study the long term transportation needs along the east side of Bloomington-Normal. Growth is expected to continue on the east of Bloomington-Normal. They are starting with a new study to look at all options. The initial study indicated there will be a need for a roadway or will be in the next 15 to 20 years. Without protection, in the very near future, i.e. one to two years, it will no longer be an option. If there is no protection of the corridor and the study concludes there is a need for a major roadway, we will have lost one opportunity. The further east it is, the more complicated it becomes because of wetlands and creeks and other environmental conditions that will make developing a roadway more difficult and more expensive. He said that he felt that the further east it becomes questions whether it would be a true traffic carrier for Bloomington-Normal and it would become a bypass. There is growth along the corridor in Bloomington. The City of Bloomington will be considering an inter-governmental agreement in February which will obligate city funds as part of the local match. Our Council will act on that intergovernmental agreement on March 6, 2006, and then it will go to the county.
Mr. Hall gave a presentation on the East Side Highway Planning & Study.
Ms. Struck asked about traffic counts conducted by IDOT and asked if they had changed their number count procedures. Mr. Hall said that they had not.
Ms. Struck asked if the landowners would be involved in the study. Mr. Hall said that they would.
Mr. Feid asked if the goals that Mr. Hall had listed were still relevant. Mr. Hall said that they were and more may be added. Mr. Feid asked what the impact would be on the connecting arterial streets would be. Mr. Hall said that there would be an impact and that would be looked at in the study.
Mr. Boser asked what the corridor meant to us. Would it mean a complete moratorium on development from now until the final study is done. Mr. Hall said that the Town has authority regarding annexation, subdivision and zoning. They have no building authority. He said that he sees it more as a controlling factor to help protect anything that is identified in the corridor. We only need about 300 feet with a little more at the intersections, not the entire 2500 ft. strip. As we progress, the corridor will be narrowed down. Mr. Boser said that the property in the corridor could be “locked up” for some time. Mr. Hall said that the idea is to minimize that time frame and as the study progresses, they hope to narrow down the corridor significantly in roughly 18 to 24 months.
Mr. Boser asked how this study would be different than the previous study. Mr. Hall said that some of the information will be used and there will be additional information obtained. Mr. Peterson said that the direction that we have gotten from the policy makers is that we want to go through it all again and compare the studies.
Mr. Sender asked how long we were going to hold the corridor. Mr. Hall said that could be as soon as two years or possibly four years. Mr. Peterson said that in 18 to 24 months the study will show if it is needed and where the alignment should be located.
Mr. Sender asked why designate the corridor if development wouldn’t happen in the area within the next two years anyway. Mr. Peterson said why not. It would allow future landowners to have that information.
Mr. Boser said that he felt there should be a time limit so that landowners are not in limbo. Mr. Peterson said that it is more likely to cause a problem if not shown on a map. He said that it is fairer to show on a map that this is an area under study. Chairperson Moonan said that she agreed with Mr. Peterson. Mr. Peterson said that because of sewer capacity, it is not likely to develop within two years, but it is fair to let landowners know that this is an area being considered for a roadway. Mr. Sender said that if the city makes it clear to anyone buying or proposing to develop that we can’t guarantee anything until the results of the study are available and policy makers decide on the route that they are going to take, he felt that the Town has the authority to impact what happens in this area without putting something in the Comprehensive Plan. Mr. Peterson said that he felt the opposite was true because if it was shown on the map, it would prompt them to contact the Town.
Mr. Boser asked if the corridor was within the one and one-half mile limit. Mr. Hall said that the majority of it was.
Mr. Feid asked how many landowners were affected. Mr. Hall said that Regional Planning had those figures.
Mr. Tim Bittner, 19580 East 1300 North Rd., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Bittner said that Jack Mitchell has indicated this project could be 10 to 20 years at a meeting a week ago. He suggested that there be a general transportation study of Bloomington-Normal. He spoke in opposition of the corridor expressing concerns regarding the ability to build in the corridor, creation of a barrier around the cities, proximity to Towanda-Barnes Road, and lack of using of existing right-of-way. Mr. Bittner submitted written comments.
Chairperson Moonan said that she believed that there was not a moratorium on building in the corridor.
Mr. Jerry Hayden, 19790 East 1400 North Rd., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Hayden said that his property is probably 80 to 90 percent in the corridor. He said that he does not want a moratorium on building and said that he did not feel it was fair.
Mr. Melvyn Jeter, 19906 East, 1600 North Rd., Normal, IL, was sworn in by Chairperson Moonan. Mr. Jeter expressed concerns regarding a moratorium. He also asked why developers were allowed to develop subdivisions and he would not be able to do anything with his land. He expressed concerns regarding the traffic on the east side.
Ms. Patricia Bittner, 19580 East 1300 North Rd., Bloomington, IL, was sworn in by Chairperson Moonan. Ms. Bittner said that Veterans Pkwy. will always be busy. She suggested other locations for the corridor.
Ms. Mary Leung, 801 ½ MacArthur, Bloomington, IL, was sworn in by Chairperson Moonan. Ms. Leung displayed a map showing the proposed corridor and farm ground inside the corridor. She said that about 10,000 acres would be restricted from farming by a limited access road. She questioned the objectivity of the study. She said that road 2000 is a dirt road.
Mr. Tim Kraft, 21148 East 1900 North Rd., Towanda, IL, was sworn in by Chairperson Moonan. Mr. Kraft said that he is involved in agriculture in the area. He said that traffic flow in the area is predominately east/west. He suggested widening Towanda-Barnes and looking at other options.
Mr. Homer Bozarth, 19564 East, 1200 North Rd., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Bozarth said that they were competing with people that have a lot of money and he is opposed to the corridor.
Mr. Paul Kruger, 1801 US Hwy. 150, Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Kruger spoke in opposition of the corridor. He suggested that other alternatives be used and that the corridor be removed from the plan.
There was no one else to speak regarding the application.
Chairperson Moonan said that she felt there was a need for the study.
Mr. Swanlund moved to move forward with the study. There was not a second to the motion.
Mr. Peterson said that the issue is the maps.
Mr. Sender moved, seconded by Mr. Swanlund, to recommend approval of the Comprehensive Plan maps with the exception of the corridor to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Boser moved, seconded by Mr. Sender, recommend not including the corridor on the Normal Comprehensive Plan maps to Council.
Mr. Boser said that he felt that Normal’s area was pretty clear and that Bloomington needs to deal with their expansion that we can leave up to them. Normal will not building in that area in the near future.
Chairperson Moonan said that we need to work in conjunction with Bloomington.
Mr. Boser said that general transportation needs need to be looked at.
Mr. Sender said that he is not opposed to the study. He would like to see an east/west study. He said that he is concerned with the process and feels that it is rushed. He said that a vote for the corridor may not be the answer. He said that the study needs to be broad based and he is opposed to showing it on the maps. If it is shown on the maps, people will expect it to happen.
Ms. Struck said that she felt we need to focus on the core of the community instead of further expansion. She said that the east/west issues need to be addressed. We need to plan, but not start with a preconceived plan. We need to look at a broader transportation plan. She suggested looking at utilizing Towanda-Barnes Rd.
Mr. Feid said that he felt that we need to show the corridor on the plan. We need to have foresight. The Town will grow to the east.
Chairperson Moonan said that we need to show the corridor on the map. We also need to show public transportation and future alignments.
Mr. Swanlund said that he agreed that the corridor should be shown.
Ayes: Mr. Sender, Mr. Boser and Ms. Struck
Nays: Mr. Swanlund, Mr. Feid and Ms. Moonan
Motion failed.
Other Business:
None
Adjournment:
There being no further business, Mr. Sender moved, seconded by
Mr. Boser, to adjourn the meeting at 7:50 p.m.
Respectfully submitted,
Sheila McHenry
Office Associate