TOWN OF NORMAL PLANNING COMMISSION
MINUTES
THURSDAY, APRIL 6, 2006, 5:00 P.M.
REGULAR MEETING, CITY HALL COUNCIL CHAMBERS
100 E. PHOENIX AVE., NORMAL, IL
Members Present:
Ms. Moonan, Mr. Sender, Mr. Bartley, Mr. Boser, Mr. Feid and Ms. Struck
Members Absent:
Mr. Swanlund
Others Present:
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 March 9, 2006, meeting were approved as submitted.
Public Hearing:
Chairperson Moonan announced that item c on the agenda regarding 1001 Franklin Ave. had been withdrawn by the applicant.
- 06-04-12-PC: Annexation Agreement between Ann Sparks
and the Town of Normal – 1700 block of North Linden St. Land
use matters contained within the Annexation Agreement
include the following:
- Zoning Map Amendment
- Subdivision Matters
Ms. Davison reviewed the staff report. She said that Staff was in agreement with land use matters. Staff is also recommending prorated water and sewer tap on fees and storm water fees be figured at 1/3 acre for R1A and the remainder at the agricultural rate.
Mr. David Wochner, representative for Ann Sparks, 909 N. McLean St., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Wochner said that they were in agreement with the exception of the fees. He said that fees were waived in a 1988 pre-annexation agreement which has expired. The previous owner, Charlotte Block had given the Town right-of-way. The annexation agreement was never finalized. Given the cost of the fees, they are asking that the fees be waived as done in 1988. He said that the pre-annexation agreement was recorded and a plat was recorded.
Chairperson Moonan said that she felt that the staff recommendation was fair.
Mr. Sender asked if the applicant was in agreement with the school and parkland fees. Mr. Wochner said that they were. Mr. Sender asked why they were not in agreement with the other fees. Mr. Wochner said that they were referring back to the pre-annexation agreement and these were the larger of the fees. He said that Charlotte Block had given right-of-way to the Town in 1988 with no compensation. Mr. Bartley asked if the Town took the right-of-way. Mr. Mahrt said that the property owner conveyed the right-of-way to the Town and in exchange for the right-of-way, the Town made certain concessions.
Mr. Sender said that he was concerned that the water tap on fee seemed high for a single house. Mr. Brown said that if the lot is subdivided, there will not be more tap on fees.
Mr. Sender asked how many homes could be built on the property. Mr. Troemel said that there could be three or four.
Mr. Feid asked if there was a plat. Mr. Mahrt said that there was a plat from 1988. Code requires an annexation plat or the old plat can be re-recorded.
Mr. Wochner said it could be in the annexation agreement that more fees would be paid with subdivision. Mr. Sender asked if this suggestion was reasonable. Mr. Mahrt said that it could be negotiated in the annexation agreement. Mr. Troemel said that the agreement provides for only one additional lot.
There was discussion on the amount of the fees to be paid.
Mr. Sender said that he was not opposed to the storm water fee and suggested half the fees for tap-ons for water and sanitary sewer.
Mr. Feid asked what the cost was to the Town for a water tap on. Mr. Troemel said that it was around $1000.00.
There was no one else to speak regarding the application.
Mr. Sender moved, seconded by Mr. Bartley, to recommend approval of the application to Council with the recommendation of half the tap-on fees for water and sanitary sewer and add the remainder when the second property develops.
Ayes: Mr. Bartley and Mr. Sender
Nays: Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Motion denied.
Ms. Struck moved, seconded by Mr. Feid, to recommend approval of the application to Council with the Staff recommendations.
Ayes: Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: Mr. Bartley and Mr. Sender
Motion declared carried.
- 06-04-13-PC: Zoning Map Amendment, 1300-1314 Kingsridge Ct.
Ms. Davison reviewed the staff report.
Ms. Ann Weber, 1307 A Kingsridge Ct., Normal, IL, was sworn in by Chairperson Moonan. Ms. Weber said that they had held an annual meeting and the vote was unanimous to approve changing the zoning.
Mr. Feid asked if the request was Council initiated. Mr. Troemel said that it was. Mr. Feid asked if the number of unrelated people living in a unit had initiated the request, do those people know that they will be non-conforming. Ms. Weber said that everyone would have received minutes from the meeting and that information was in the minutes.
Mr. Bartley asked if the change would create any non-conformance. Mr. Troemel said that it did not as far as the P.U.D. and the buildings were concerned.
Mr. Feid asked if there were too many unrelated in a unit, would they be able to stay. Mr. Troemel said that there was no grandfathering of that non-conformity.
Mr. Sender asked if there were any owners objecting. Ms. Weber said that the property owners at the meeting asked to pursue this.
There was no one else to speak regarding the application.
Mr. Feid moved, seconded by Mr. Sender, to recommend approval of the application to Council.
Ayes: Ms. Struck, Mr. Feid, Mr. Boser, Mr. Sender, Mr. Bartley and Ms. Moonan
Nays: None
Motion declared carried.
- 06-04-15-PC: Zoning Map Amendment, North of Raab
Road, between Main Street and School Street (Constitution
Trail Centre)
- 06-04-16-PC: Amended Preliminary Planned Unit
Development, North of Raab Road, between Main Street and
School Street (Constitution Trail Centre)
Ms. Davison reviewed the staff report. She said that they are asking to rezone part of the R3 area to B1. The theater has changed and is moving to a different area. Building “P” will be one big building. There needs to be more green space in the theater area due to it being adjacent to multi-family.
Mr. Don Adams, Farnsworth Group, 2709 McGraw Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Adams said that they had come before the Council in October and they now have some modifications. He said that they had previously received objection to additional multi-family and they are now reducing the multi-family area. Mr. Adams said that the final development plan from Schnucks to the south was approved by Council. They have moved the theater and created a “donut” hole. They do not yet know what will be located in this area. They have done a traffic study on Saturday and the peak period is still the evening rush hour. All other off–site improvements are still the same.
Mr. Adams said that the lighting, landscaping, berms and detention basins will be the same as previously proposed. The large basin will have geotechnical fabric. They have met with the neighbors regarding driveway improvements. There will be masonry planters at the base of the signs and some of the signs have been moved. There will be some modifications to the building appearance to add architectural interest.
Mr. Scott Meyer, TRI Architects, 8251 Maryland Ave., St. Louis, MO, was sworn in by Chairperson Moonan. Mr. Meyer said that the Schnucks building is unchanged from the original submittal. They have tried to unify the architectural theme for the centre with exterior materials on the buildings. There are columns that are spaced regularly that are split face. This is also on the theatre. There will be 10 feet of glass store front with 4 foot awnings above using of two different types of materials. He described other building exterior finishes and details. There will be some covered entries. He discussed building elevations and the architectural features buildings “M” and “P”. Staff requested additional features be added to the rear of building “P”. They have varied the parapet elevations, changed some of the colors of the sign band, indicated that signs will be on the back and added decorative masonry columns. Half of building “P” has a landscape buffer behind it and there are two outbuildings that will screen the back of the building. Staff has requested tower elements be added to buildings “M” and “P”. They have reviewed that and looked at development agreements that are currently in place with Schnucks and the shopping center. There are some height restrictions that limit what they can do. The rooftop mechanical units will be fully screened. Staff has requested site appurtenances such as planters, bike racks, trash receptacles and benches that have been added. Pedestrian scale lighting will supplement the parking lot lighting.
Mr. Adams said that they still have two bus shelters to be placed at locations approved by the Bloomington/Normal Transit Authority. They would like to keep three curb cuts for the theater which is important for traffic flow. There will be five commercial uses with three driveways. They would like to keep driveways as shown on the plan. At Staff’s request, the extension of Bradford Lane as it turns into McKnight and ties into Rockingham Dr. will not be built with the first phase of development. It will wait until the next phase to determine whether that connection will be made. Bradford Lane will be studied to show if it is okay as shown or if lanes need to be added. They agree to comply with requests from the Water Dept. for some minor changes.
Because of the move of the theater, Mr. Adams said that they have created a need for a transitional yard and they will comply with that with an additional 5’ of green along McKnight Dr. On the east side there is a 15’ buffer required between the parking lot and any residences. They will comply by providing a setback easement along lot 18, shorten their parking lot, or move the entire site to the west.
Mr. Adams said that the only waiver listed was a request for the height of directional signs. They would like to add a request for the height of the movie theater.
Mr. Adams said that if approval is received, they plan to start as soon as possible and hope to have Schnucks in their site in the middle of February, 2007.
Ms. Davison said that they have requested additional details on the theater. Mr. Adams said that they were coming. Staff has also requested that glass be placed above the entry to Schnucks.
Mr. Darrin Hicks, agent for the developer, 9222 Birch St., Omaha, NE, was sworn in by Chairperson Moonan. Mr. Hicks said that they have talked to the Schnucks architect and they were working on the glass for the entry of Schnucks.
Ms. Struck asked about the traffic flow on Bradford Lane. Mr. Adams explained the traffic flow patterns for the development. Ms. Struck asked what the berm heights were. Mr. Adams said that along School St. it was 3’ with landscaping along the top and along Raab Rd. it was 5-6’. He said that the site is 4-5’ above the Raab Rd. pavement.
Mr. Brown said that they would like to see them eliminate the driveway on the curve from the theater and the straight drive from School St. to Bradford. Mr. Adams said that the building faces the north and they do not want to eliminate access so they would prefer to leave the drive. They anticipate there being truck traffic in and out on School St. and they would like to have as much room as possible. Mr. Brown suggested eliminating some of the pavement or adding curves. Mr. Adams suggested adding stop signs. Mr. Bartley suggested a right turn only at the exit. Mr. Adams said that it would be difficult to enforce. Mr. Brown and Mr. Adams agreed to look at the drive configurations further.
Mr. Boser asked if the theater sign was electronic. Mr. Adams said that it was a lighted sign listing the various movies. Ms. Davison said that Staff will be looking at the signs and the lighting for the signs.
Mr. Feid asked if the traffic study would need to be revised based on the use for lot 10. Mr. Adams said that the study was based on the “worst case” scenario, but it depends on the use for the lot.
Chairperson Moonan asked about the design choice for the buildings. Mr. Hicks said that they had tried to carry the Schnucks design throughout the development. Mr. Troemel said that Staff had recommended tower elements and asked why the tower element was not shown on buildings M and P. He asked why the height requirements had not originally been an issue with Schnucks. Mr. Hicks said that the tower element was on building L, it was shown on two different elevations. He said that Schnucks has a recorded document on the height limits. Ms. Davison said that Staff was still recommending the tower element. Mr. Hicks said that they could revert to the original tower element on building L.
Mr. Feid wanted to clarify that the east transitional yard needed to be screened also. Mr. Adams said it did.
Ms. Davison said that (a) could be removed from the Staff recommendations and the additional waiver for the theater height added.
Mr. Feid asked if item (i) designated the number of appurtenances. Ms. Davison said that there was no number. Mr. Troemel said that they will continue to work with Mr. Adams and this will be back before the Commission and Council.
Mr. Andy Hunt, 20 Parkshores Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Hunt asked if there would be parking on School Street adjacent to the apartments. Mr. Brown said that when School St. is improved, there will be no parking. Mr. Troemel said that the apartment buildings in place meet code for parking requirements.
There was no one else to speak regarding the application.
Mr. Sender moved, seconded by Mr. Bartley, to recommend approval of the Zoning Map Amendment to Council.
Ayes: Mr. Bartley, Mr. Sender, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
Ms. Struck moved, seconded by Mr. Boser, to recommend approval of the Amended Preliminary Planned Unit Development with Staff recommendations excluding item (a) and recommending the waivers for the directional sign height and theater height.
Ayes: Mr. Bartley, Mr. Sender, Mr. Boser, Mr. Feid, Ms. Struck and Ms. Moonan
Nays: None
Motion declared carried.
Other Business:
There was no other business.
Adjournment:
There being no further business, Mr. Feid moved, seconded by
Mr. Bartley, to adjourn the meeting at 6:25 p.m. Motion carried
6-0.
Respectfully submitted,
Sheila McHenry
Office Associate