TOWN OF NORMAL PLANNING COMMISSION
MINUTES
THURSDAY, JUNE 8, 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. Swanlund, Mr. Feid and Ms. Struck
Members Absent:
Mr. Boser
Others Present:
Mr. Mahrt, Corporation Counsel, Ms. Davison, Town Planner, Mr. Troemel, Director of Inspections, Mr. Brown, Town Engineer, Mr. Hall, Public Works Director 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 May 4, 2006, meeting were approved as submitted.
Public Hearing:
- 06-06-18-PC: Preliminary Planned Unit Development,
Evergreen Village (Between Raab Road and Interstate 55 and
west of Towanda Ave.)
Mr. Frank Miles, 202 N. Center St., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Miles said that he represented the developers of Evergreen Village. He said that they had previously been before the Commission about one year ago. McLean County Assisted Living Group has received State approval to build the assisted living facility. Mr. Miles said that in regard to Staff concerns, because of the reconfiguration of the assisted living facility, there needed to be land exchanges. The trail will be reconfigured as requested and there will be interconnection of the trail to the development and to the trail on Beech St. Nicor has an easement in the common recreation area. The developer proposes to landscape and provide walkways and benches in the recreation area. There will be nothing that cannot be moved if Nicor should need access. If Nicor should pull the pipe, it will be the responsibility of the Association to replace or maintain the recreation area.
Ms. Struck excused herself.
Ms. Davison said that the trail connections and recreation area were acceptable to Staff.
Mr. Bartley asked if the recreation area met the code requirements. Ms. Davison said that it exceeded them.
Mr. Feid asked what facilitated pedestrian traffic in the subdivision. Mr. Miles said that the plan was to force pedestrians to the recreational areas. Mr. Feid asked what the side elevations looked like. Mr. Miles said that the homes were comparable to the homes at Spring Ridge, which have age restricted ranches.
Mr. Sender asked how much larger this development was than Spring Ridge. Mr. Troemel said that the number of units was smaller.
Ms. Davison said that the side elevations were similar to the front without the door. There is brick on the sides. She said that the driveways are close together and Staff did not feel the need for sidewalks. Mr. Troemel said that these are private roads and sidewalks are not required.
Mr. Feid asked what signs were proposed. Mr. Miles said that they would be consistent with Evergreen Village and the assisted living facility. Mr. Troemel said that there were two signs located at the entrances to the development in the boulevards.
Mr. Feid asked for clarification on the boulevard width. Mr. Brown said that it was 19’ edge to edge. He said that there is not a safety concern because they will have the other side of the boulevard in an emergency situation.
There was no one else to speak regarding the application.
Mr. Bartley moved, seconded by Mr. Feid, to recommend approval of the application with Staff recommendations to Council.
Ayes: Mr. Feid, Mr. Sender, Mr. Swanlund, Mr. Bartley and Ms. Moonan
Nays: None
Abstain: Ms. Struck
Motion declared carried.
- 06-06-19-PC: Site Plan, McLean County Assisted Living
(East of Prairieland Elementary School)
Mr. Miles said that this would be an assisted living facility much like other Heritage Enterprises facilities. The building has been rotated from the previous plan to have parking in the rear. It will be a three-story building. They have received state approval. Brick will be to the bottom of the first story windows with some areas being higher. Staff is requesting that there be brick on the entire first floor. The developer does not want to brick the entire first floor due to cost. They agree on the signage and lighting plans.
Ms. Davison said that Staff feels that the brick needs to be on the entire first floor due to the third floor addition. Staff supports the height and parking waivers. They do not have a sign plan.
Mr. Miles said that Heritage sized the parking lot according to their other facilities. They do not feel that the brick up to the bottom of the windows will look silly.
Mr. Feid asked if the use was comparable to the use at Gregory and Adelaide. Mr. Miles said yes, it will be assisted living.
Mr. Feid asked what changes were made to minimize the impact on the adjoining property. Mr. Miles said that there was considerable greenspace and landscaping.
Mr. Sender asked if the state approval had anything to do with the third story.
Mr. Steve Wannemacher, Heritage Enterprises, 115 W. Jefferson, Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Wannemacher said that the travel times to specific areas such as activity or lunch rooms doesn’t work if the facility is spread out, therefore, there needed to be a third story. The shorter travel times appeals to the residents. He said that they will put brick on the entire first floor.
Mr. Sender asked if there was a concern in having a three-story building in this area. Ms. Davison said that the building is located as far away from the homes as possible and there is a considerable amount of greenspace around the building.
There was no one else to speak regarding the application.
Mr. Sender moved, seconded by Mr. Bartley, to recommend approval of the application with Staff recommendations to Council.
Ayes: Mr. Sender, Mr. Swanlund, Mr. Bartley and Ms. Moonan
Nays: Mr. Feid
Abstain: Ms. Struck
Motion declared carried.
Chairperson Moonan asked if there would be movement from one development to the other. Mr. Miles said that hopefully the residents with like the area and may move to the assisted living facility if necessary.
Other Business:
Ms. Davison said that Council had approved Logan’s with EFIS instead of cedar siding. The sign will have a black background with colored letters.
Chairperson Moonan said that the Library will have a book drop-off at the Shoppes at College Hills.
Adjournment:
There being no further business, Mr. Sender moved, seconded
by Mr. Feid, to adjourn the meeting at 5:40 p.m. Motion carried
6-0.
Respectfully submitted,
Sheila McHenry
Office Associate