TOWN OF NORMAL PLANNING COMMISSION
MINUTES
THURSDAY, MARCH 8, 2007, 5:00 P.M.
REGULAR MEETING, CITY HALL COUNCIL CHAMBERS
100 E. PHOENIX AVE., NORMAL, IL
Members Physically Present:
Ms. Moonan, Mr. Swanlund, Mr. Bartley, Mr. Boser, and Mr. Feid
Members Absent:
Ms. Struck and Mr. McBride
Others Present:
Mr. Mahrt, Corporation Counsel, Mr. Troemel, Director of Inspections, Ms. Davison, Town Planner, 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 November 9, 2006, meeting were approved as submitted. Minutes of the December 7, 2006 meeting were approved as submitted.
Public Hearing:
- 07-02-01-PC: Annexation Agreement pertaining to the
84.3 +/- acres at the northeast corner of Airport Road and
Ft. Jesse Road. Land use matters contained within the
agreement include the following:
i. Zoning
ii. Subdivision Concept Plan
Ms. Davison reviewed the staff report. She said that this was a concept plan for the development.
Mr. Feid asked if the northwest parcel was not zoned. Ms. Davison said that it was not.
Mr. Frank Miles, 202 N. Center St., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Miles said that he was representing the developers, Jim O’Neal and B.J. Armstrong. He said that they were builders that were moving into development. He said that this was a unique parcel. The crescent shaped parcel belongs to the owners across the street to the west. The parcel to the northwest belongs to Brady Development. The subject parcel drains in about three different directions. Mr. Miles said that this is not the first attempt to develop this property. He said that the standards and the goals of the Town have changed; the standards have been raised. These will be single family, detached with large lots, executive, high-end homes in the $400,000 to $500,000 range.
There is an innovative street design. The detention basin will be improved and landscaped. The developers met with the Mayor and City Manager to discuss the plan. If this is not something that the Commission likes, they want to know now before they spend any more money. There is no commitment on the outlots. All of the lots are not 70’ in width. Staff has requested more detail on the type of homes to be built. Mr. Miles said that this is a concept plan and money has been spent for landscaping and the shoreline detail. They do not want to spend more money on details if this is not going to be approved. The pump station issue has been resolved; the Town wants to build it with the developer paying for it. The developer has asked that there be a cap on the cost. The Town wants to apply existing development fees at the time of development. There are only seven or eight 65’ lots. The developer is not sure how the lots will sell next to B-1 zoning. Mr. Miles questioned why it is the developer’s obligation to provide garbage toters, but the developer has agreed to do this. They are requesting approval of the application as submitted without the staff conditions.
Mr. Feid asked about the crescent shaped parcel. Mr. Miles said that it was owned by the Shepards. Mr. Feid asked if there was an attempt made to acquire the property. Mr. Miles said that there had been and the Shepards are not selling at this time. Mr. Feid asked about the R1-A zoning with R1-B setbacks. Mr. Miles said that they wanted R1-B zoning but the Town suggested the R1-A with R1-B setbacks. Mr. Miles said that most of the things being asked for are not in the code.
Mr. Feid said that there were no transitional yards next to the B-1 zoning. Mr. Miles said that that was correct. Mr. Feid asked what high-level executive homes were; if they were $500,000. Mr. Miles said it was not defined.
Mr. Feid asked if the pump station would be turned off when the sewer to the north was complete. Mr. Hall said that it would. He said that the Vineyards is serviced by gravity to a pump station. The subject property is a pump station to a force main. The challenge is a force main to a force main, but it can be done. There is a long extension of gravity sewer to be made.
Mr. Feid asked if the cul-de-sac radius met code. Mr. Hall said that it did. Mr. Feid asked why they did not have another stub street to the north. Mr. Miles said that they wanted to limit through traffic. This is an upscale, but not gated, neighborhood and there are other connections to the east.
There was no one else to speak regarding the application.
Mr. Feid moved, seconded by Mr. Bartley, to recommend approval of the zoning to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Mr. Swanlund and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Bartley moved, seconded by Mr. Boser, to recommend approval of the concept plan to Council.
Mr. Feid said that he hesitated because there are some unresolved staff issues. Mr. Bartley said that this was a high end development and the developer had made concessions. Mr. Feid said that the R1-A zoning with R1-B setbacks was confusing. Mr. Bartley said that he understood that the Town preferred this. Ms. Davison said that it was a compromise to get the R1-A size lots. The size gives more building room and as far as the lot width, we want assurance that these will be high level homes.
Ayes: Mr. Bartley, Mr. Boser, and Mr. Swanlund
Nays: Mr. Feid and Ms. Moonan
Motion declared carried.
- 07-03-02-PC: Zoning Map Amendment from R1-B
Single-family Residential to C-1 Office District, East of
Cottage Avenue and Kern Street Extended
- 07-03-03-PC: Preliminary Planned Unit Development –
South Cottage Village PUD, East of Cottage Avenue and Kern
Street Extended.
Ms. Davison reviewed the staff report. She said that there is an approved R1-B plan and the area has been zoned R1-B for decades.
Mr. Bartley asked if there would be restrictions on who lives there. Ms. Davison said that there would be and the developer could elaborate.
Mr. Boser asked about the 60’ right-of-way and why it was reduced from 70’. Ms. Davison said that Mr. Adams could address this.
Mr. Feid asked about Railroad Ave. Ms. Davison said that there would be a tee at the end of Railroad Ave. Mr. Hall said that Railroad was an unimproved street and they have allowed a tee in other areas that trucks can use to turn around. There will be a right-of-way or easement dedication.
Mr. Don Adams, 2709 McGraw Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Adams said that this was a difficult piece of property to develop. They believe it will provide a needed use for the Town. Staff suggested the C1 zoning. The developer has voluntarily agreed to restrict uses that are not compatible. There will be 45 1-bedroom and 5 2-bedroom units. Outlot 4 will be open space and is not buildable. It is not an environmental issue, it is an engineering issue, but they believe that the space can be useful open space.
Mr. Adams said that the code is ambiguous regarding parking requirements. They tried to make the waivers minimal. The standard for right-of-way in commercial development is 70’ because of the possibility of a turn lane in a commercial development. They do not anticipate that there will be a need for a turn lane in this type of development; therefore, they are requesting 60’ right-of-way.
Mr. Adams said that they can extend the existing utilities without acquiring property from Grace Church, but they would like to acquire some property for flexibility. They will complete the water main loop from The Oaks development. Sewer will also connect. They have put the utilities on the north because of the gravel pit and ground stability issue.
Ms. Moonan asked if there were storm shelter requirements in the code. Mr. Troemel said that there were not.
Mr. Feid asked if residential use was permitted in the C-1 zoning. Ms. Davison said that it was in a C-1 PUD, such as One Normal Plaza.
Mr. Mercer Turner, #1 Brickyard Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Turner said that age 55 would be the age allowed. He said that there were covenants created by the Illinois Housing Authority.
Mr. Feid asked what would happen if the development were sold. Mr. Turner said that the IDHA covenants will cover 25 years. If the covenants are violated they will not get the tax credit and there will be a substantial penalty. Mr. Boser suggested referencing the covenants in the document. Mr. Turner said that the Town does not want to enforce covenants. Mr. Mahrt said that the developer had represented the development as being for the elderly (55 and older) and would be in violation of the PUD requirements and would be subject to penalties.
Mr. Eugene Dwyer, 909 Railroad Ave., Normal, IL, was sworn in by Chairperson Moonan. Mr. Dwyer asked where Kern Street would be. Mr. Troemel showed him on the map.
Mr. Richard Buchanan, 1206 E. Jefferson St., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Buchanan said that he was representing Grace Church. He said that the church has about 11 acres and will be building an addition. He said that they have been pleased with The Oaks development. He said that they have had discussions with Marti Rave and Jeff Tinervin and they have a contract to sell them 2.26 acres. He said that they are thankful to have local developers and are in favor of the development.
Mr. Feid asked where the two acres were on the plan. Mr. Adams said that it was the north leg of the “L”.
There was no one else to speak regarding the application.
Mr. Boser moved, seconded by Mr. Bartley, to recommend approval of the zoning to Council upon favorable approval of the preliminary plan.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Mr. Swanlund and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Bartley moved, seconded by Mr. Swanlund, to recommend approval of the preliminary plan with staff recommendations to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Mr. Swanlund and Ms. Moonan
Nays: None
Motion declared carried.
- 07-03-04-PC: Amended Planned Unit Development, 1101
S. Main (Redevelopment of the former Eagle Grocery Store)
Ms. Davison reviewed the staff report. Staff is recommending a waiver from the Community Design Standards because this is part of a PUD and the entire PUD is not being redeveloped. The property is subject to the Main Street Moratorium. It can go through a special review process with Doug Farr and will also go through the Main Street Commission.
Mr. Feid asked about getting the entire PUD to upgrade. Ms. Davison said that she was not sure that there was common ownership.
Mr. Gary Hocker, #1 Brickyard Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Hocker said that he was not sure about the common spaces. He said that Snyder owns and leases the spaces. Mr. Mahrt asked if he was aware of how the
Foundation was acquiring ownership. Mr. Hocker said he did not know. Mr. Mahrt said that staff would investigate. Mr. Hocker said that the ownership would not change hands until the redevelopment was complete.
There was no one else to speak regarding the application.
Mr. Boser recused himself.
Mr. Swanlund moved, seconded by Mr. Bartley, to recommend approval of the application with waivers to Council.
Ayes: Mr. Bartley, Mr. Feid, Mr. Swanlund and Ms. Moonan
Nays: None
Motion declared carried.
Other Business:
Mr. Troemel showed a revised plan for the community building at Franklin Heights and asked if the Commission deemed it a minor change. The Commissioners agreed that it was not a minor change.
Ms. Davison announced that Mr. Swanlund would be leaving the Commission and thanked him for his 12 years of service. Pie was served.
Adjournment:
There being no further business, Mr. Feid moved, seconded by
Mr. Swanlund, to adjourn the meeting at 7:05 p.m.
Respectfully submitted,
Sheila McHenry
Office Associate