TOWN OF NORMAL PLANNING COMMISSION
MINUTES
THURSDAY, DECEMBER 6, 2007, 5:00 P.M.
REGULAR MEETING, CITY HALL COUNCIL CHAMBERS
100 E. PHOENIX AVE., NORMAL, IL
Members Physically Present:
Ms. Moonan, Mr. Bartley, Mr. Boser, Ms. Struck, Mr. Feid, Mr. McBride and Ms. Hutchison
Members Absent:
None
Others Present:
Mr. Mahrt, Corporation Counsel, Mr. Peterson, City Manager, Mr. Troemel, Director of Inspections, Ms. Davison, Town Planner, Mr. Brown, Town Engineer, Mr. Hall, Director of Public Works 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 8, 2007, meeting were approved as submitted. Ms. Hutchison moved to approve, seconded by Mr. Bartley. Motion carried 7-0.
Public Hearing:
- 07-10-18-PC: Kelley Glen PUD Amendment
- 07-12-24-PC: Kelley Glen Amended Annexation Agreement
Ms. Davison reviewed the staff report. She said that the applicant wanted to convert a green space out lot to an area for a pool house and pool. They will have to amend the P.U.D. to make outlot C a lot. The greenspace was to be dedicated to the Town so the Annexation Agreement will be changed to reflect that this not be dedicated. Staff recommends approval with the recommendation that the rest of the green space be dedicated to the Town.
Ms. Struck asked if there had been any communication from the neighbors. Ms. Davison said that she had only one call asking what was being proposed.
Mr. Frank Miles, 202 N. Center, Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Miles said that they had thought that this was a minor change and the process had taken longer than expected.
There was no one else to speak regarding the applications.
Mr. Boser moved, seconded by Ms. Hutchison, to recommend approval of the PUD amendment to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Boser moved, seconded by Ms. Hutchison, to recommend approval of the amended annexation agreement with staff recommendations to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
- 07-11-20-PC: Zoning Map Amendment, One Normal Plaza
PUD and Savannah Green PUD
- 07-11-21-PC: Removal of Lot 30 from the One Normal
Plaza PUD (Town water distribution facility)
Ms. Davison reviewed the staff report. She said that as land was exchanged and rezoned over the years, some changes were not reflected on the zoning map. These applications are to correct those inaccuracies.
Ms. Hutchison asked if this was basically house cleaning. Ms. Davison said that it was.
Mr. Feid asked if lot 373 was a buildable lot. Ms. Davison said that it was and the Savannah Green community center building was already built there.
Mr. Mahrt said that they believed that the map had been published incorrectly. These actions are to clean up the map.
There was no one else to speak regarding the applications.
Mr. Feid moved, seconded by Ms. Struck, to recommend approval of the zoning map amendment to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
Mr. Feid moved, seconded by Mr. Bartley, to recommend approval of the removal of lot 30 from One Normal Plaza PUD to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
- 07-12-25-PC: Amended Preliminary Subdivision Plan,
The Vineyards (Southeast corner of Airport Road and Raab
Rd.)
Ms. Davison reviewed the staff report. She said that the developer was requesting to reconfigure some lots in the R2 zoning area to R1B. Thirty lots will be reduced to nineteen lots. There will be no more outlot and green space. Another outlot will be converted to a lot. They want to convert the strip to R1B to serve as a buffer between the R1A and R2 zoning. Staff recommends approval of the application with the recommendation of not eliminating the green space lots and clarification of what is public and what is private.
Mr. Brown pointed out public and private areas on the map.
Ms. Davison said that they would like for the developer to initiate an amendment to the annexation agreement also.
Chairperson Moonan said that every time this development comes back it becomes less unique and more conventional.
Mr. Don Adams, 2709 McGraw Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Adams said that Bob Brady from Brady Homes was also present to answer any questions. Mr. Adams said that the changes are in response to the market. They feel that the change from R1A to R2 is too much of a change and they need a buffer. There will be 18 less housing units and the outlots will become buildable lots. There is actually more green space that will now be in the yards where people prefer it to be. It is still a diverse development with six different types of housing. There is just a change in ratio. They asked that the auto court remain public.
Mr. Feid asked if there would be replatting of lots. Mr. Adams said yes, there would be. Mr. Feid asked if there was a reason for not rezoning at this time. Mr. Adams said that it was economics.
Mr. Bartley asked if all the alleys would be public. Mr. Adams pointed out the public and private alleys.
Chairperson Moonan asked why they were opposed to the outlots remaining green space. Mr. Adams said that they did not get a good response from the homeowners. There are the issues of maintenance and what goes on in those areas.
There was no one else to speak regarding the application.
Ms. Struck moved, seconded by Ms. Hutchison, to recommend approval of the application to Council with the three staff recommendations.
Ms. Hutchison asked if there was a requirement for parks. Ms. Davison said that they are usually required to put in a park or pay parkland fees. The development was subject to annexation agreement. Mr. Feid asked if the open space would need to be reviewed regarding fees. Ms. Davison said that there was nothing about fees in the annexation agreement.
Ms. Hutchison asked if the outlots were big enough to do anything with. Ms. Davison said that they were. Ms. Hutchison asked if the homeowner’s association would be responsible for maintenance. Ms. Davison said that they would be.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
- 07-12-26-PC: Amended Site Plan, Southwest corner of
Franklin Avenue and Virginia Avenue
Ms. Struck recused herself and left the table due to her involvement on the BroMenn Board.
Ms. Davison reviewed the staff report. She said that BroMenn wished to add two more stories to the parking deck at the corner of Franklin and Virginia to make a six story deck. Materials and lighting used will be the same as what is existing. Entrances and exits will remain the same. There is single-family zoning to the east and north with the historic district to the east. This project requires a variation for height. The addition will provide parking while other parking is unavailable due to construction. Staff recommends approval of the application.
Mr. Feid asked if this was transitional for height and yard. Ms. Davison said that it was for both. Mr. Troemel said that there was a waiver for a 15’ reduction in setback on the side adjoining the Reclamation District property on the north in 1994. The waivers for setbacks on Virginia Ave. was 8 feet and Franklin Ave. was 22 feet.
Mr. Boser asked about the distance across the Reclamation District property. Mr. Troemel said that it was about 75 feet.
Mr. Mark Wylie, 2709 McGraw Dr., Bloomington, IL, was sworn in by Chairperson Moonan. Mr. Wylie said that he would answer any questions.
Mr. Feid asked how much taller the parking deck would be. Mr. Wylie said that the total height was 52 feet and the existing height was 31 ½ feet so it would be about 21 feet taller. Mr. Feid said that this was to the floor so the total height would include the wall. Mr. Wylie said that the stair tower was also taller.
Mr. Feid asked if BroMenn had any consideration for the residents and how this was addressed. Mr. Wylie said that BroMenn owns much of the property to the north. Also the Water Reclamation District provides a buffer and the Town owns land that was platted as a street that provides a buffer as well.
Ms. Hutchison asked if the lighting would have any impact on the surrounding properties since it would be higher.
Mr. Mike Sparks, Farnsworth Group, 200 W. College Ave., Normal, IL, was sworn in by Chairperson Moonan. Mr. Sparks said that they were proposing to use the existing type of lighting. The spillage is minimal and it is far enough away that it should not have any affect on the adjacent properties.
There was no one else to speak regarding the application.
Ms. Hutchison moved, seconded by Mr. Bartley, to recommend approval of the Amended Site Plan with staff recommendations to Council.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
- 07-12-27-PC: Conceptual Campus Master Plan, 1300
Franklin Avenue (BroMenn Healthcare)
Ms. Davison said that BroMenn had presented much of the same information at the work session. They are looking for an overall reaction to the conceptual plan to determine if there are any red flags.
Mr. Steve Holman, 304 Lake Road, Eureka, IL, Vice President of Planning and System Services for BroMenn Healthcare was sworn in by Chairperson Moonan.
Ms. Brenda Bush-Moline, 985 Marian Ave., Highland Park, IL, was sworn in by Chairperson Moonan.
Ken Davidson, 702 Greenleaf Ave., Wilmette, IL, Director of Healthcare Projects, was sworn in by Chairperson Moonan.
Mr. Holman said that Roger Hunt, President and CEO of BroMenn Healthcare was present. Also, Tom Fallon, Construction Manager, was present.
Mr. Holman and Ms. Bush-Moline reviewed the BroMenn Campus Master Plan. Mr. Holman said that they have had neighborhood meetings and have changed their plans in response to those meetings. They wish to modernize the facility and add more services. The campus will expand to the west. Franklin Ave. will close and Apple Street will become a more direct route to the hospital. The University Street bridge will be improved. Provisions for temporary and permanent parking were discussed. Mr. Davidson discussed the flood plain designations.
Chairperson Moonan asked about the timing of the University Street bridge improvement. Mr. Brown said that the improvements would be Apple Street first, then Virginia Ave., then University St. would be the final project. They do not know what years those will be done in.
Ms. Hutchison asked about the parking near Main St. Ms. Bushnell-Moline said that there would be no affect now, but there would probably be a change long term. Mr. Holman said that they are still looking at they area and are working with the Main Street Development Plan. They do not know what the timing would be.
Chairperson Moonan asked about access to the emergency room when Franklin is closed. Ms. Bushnell-Moline said that they would use Apple Street.
There was discussion on construction traffic patterns.
Chairperson Moonan asked if staff was okay with the closure of Franklin Ave. Mr. Brown said that there was not much through traffic and it would mostly affect BroMenn. Mr. Feid said that the Town would give up the right-of-way. Mr. Brown said that was correct.
Chairperson Moonan asked if University St. would be widened. Mr. Holman said that they were working with staff, but it is undecided.
Mr. McBride asked if there was a precedent on voting on a project when there is this much unknown. Mr. Peterson said that this was an unusual situation, but before the hospital expends more resources, they would like feedback. They understand that there are issues and will be back before the Commission many times. The vote is only for what is seen today.
Ms. Davison reviewed the staff recommendations. She said that staff recommends the conceptual plan. Issues to be taken into consideration are lighting, an attractive building, green space and landscaping, the Highland Historic District, Sugar Creek, traffic flow, the flood plain, parking details and the Main Street Development Plan.
Ms. Hutchison said that she was excited to have a quality hospital in the community and excited that BroMenn wants to enhance their campus.
Ms. Lavone Schultz, 402 S. Blair, Normal, IL, was sworn in by Chairperson Moonan. Ms. Schultz said that she understood that Franklin St. had to remain open because of Fire/Rescue. Mr. Holman said that they had met with the Fire Departments and Apple Street will work.
Ms. Davison noted that she had mentioned in the staff report that the emergency room was being expanded and this was inaccurate.
Mr. Bartley said that BroMenn’s choices were to remain or move and he was glad to see that this site can work.
There was no one else to speak regarding the application.
Ms. Hutchison moved, seconded by Mr. Bartley to recommend approval of the application with staff recommendations to Council.
Mr. Feid said that he would like for BroMenn to be sensitive to open space.
Ayes: Mr. Bartley, Mr. Boser, Mr. Feid, Ms. Struck, Mr. McBride, Ms. Hutchison and Ms. Moonan
Nays: None
Motion declared carried.
Other Business:
None
Adjournment:
There being no further business, Mr. Bartley moved, seconded by Mr. Feid, to adjourn the meeting at 6:25 p.m.
Respectfully submitted,
Sheila McHenry
Office Associate