Village of Oswego Village Board met May 4.
Here is the minutes provided by the Board:
1. Call to Order
Chairman Pajor called the Oswego Planning & Zoning Commission Meeting to order at 7:00 p.m.
2. Roll Call
Present: Dominick Cirone, Ken Holmstrom, Rick Kuhn, Charles Pajor, Stan
Popovich, Amanda Purkeypile
Absent: Rebecca Stine
There was a quorum.
Oswego community representatives in attendance were:
Present: Rod Zenner, Community Development Director; Bethany Salmon, Planner, Sandy Kulawiak, Recording Secretary; Judy Sollinger, Village Trustee; Grant Casleton, Director of Planning and Development, Oswegoland Park District
3. Minutes
Motion: Commissioner Holmstrom, second Commissioner Kuhn to accept the minutes from the April 6, 2017 Planning & Zoning Commission Meeting as corrected
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
4. Public Hearings
Preliminary & Final P.U.D. (continued from 4/6/17 meeting)
Fox Crossing
5055 Route 34
Applicant: Cottage Hill Development LLC
Project No.: 960.17
Project Manager: Bethany Salmon
Ms. Salmon stated that the applicant has withdrawn their request for a Preliminary & Final P.U.D. for Fox Crossing due to the lack of state funding.
Planning & Zoning Commission Meeting May 4, 2017 Page 2 of 6
Motion: Commissioner Holmstrom, second Commissioner Cirone to close the Public Hearing at 7:03 p.m.
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
Rezoning:
155 South Madison Street
Applicant: Gertrude E. Bohn Declaration of Trust
Project No.: 962.17
Project Manager: Bethany Salmon
Motion: Commissioner Holmstrom, second Commissioner Purkeypile to open the Public Hearing at 7:04 p.m.
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
Audience Comments:
No audience members wished to speak at the Public Hearing
Motion: Commissioner Holmstrom, second Commissioner Cirone to close the Public Hearing at 7:05 p.m.
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
Ms. Salmon presented the staff report stating that the applicant is requesting a rezoning of 155 South Madison Street from R-3 Two Family Residential District to B-2 Community Shopping District. The.42 acre property includes two (2) separate lots.
The property under consideration for rezoning is currently vacant. In 1994, a single family house burned down. The property has remained vacant since 1994 in part due to a lack of interest from residential buyers. The applicant wishes to rezone the property to a commercial zoning designation to assist in the sale of the property.
The subject property is surrounded by both residential and neighborhood business uses. To the north, offices and a music and arts academy are located in the B-1 Neighborhood Business District and residential properties are located in the B-2 Community Shopping District. Single family and multi-family residential properties in the R-3 Two Family Dwelling District and R-4 General Residence District are located to the south, east, and west.
Rezoning will allow for the future redevelopment of 155 S. Madison Street for commercial or office uses. The B-2 Community Shopping District currently allows many types of office, service and retail uses.
The 2015 Comprehensive Plan designates the property as part of the “Downtown Core” zoning area, which is to include commercial, residential, and mixed uses. The proposed rezoning to a business zoning district, in this case B-2 Community Shopping District, would allow for a mix of uses that are consistent with the Comprehensive Plan vision for this area.
The properties surrounding 155 S. Madison Street are also envisioned for more intensive uses under the 2015 Comprehensive Plan. To the north and west, the properties are located in the “Downtown Core” with commercial, residential, and mixed uses. The properties to the northeast are envisioned for the “Secondary Core / Transition Area” which will to include residential, small office, and retail uses. Properties to the southeast are shown as “Residential Blocks” with residential uses.
Rezoning of this property is supported by vision for the downtown area. Given the location, proximity to downtown, and the Village’s Comprehensive Plan’s designation, the property would be better utilized by rezoning to the B-2 Community Shopping District.
In the future, staff will work with any property owners or specific users in planning proposed improvements to the site. The property will be subject to the Preliminary and Final PUD process, which will require a Plan Commission public hearing and Village Board approval. The Village would review building elevations, landscaping, lighting, and signage as part of the PUD review process. Any proposed development would also be subject to applicable provisions of the Zoning Ordinance, Subdivision and Development Control Regulations, and building or fire codes.
Staff is of the opinion that the applicant has met the standards for a rezoning.
Commissioners Comments:
Commissioner Purkeypile stated she feels that residential zoning is not going to work for this parcel and the rezoning is a good use and will give more flexible use for a potential buyer.
Commissioner Kuhn discussed the integrity and the historic value of the surrounding neighborhood and stated he does not want to see this become a shopping center parking lot.
Director Zenner stated that the property is subject to the Preliminary and Final P.U.D. process which would require a Planning & Zoning public hearing and Village Board approval.
Commissioners discussed the B-2 Community Shopping District zoning uses and the size of the lots.
Director Zenner stated this is a transitional use and when a potential user comes before the Commission the use can be better clarified.
Commissioner Kuhn stated that when a user comes forward the integrity of this area needs to be taken into consideration.
Commissioner Popovich stated the B-2 rezoning is an appropriate zoning for this property.
Chairman Pajor asked if staff has prior discussion with the applicant regarding the potential use of the property and the impact the use may have before it is formally brought before the Commission and the Village Board.
Director Zenner replied that staff does discuss the use with applicants prior to the submittal process.
Commissioner Kuhn stated he wanted the motion in the recommendation to call out the minutes of this meeting to include that a discussion was held regarding the historic value of the property.
Commissioner Popovich stated that petition stands on its own as a request for rezoning, and staff has stated they will meet with the applicant prior to a submittal request.
Recommendation:
Motion: Commissioner Popovich, second Commissioner Holmstrom to accept the findings of fact for the standards for rezoning and recommends approval of the rezoning for 155 South Madison Street from R-3 Two Family Dwelling District to B-2 Community Shopping District
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
5. Old Business
None
6. New Business
None
7. Public Forum
Daniel J. Finn
Oswego, Illinois
Mr. Finn addressed the request for rezoning at 155 South Madison Street.
Mr. Finn apologized for arriving late to the meeting after the public hearing for the rezoning request was already closed.
Mr. Finn stated that the two lots requesting rezoning are connected to his lot. Mr. Finn stated that this block has historic features and rezoning would change the character of the area. Mr. Finn stated he would not like a commercial business next to his lot.
Mr. Finn stated that two things would happen to his property if this zoning were approved; his property value would go up which means more taxes or his property value would go down which means he will get less money for his lot.
Mr. Finn stated he may want to express his concerns when this request goes to the Village Board.
Chairman Pajor responded that the Planning & Zoning Commission is sensitive to what will go on the property with the rezoning. The Commission wants to make sure that it fits within the character of the area.
Commissioner Kuhn thanked Mr. Finn for expressing his concerns and stated the
Commission does take his concerns seriously. Mr. Finn thanked the Commission for all their work.
Trustee Sollinger stated that property values have increased in this area citing a property on the corner that recently listed for a profit.
No additional audience members wished to speak at the Public Forum
Chairman Pajor closed the Public Forum.
8. Chairman’s Report
No report
9. Commissioners Report
No report
10. Historic Preservation Commissioner Report
No report
11. Eco Commission Report
No report
12. Community Development Department Report
Director Zenner gave an overview of upcoming projects
Director Zenner stated that the Board Room is being rehabbed in the near future.
Chairman Pajor asked Director Zenner if Community Development sent a monthly report to the Village Board.
Discussion was held on the possibility of a report being created to help the Commissioners get a sense of the Village Boards response to the recommendations made by the Planning & Zoning Commission.
Director Zenner responded he will forward a copy of the Village Board agenda to the Commissioners after the Village Board meeting with the Village Board recommendations.
13. Oswegoland Park District Report
Grant Casleton gave an update on the golf course and the improvements on the bridge at golf hole #5.
14 Next Meeting - June 8, 2017
15. Adjournment
Motion: Commissioner Kuhn, second Commissioner Popovich to adjourn the meeting at 7:30 p.m.
Ayes: Commissioners Cirone, Holmstrom, Kuhn, Pajor, Popovich, Purkeypile
Nays: None
Absent: Commissioner Stine
Motion carried
http://www.oswegoil.org/PDF/2017.05.04planminutes.pdf
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