Village of Oswego Planning and Zoning Commission met March 8.
Here is the minutes provided by the Commission:
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, Matt Garland, Ken Holmstrom, Rick Kuhn, Charlie Pajor, Rebecca Stine, Robyn Vickers
Absent: None
There was a quorum.
Oswego community representatives in attendance were:
Present: Bethany Salmon, Planner; Pam Johnson, Recording Secretary; Judy Sollinger, Village Trustee; Grant Casleton, Oswegoland Park District
Chairman Pajor introduced Commissioner Vickers.
3. Minutes
Motion: Commissioner Holmstrom, second Commissioner Stine to accept the minutes from the February 8, 2018 Planning & Zoning Commission Meeting
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
4. Public Hearings
Chairman Pajor stated there will be no vote at this time for the Major Amendment to the PUD and Special Use for the Oswego Police Facility due to issues with the public notices for this project and the petition will be reviewed at the next Planning & Zoning Commission meeting on April 5, 2018.
Preliminary And Final Pud And Subdivision Plat, Major Change To The PUD:
The Springs
Lot 5 of Prairie Market
Applicant: Continental 424 Fund LLC
Project #995.18
Project Manager: Rod Zenner
Motion: Commissioner Kuhn, second Commissioner Holmstrom to open the Public Hearing at 7:02 p.m.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
Ms. Salmon stated the applicant is requesting approval of a Major Change to the PUD for Prairie Market and a Preliminary/Final PUD and Subdivision Plat to allow for the development of a 280 apartment unit complex consisting of 14 apartment buildings and a clubhouse on a 27.48 acre site located on Lot 5 of the Prairie Market development. Ms. Salmon stated the vacant lot is currently zoned R-4 General Residence district and is located at the northwest corner of 5th Street and Yoakum Boulevard. Ms. Salmon reviewed the approved 2005 Annexation Agreement for Prairie Market and the approved 2017 Major Amendment to the PUD to allow for the development of Vitality. Ms. Salmon stated the current petition is proposing to develop the remaining 27 acres of Lot 5 of Prairie Market. Ms. Salmon stated the petitioner had presented a concept plan in November of 2017 consisting of 16 apartment buildings with 320 units, and there had been discussion over traffic impacts, density, proposed fencing, and pedestrian access from the Churchill subdivision to Prairie Market. Ms. Salmon stated the petitioner has reduced the number of buildings from 16 to 14 and the number of apartments has been reduced from 320 units to 280 units. Ms. Salmon stated the site plan includes a clubhouse, 3 detached garages, a maintenance and car care center and 2 pet care areas. Ms. Salmon stated staff is working with the petitioner to resolve some minor changes and technical issues with the plan, and staff is waiting for landscape specifications. Ms. Salmon stated staff has included a recommendation to remove the electronic message board from the proposed site.
Chairman Pajor asked if there were any questions before the petitioner presentation. No one had any questions at this time.
Bob McCaigue was sworn in Menomonee Falls, WI
Mr. McCaigue is a representative of the petitioner Continental Properties and provided an introduction of Continental Properties as a national real estate company that has a large presence with many developments in the Chicagoland area. Mr. McCaigue stated the projected growth of Oswego provides a good background for their proposed Springs community and their project will bring high-end apartments and tenants with high disposable incomes to Oswego. Mr. McCaigue reviewed the amenities of the proposed development including a pool, clubhouse, fitness center and the layout of the units. Mr. McCaigue presented photos of the interior and exterior layout and design of the proposed development and pet-friendly amenities. Mr. McCaigue stated they had reduced the number of units from their initial plan after hearing concerns about traffic and overall density. Mr. McCaigue stated they are proposing to re-route the public trail around the site outside the gate and fence and they will work with the Oswegoland Park District to provide easement to make the path available to the public. Mr. McCaigue stated the proposed site will have a single vehicular access point with a secondary emergency vehicle access point.
Commissioner Pajor asked if the emergency access point would be used for egress if the main entrance was blocked or inaccessible. Mr. McCaigue stated the emergency access point could be used for egress if necessary. Mr. McCaigue reviewed the security aspects of the proposed site including the locked main gate and on-site staff in the clubhouse. Commissioner Stine asked what the petitioner’s plan is with the unused portion of the property. Mr. McCaigue stated they are proposing to use prairie grass on the unused portion of the property. Mr. McCaigue stated the plan is an appropriate transitional use and complies with the Comprehensive Plan. Mr. McCaigue stated traffic engineer firm KLOA has provided a traffic study for 5th Street and will answer any questions regarding the study. Commissioner Cirone stated his concern is 5th Street traffic attempting to turn left on to Wolf’s Crossing Road. Commissioner Cirone asked to clarify the measurements of projection for different scenarios.
Javier Millan was sworn in Rosemont, IL
Mr. Millan is a representative of the consulting firm KLOA Inc. Mr. Millan stated the area around Oswego is expected to experience growth and discussed the need for road improvements with or without the development of the Springs apartments. Mr. Millan and Commissioner Cirone discussed the traffic study calculations for 5th Street and Wolf’s Crossing Road. Commissioner Cirone stated that improvements for the 5th Street and Wolf’s Crossing Road intersection are needed regardless of the proposed Springs project. Ms. Salmon stated a review of the Transportation Plan with the Public Works department would be necessary to verify the specific improvements planned for the intersection of 5th Street and Wolf’s Crossing Road. Chairman Pajor discussed the needed improvements of Wolf’s Crossing Road and stated that some of the impact fees that Continental Properties will be paying to the Village may go toward the road improvements.
Commissioner Kuhn asked to review the onsite retention for the proposed project. Mr. McCaigue stated the entire development shares retention with the surrounding commercial and residential developments.
Brian Rieger was sworn in Woodridge, IL
Mr. Rieger is a representative of the consulting firm V3. Mr. Rieger discussed the retention system planned for the Springs project and stated the plan is within the guidelines of the current ordinance.
Commissioner Kuhn asked if there would be any additional means of egress from the proposed development other than the one vehicular gate and the one emergency vehicle gate. Mr. McCaigue stated there is one means of egress through the vehicular gate, one means of egress through the emergency vehicle gate, and stated they are proposing two additional pedestrian gates on the property that may be used for egress. Commissioner Kuhn asked if other Continental properties are gated. Mr. McCaigue stated the majority of their other communities are gated. Mr. McCaigue stated they would use two types of fencing for the property; one type of fencing is an aluminum decorative style that would be located on the portion of the site visible from the public right-of-way, and the remainder fencing would be black, vinyl-coated, chain-link fencing. Mr. McCaigue and the Commissioners discussed the specifics of the fence styles and the proposed locations. Mr. McCaigue stated the chain-link style fence is the best option for the specified portions of the development due to the disproportionate size and shape of the property.
Commissioner Vickers asked how much the monthly rent will be for the units. Mr. McCaigue stated the rent varies from approximately $1,100 to $2,000 per month. Commissioner Kuhn asked if there are any other gated communities within the Village limits. Ms. Salmon stated there are no other gated communities in the Village of Oswego. Ms. Salmon stated the street system within the development will be private.
Commissioner Kuhn asked if the unpaved pedestrian path through the existing property is currently used. Mr. Casleton stated he is unsure of the frequency and stated the Oswegoland Park District’s Master Plan has a path connection from the Churchill subdivision to Prairie Market. Ms. Salmon stated the path connection will be made by the petitioner. Mr. McCaigue stated maintenance of the path will be the responsibility of Continental Properties. Mr. Casleton stated he is working with the Community Development Department to determine if the easement should be a Park District easement or a Village of Oswego easement.
Commissioner Cirone asked if the road maintenance including snow removal would be the responsibility of the petitioner. Mr. McCaigue stated Continental Properties would be responsible for maintaining the private roads and for snow removal. Mr. McCaigue stated they are working with staff to ensure the site plan is pedestrian-friendly with plenty of walking paths. Chairman Pajor asked if school buses would drive into the complex to service students. Mr. McCaigue stated normally the bus will use the clubhouse location on their properties to pick up and drop off students. Chairman Pajor asked how emergency vehicles get through the designated gate. Mr. McCaigue stated typically the gate has a sensor that will allow the Police Department and Fire Protection District to automatically open the gate at both entrance sites. Ms. Salmon stated the Village’s Police Department and the Fire Protection District have been involved with reviewing the plans for the project and staff is working with them as well.
Commissioner Kuhn asked which direction the front of the buildings will be facing. Mr. McCaigue stated each building has front entrance doors on all four sides. The Commissioners discussed the views from the buildings and the proposed landscape features. Chairman Pajor asked how many garbage dumpsters and mail kiosks are on- site for the residents. Mr. McCaigue stated they have a mail kiosk on the inside of the fence near the entrance for all residents, each residence site has two garbage bins to use and there will be one trash compactor for the entire site. Mr. McCaigue reviewed the number of parking spaces for the proposed site with Chairman Pajor. Mr. McCaigue stated the 17 parking spots at the clubhouse location are not counted in the overall number of parking spots available in the development. Commissioner Stine asked how the property managers determine which residence will have an attached garage to use. Mr. McCaigue stated the residents are issued the attached garages as they are available, and remaining residents will use the 12-bay and 6-bay garages. Chairman Pajor asked about the differences in the building designs to prevent monotony. Mr. McCaigue stated they use different setbacks and varying color palettes to differentiate between the buildings.
Audience Comments:
Frederick Marcus was sworn in Oswego, IL
Mr. Marcus asked what type of background checks are completed on the potential tenants, when will the project be completed, when is the project expected to be at capacity, how many additional cars per day will the development generate, what are the hours of the on-site staff, and what are the dog park hours.
Mr. McCaigue stated Continental Properties performs criminal history background checks, rental history, and income verification on the potential tenants. Mr. McCaigue stated they anticipate construction of the clubhouse and one building to be completed by April 2019. Mr. McCaigue stated typically an 18-month phased construction schedule will be in place for completion of the project, with final completion by winter of 2020. Mr. McCaigue stated on-site staff hours will be present from 8:00 a.m. to 6:00 p.m. Monday through Saturday and from 12:00 p.m. to 6:00 p.m. on Sundays, and the dog park is for residents only and will be open during daytime hours.
Mr. Millan stated they anticipate approximately 1,800 daily trips will be generated by the 280 apartment units. Mr. Millan stated that even with the addition of the Springs project, the traffic is still below capacity for 5th Street. Chairman Pajor, Commissioner Cirone and Mr. Millan discussed the traffic capacity numbers for 5th Street and the traffic study analysis.
No additional audience members wished to speak at the public hearing.
Motion: Commissioner Stine, second Commissioner Cirone to close the Public Hearing at 7:59 p.m.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
Commissioner Comments:
Commissioner Kuhn asked if Continental Properties has sold any properties in the Chicago market. Mr. McCaigue stated yes they have sold their Plainfield property. Chairman Pajor asked if the traffic study includes the assisted living project in the analysis. Mr. Millan stated an assisted living project would have minimal impact on traffic generation.
Recommendation:
Motion: Chairman Cirone, second Commissioner Garland to accept the findings of fact for the approval of a Preliminary/Final PUD and Subdivision Plat and a Major Change to the PUD for Prairie Market to allow for the development of a 280 apartment unit complex consisting of 14 apartment buildings and a clubhouse, located on 27.48 acre site on Lot 5 of the Prairie Market, subject to the following conditions:
1. The petitioner shall work with staff and submit a revised site plan, landscape plan, and engineering plans addressing minor technical issues identified by staff prior to consideration by the Village Board.
2. All mechanical equipment shall be screened from public view by the use of walls, fencing, or landscaping that is complementary to the building design.
3. The electronic message board sign area for the monument sign shall be removed.
4. Public easement for a walkway around the west side of the property shall be provided.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
In addition to staff recommendation, Chairman Pajor added an additional condition that a public easement for a walkway around the west side of the property be provided and stated he would like staff to include more information in the report regarding the Wolf’s Crossing Road project before this recommendation goes to Village Board.
Zoning Ordinance Text Amendment:
Section 10.04 Home Occupations and Section 11.0 Signs
Project #996.18
Project Manager: Bethany Salmon
Motion: Commissioner Vickers, second Commissioner Kuhn to open the Public Hearing at 8:08 p.m.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
Ms. Salmon stated staff is presenting a proposal to consider a text amendment to allow for signage for home occupations and to allow for limited storage of merchandise and inventory related to sales. Ms. Salmon stated Section 10.04 of the Zoning Ordinance currently prohibits all signage for home occupations and staff has received requests to allow for signage for home occupations. Ms. Salmon stated staff has reviewed zoning regulations of several surrounding communities that allow signage and information is provided in the packet showing the regulations based on the size, type, location and illumination of signs. Ms. Salmon stated the packet also contains comparison of Oswego’s current existing sign regulations for different types of land uses in residential and transition zoning districts. Ms. Salmon reviewed the standard dimensions and setback requirements for the allowed signs. Ms. Salmon stated the proposed text amendment would allow a home occupation to have one non-illuminated wall sign or one non-illuminated ground sign not to exceed four square feet in area. Ms. Salmon stated language has been added to meet additional signage regulations in Section 11 such as permitted locations, setback requirements and permit requirements. Ms. Salmon stated Section 11.04 which regulates signage would also be amended to allow home occupation signage to be classified as permit-exempt signs.
Ms. Salmon stated the second amendment related to home occupations is for merchandise storage and inventory. Ms. Salmon stated currently the Zoning Ordinance does not allow for any storage of any merchandise or inventory for home occupations and prohibits wholesale and retail sales on-site. Ms. Salmon stated the storage limitations conflict with the previously approved Home Kitchen operations ordinance that states “food must be stored in the residence where it is produced”. Ms. Salmon reviewed some of the home occupation businesses that would benefit from having limited inventory available at their residence, but is not allowed with the current ordinance. Ms. Salmon stated the amendment would allow for limited on-site storage and flexibility for home businesses and would not alter the character of the residential neighborhood.
No audience members wished to speak at the public hearing.
Motion: Commissioner Garland, second Commissioner Cirone to close the Public Hearing at 8:13 p.m.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
Commissioner Comments:
Commissioner Cirone asked to clarify the proposed allowable size of the signage for home occupation businesses. Ms. Salmon stated the maximum size is four square feet in area and the maximum of four feet in height specifically relates to ground signs. The Commissioners discussed various signage dimensions and styles and discussed what language should be used in the ordinance to ensure the home occupation signage is not larger than what is recommended by staff. Chairman Pajor discussed if the signage for home occupations should be a wall-mounted type sign on the building structure of the business. Commissioner Stine asked if the area holding the signage is included in the allowed dimensions of the sign. Ms. Salmon stated the text would clarify the allowances for the signs, and stated that generally the sign base is included in the allowed dimensions. Ms. Salmon stated some requests received from home occupation businesses are for properties that will not have the ability to have a sign posted on the structure and are requesting to be visible from the street. Ms. Salmon reviewed the regulations of a nearby community that allows ground signage. Commissioner Kuhn stated the Village does not currently allow for a signed vehicle to be parked at a residence. The Commissioners discussed the regulations for vehicle signs and home occupation signs, and home owner association bylaws regarding signage. Commissioner Vickers asked if the ground sign would be mounted parallel to the street, or is the sign allowed to be mounted perpendicular to the street, making it a two-way sign. Ms. Salmon stated the language in the proposed amendment allows for one sign and reviewed the setback requirements. Commissioner Cirone inquired about the requests received by the Village from home based businesses to allow signage. The Commissioners discussed the benefits of promoting home occupation businesses by allowing signage.
Commissioner Garland stated he would prefer signage for home occupation businesses go through the Special Use Permit process. Ms. Salmon stated most communities prohibit signage for home occupation businesses. Commissioner Stine asked if home owner associations prohibit signage. The Commissioners discussed various home owner associations in the Village and their known bylaws. Commissioner Stine asked how many requests have been made to allow for signage. Ms. Salmon stated there have been a few requests made to allow for home occupation signage. The Commissioners discussed the process of a Special Use Permit application and associated costs. Ms. Salmon stated all signage is currently prohibited and a variance could be applied for, and generally there would need to be a hardship for the request. Chairman Pajor asked about setback regulations for signage. Ms. Salmon reviewed the setback regulations. Chairman Pajor asked about specific context information to be required on signs and how to eliminate the usage of both sides of a sign. Ms. Salmon stated due to freedom of speech, signage content is not regulated and language can be added to limit signage to only one side. Ms. Salmon stated this first review of the proposed text amendment may be for discussion purposes only and the proposal can be brought back to the next Planning and Zoning Commission meeting. There was a discussion regarding the allowance of a variance request for the current ordinance.
Motion: Chairman Stine, second Commissioner Cirone to accept the findings of fact for the approval of Zoning Ordinance text amendments to Section 10.04 and Section 11, excluding Section 3b Ground Sign of the 10.04 Home Occupations ordinance.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
5. Old Business
None.
6. New Business
None.
7. Public Forum
No audience members wished to speak at the Public Forum.
8. Chairman’s Report
Chairman Pajor welcomed new commissioner Robyn Vickers.
9. Commissioners Report
Commissioner Vickers introduced herself to the Planning and Zoning Commission.
10. Historic Preservation Commissioner Report
No report.
11. Eco Commission Report
No report.
12. Community Development Department Report
No report.
13. Oswegoland Park District Report
Mr. Casleton stated in December of 2017 the Oswegoland Park District obtained the deed for the 6-acre property known as Munsinger Woods, and thanked the Planning and Zoning Commission for their support.
14 Next Meeting - April 5, 2018
15. Adjournment
Motion: Commissioner Kuhn, second Commissioner Garland to adjourn the Planning and Zoning Commission meeting at 8:42 p.m.
Ayes: Commissioners Cirone, Garland, Holmstrom, Kuhn, Pajor, Stine, Vickers
Nays: None
Absent: None
Motion carried
Chairman Pajor adjourned the Planning & Zoning Commission Meeting at 8:42 p.m.
http://www.oswegoil.org/pdf/2018.03.08-pz-minutes.pdf
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