Kendall County Times

Village of Oswego Planning & Zoning Commission met Dec. 5.

Here are the minutes provided by the commission:

1. CALL TO ORDER

Chairman Pajor called the Oswego Planning & Zoning Commission Meeting to order at 7:02 p.m.

2. ROLL CALL

Present: Kim Bradshaw, Thomas Collins, Rick Kuhn, Charlie Pajor, Joel Pyle, Justin Sather

Absent: Lisa Hillman, Andrew McCallum, Brian Thomas

There was a quorum.

Oswego community representatives in attendance were:

Present: Rod Zenner, Director; Rachel Riemenschneider, Assistant Director; Jeff Lind, Planner; Mary Ellen Bliss, Recording Secretary

3. MINUTES

Motion: Commissioner Collins, second Commissioner Bradshaw to accept the minutes of the November 7, 2024 Planning & Zoning Commission Meeting.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

4. PUBLIC HEARINGS

Special Use Permit

155 Chicago Road

Applicant: Crosswinds Realty, LLC

Project #1234.24

Project Manager: Rachel Riemenschneider

Motion: Commissioner Collins, second Commissioner Bradshaw to open the Public Hearing at 7:02 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Assistant Director Riemenschneider stated the petitioner is requesting approval of a Special Use Permit for 155 Chicago Road. Assistant Director Riemenschneider stated this building was previously used as an office on the first floor and a residence on the second floor, and the owner would now like to use both the first and second floors as residences. Assistant Director Riemenschneider stated in the D-1 District, residences are permitted by right on the second floor; to have a residence on the first floor requires a Special Use.

Assistant Director Riemenschneider stated the Comprehensive Plan designates the subject area as “Transition Area” of the Downtown District, with permitted uses including both residential and small office/retail. Assistant Director Riemenschneider stated this request is consistent with the Comprehensive Plan and is also consistent with the uses of the neighboring buildings.

No audience members wished to speak at the public hearing.

Motion: Commissioner Collins, second Commissioner Pyle to close the Public Hearing at 7:03 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Assistant Director Riemenschneider confirmed that if the first floor is not used as a residence for longer than six months, the Special Use Permit expires.

Recommendation:

Motion: Commissioner Collins, second Commissioner Bradshaw to accept the Findings of Fact and recommend approval of the Special Use for a two-unit dwelling at 155 Chicago Road.

Ayes: Commissioners Bradshaw, Collins, Pajor, Pyle, Sather

Nays: None

Abstain: Commissioner Kuhn

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Text Amendment

Unified Development Ordinance Revisions

Applicant: Village of Oswego

Project #1237.24

Project Manager: Rod Zenner

Motion: Commissioner Bradshaw, second Commissioner Collins to open the Public Hearing at 7:05 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Director Zenner stated the Village Board approved the Unified Development Ordinance (UDO) at its April 16, 2024, meeting, and the UDO took effect on May 1, 2024. Director Zenner stated on October 10, 2024, the Planning and Zoning Commission approved proposed changes to the UDO.

Director Zenner reviewed the following proposed changes which are in addition to those presented in October:

• Section 9: Uses – to allow for a crematory as a permitted use in the M-1 General Manufacturing District.

• Section 10: Off-Street Parking and Loading – to amend the maximum number of parking spaces at auto repair facilities.

No audience members wished to speak at the public hearing.

Motion: Commissioner Kuhn, second Commissioner Pyle to close the Public Hearing at 7:07 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Director Zenner clarified that this amendment would allow a crematorium to be a permitted use in the Manufacturing District; both a crematorium and a funeral home would remain a permitted use in the B-1 Regional Business District.

Recommendation:

Motion: Commissioner Collins, second Commissioner Bradshaw to recommend approval of the proposed amendments to Section 9: Uses to allow for crematories as a permitted use in the M-1 District and Section 10: Off-Street Parking and Loading to amend the maximum parking requirements for Motor Vehicle Service Uses.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Preliminary Planned Unit Development (PUD) & Plat and Rezoning Skylark Senior Apartments

Applicant: Skylark Senior Apartments Limited Partnership

Project #1236.24

Project Manager: Rachel Riemenschneider

Motion: Commissioner Kuhn, second Commissioner Bradshaw to open the Public Hearing at 7:10 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

Assistant Director Riemenschneider stated the petitioner is requesting approval a Preliminary PUD and Plat, and Rezoning from B-1 Regional Business District to R-5 Multiple Unit Dwelling District, for the development of Skylark Senior Apartments, a 40-unit, age-restricted senior apartment building located at Ogden Falls Commercial Subdivision Lot 4. Assistant Director Riemenschneider stated currently, Lot 4 is one 8-acre parcel; the petitioner proposes creating two lots, the southern lot would be approximately 5.6 acres and would be rezoned to R-5 and the northern lot created by this subdivision would remain B-1 for a future commercial user.

Assistant Director Riemenschneider stated in addition to the senior apartment building, the site plan provides amenities including a community garden and a dog park. Assistant Director Riemenschneider stated the proposed parking meets the requirements of the zoning code, and the plan includes one full access point and one emergency vehicle access point on Ogden Falls Boulevard. Assistant Director Riemenschneider stated staff has asked the petitioner to provide some additional pedestrian connectivity, including a sidewalk along Ogden Falls Boulevard.

Assistant Director Riemenschneider stated the petitioner has also provided a preliminary landscape plan; staff will continue working with the petitioner to modify the landscape plan as described in the staff report.

Assistant Director Riemenschneider stated while the proposed plan does not strictly conform to the comprehensive plan's future land use plan, staff feels that this use is an appropriate transition from the existing neighborhood to the commercial uses.

Assistant Director Riemenschneider stated staff received one written public comment in opposition of this project, which was provided to the Commissioners prior to the meeting.

Hume An was sworn in

Glenview, IL

Mr. An provided an overview of the project on behalf of the petitioner, Lincoln Avenue Capital. Mr. An stated the building would have 30 one-bedroom units and 10 two-bedroom units. Mr. An reviewed predicted traffic impact, a conceptual rendering of the building, and proposed amenities. Mr. An stated the project would meet the demand for quality senior housing, provide 50 construction jobs and two permanent jobs, and provide use of the building’s community room for neighborhood/community functions such as a polling station during elections. Mr. An stated to guarantee affordability for senior residents, the project plans to utilize a tax credit program from Illinois Housing Development Authority.

Ron Belec was sworn in

Oswego, IL

Mr. Belec stated he believes homeowners take better care of their property than renters. Mr. Belec asked if a resident’s grandchild could live in the apartment on a long-term basis. Mr. Belec stated his concerns that a three-story building will block views, and that this project will not provide revenue for the community, and he would prefer a business use.

Robert Deniz was sworn in

Oswego IL

Mr. Deniz stated his concerns on the height of the building and blocked views, increased traffic, and garbage. Mr. Deniz stated the property is not big enough for this use.

Cathy Coughlin was sworn in Oswego, IL

Ms. Coughlin stated she does not want a sidewalk connecting to Wingate Court and she does not want her view to be the back of a building.

Kathleen Sergent was sworn in

Oswego, IL

Ms. Sergent asked how much the rent will be and if it is low income. Ms. Sergent stated her concern that the corner of Route 30 and Route 34 off Ogden Falls is already too congested, and that there is plenty of senior living facilities and apartments in Oswego.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner Collins, second Commissioner Bradshaw to close the Public Hearing at 7:40 p.m.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

The Commission discussed the proposed use stating that it is currently zoned commercial, which would have greater impact to the neighbors in size of structure, setback, and traffic than the proposed senior housing project.

The Commission discussed the architecture of the building and asked the petitioner to work with staff to explore designs that are more modern, similar to projects that the petitioner has completed in other communities. Commissioner Kuhn requested that the petitioner use quality materials to construct the building. Mr. An stated they are willing to work with the Village on building and landscape design.

Mr. An stated there are two age restriction scenarios: 1) all residents must be age 55 and over; 2) the head of the household must be age 55 and over. Mr. An stated they are open to either scenario.

The Commission discussed sidewalk connectivity, access points, and fire truck access. The Commission and staff discussed the remaining 2.5-acre lot and possible uses.

Recommendation:

Motion: Commissioner Bradshaw, second Commissioner Collins to recommend approval the Preliminary PUD & Plat and the Rezoning from B-1 Regional Business

District to R-5 Multiple Unit Dwelling District to allow for the development of a 40-unit senior apartment building, age-restricted with all residents being age 55 and over, subject to preliminary engineering approval.

Ayes: Commissioners Bradshaw, Collins, Kuhn, Pajor, Pyle, Sather

Nays: None

Absent: Commissioners Hillman, McCallum, Thomas

Motion carried

5. NEW BUSINESS

Housing Action Plan Final Report Presentation

Director Zenner stated the Village applied for and was awarded a technical assistance grant by the Metropolitan Mayors Caucus to conduct a housing study for the Village. Director Zenner stated work on the project began in May of 2024 with fact finding and analysis of the Village’s current housing conditions. Director Zenner stated the consultants established a website to survey residents about their general thoughts regarding housing within the Village and their specific housing needs for today and anticipated needs in the future.

Director Zenner stated the consultants had conversations with key individuals to gain additional knowledge of the housing conditions in the Village and the region. Director Zenner stated a stakeholder group was established to review the study’s initial findings, and in June and August, a focus group met to discuss the latest findings of the study. Director Zenner stated the Housing Action Plan report provides an overview of the study’s analysis and recommendations, and an analysis of the Village’s housing stock and how it relates to the housing demand.

Ben Schnelle and Nancy Firfer, representatives of the Metropolitan Mayors Caucus, were present. Mr. Schnelle reviewed the report and findings, and presented.

Ms. Firfer stated the goal of the study is to look at housing from a different perspective, determining the wants and needs of residents. Ms. Firfer stated the study looked at the community as a whole and they offered suggestions to keep the Village strong and vibrant.

Chairman Pajor requested additional data on the percentage of seniors who own their homes outright versus having a mortgage; current rental vacancy rate reflecting rental properties that have been built within last two years; and current need for Missing Middle Housing. Chairman Pajor suggested that staff provide printed copies of the housing study for Commissioners for future reference. The Commission suggested the report be disseminated to the public through newsletters, social media, and the Village website.

6. OLD BUSINESS

None.

7. PUBLIC FORUM

None.

8. CHAIRMAN’S REPORT

None.

9. COMMISSIONERS REPORT

None.

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