Village of Mahomet8D137460-5EE3-4B54-9DF0... · southeast corner of oak street and churchill road,...

PLAN AND ZONING COMMISSION TUESDAY, MARCH 7, 2017

7:00 P.M. AT THE VILLAGE OF MAHOMET ADMINISTRATIVE OFFICE

AGENDA

1. CALL TO ORDER

2. ROLL CALL

3. PUBLIC COMMENT: The Commission welcomes your input. You may address the Commission bycompleting the information requested on the sign in/oath sheet before the meeting. You may addressthe Commission at this time on items that are not on the agenda. Please state your name and addressand for the record. Please limit your comments to five minutes or less.

4. REVIEW/APPROVE MINUTES: FEBRUARY 7, 2017

5. PUBLIC HEARING

a) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 406 E. OAK STREET,VILLAGE OF MAHOMET, IL FROM C-1 NEIGHBORHOOD COMMERCIAL DISTRICT TO R-2RESIDENTIAL TWO-FAMILY DISTRICT.

b) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 206 S. LINCOLNSTREET, VILLAGE OF MAHOMET, IL FROM R-2 RESIDENTIAL TWO-FAMILY DISTRICT TO R-3RESIDENTIAL MULTI-FAMILY DISTRICT.

c) A RESOLUTION CONCERNING A CONDITIONAL USE PERMIT FOR THE ESTABLISHMENT OF ATHREE (3) BUILDING SHOPPING CENTER COMPLEX ON UNDEVELOPED LAND LOCATED AT THESOUTHEAST CORNER OF OAK STREET AND CHURCHILL ROAD, VILLAGE OF MAHOMET, IL.

6. ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON)

a) A RESOLUTION CONCERNING APPROVAL AND PUBLICATION OF THE 2017 OFFICIAL ZONINGMAP

Village of Mahomet 503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259

phone (217) 586-4456 fax (217) 586-5696 www.mahomet.govoffice.com

AGENDA PLAN AND ZONING COMMISSION

MARCH 7, 2017 PAGE 2

NEXT MEETING APRIL 4, 2017

b) A RESOLUTION CONCERNING A CONDITIONAL USE PERMIT FOR THE MAHOMET AREA YOUTHCLUB TO OPERATE AT 700 W. MAIN ST, THE FORMER NEW FELLOWSHIP CHURCH, VILLAGE OFMAHOMET, IL.

c) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 406 E. OAK STREET,VILLAGE OF MAHOMET, IL FROM C-1 NEIGHBORHOOD COMMERCIAL DISTRICT TO R-2RESIDENTIAL TWO-FAMILY DISTRICT.

d) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 206 S. LINCOLNSTREET, VILLAGE OF MAHOMET, IL FROM R-2 RESIDENTIAL TWO-FAMILY DISTRICT TO R-3RESIDENTIAL MULTI-FAMILY DISTRICT.

e) A RESOLUTION CONCERNING A CONDITIONAL USE PERMIT FOR THE ESTABLISHMENT OF ATHREE (3) BUILDING SHOPPING CENTER COMPLEX ON UNDEVELOPED LAND LOCATED AT THESOUTHEAST CORNER OF OAK STREET AND CHURCHILL ROAD, VILLAGE OF MAHOMET, IL.

7. PRELIMINARY DISCUSSION

8. COMMISSIONER COMMENTS

9. ADJOURN

PLAN AND ZONING COMMISSION

MEETING MINUTES

February 7, 2017

The Plan and Zoning Commission met, Tuesday, February 7, 2017 at 7:00 p.m.

Mr. Roloff called the meeting to order.

MEMBERS PRESENT: Steve Briney, Bob Buchanan, Jay Roloff, Robert DeAtley, Mike Buzicky and Earl Seamands.

OTHERS PRESENT: Village Administrator Patrick Brown, Community Development Director Kelly Pfeifer, Village

Planner Abby Heckman, Village Attorney Jim Evans, Gloria Wisehart, Mike Metzler, Sean

Widener, Amelia Benner and other interested parties.

PUBLIC COMMENT: There was no public comment.

APPROVAL OF MINUTES:

DeAtley moved and Buchanan seconded to approve the minutes for the December 6, 2016 meeting. ROLL CALL, Briney,

YES; Buchanan, YES; DeAtley, YES; Buzicky, YES; Roloff, YES; Seamands, ABSTAIN. Motion Passed.

PRELIMINARY DISCUSSION: SHOPPING CENTER CONDITIONAL USE AND DEVELOPMENT STRATEGY FOR A 2.5± PARCEL

AT THE SOUTHEAST CORNER OF THE INTERSECTION OF OAK STREET AND CHURCHILL ROAD, VILLAGE OF MAHOMET.

Kelly Pfeifer presented background information about the proposed development.

Chris Hartman gave a description of the building planned for this site. Three buildings are planned for the site and there

is potential for three drive-through lanes. He stated they were going for a high end shopping center.

Mr. Buzicky asked about the drive thru locations and the traffic flow planned.

Chris Hartman stated there are plans for outdoor seating and plenty of parking.

Mr. Seamands stated he liked that the building faced Route 150 and the concept.

Mr. Buchanan questioned whether only one entrance to the area could be a problem.

Kelly Pfeifer explained expected access to the site and that no access would be provided from Oak Street or Churchill

Road. She also stated the project was expected to proceed quickly and they didn’t plan to build all 3 buildings at once.

Cornbelt Fire Department will review the plans also for any concerns they may have including access.

Mr. Roloff asked about signage and lighting for the property.

Chris Hartman stated the plan was to have one freestanding sign on Route 150. There are no specific tenants at this

time, but food service type tenants are interested.

PZC Meeting Minutes February 7, 2017

Page 2

Mr. Briney asked about increased traffic when Sangamon school is relocated to that area.

Patrick Brown said left turning signals have been added to Route 150.

Kelly Pfeifer stated that Patton Drive is planned to extend eastward in the future.

PRELIMINARY DISCUSSION: FOR A ZONING CONCEPT PLAN FOR AN UNDEVELOPED 26± ACRE PARCEL AT 501 S. PRAIRIEVIEW ROAD OUTSIDE THE CORPORATE LIMITS OF THE VILLAGE OF MAHOMET, CHAMPAIGN COUNTY, ILLINOIS. Kelly Pfeifer introduced the proposed project and stated the request would be for zoning upon annexation. Brad Barker and Ryan Walmer, developers, gave an overview of their mixed use plans. The project would consist of commercial along Prairieview Road, then from the south would be high end apartment community, going north to R-2 and then RU. Conservation area with the existing lake along the west side of the property for buffering. Traffic control, streets, and access points in this area were presented and they asked for feedback on the development concept. Kelly Pfeifer discussed access to Praireview Road for this site and sites on the east side of Praireview Road. Mr. Buchanan asked about road access control and who would maintain Prairieview Road and the transportation plan for this area. Kelly Pfeifer discussed the right-of-way on the south side of the site and the transportation plan for the surrounding areas. Patrick Brown stated Prairieview Road is in Champaign County jurisdiction at this time and anticipated it would stay that way for a while. PUBLIC HEARING: RESOLUTION CONCERNING A CONDITIONAL USE PERMIT FOR THE MAHOMET AREA YOUTH CLUB TO OPERATE AT 700 W. MAIN ST, THE FORMER NEW FELLOWSHIP CHURCH, VILLAGE OF MAHOMET, IL. Kelly Pfeifer stated staff wanted to give the petitioner more time to work out details for the site and therefore staff is not making a recommendation at this time. Matt DiFanis, MAYC representative and broker, introduced the proposed use for the site and spoke about the $90,000 in updates and improvements to the building and outside area that would be needed for this project. He stated MAYC held an informational meeting for the neighbors and only 2 people attended. The neighbors had was some concern about how the proposed use would fit into the area with limited access from Main Street. He explained a typical day on the site during the school year and in the summer. A site plan was presented. He stated MAYC had also met with Mahomet School district officials about the bus drop offs for the ATLAS program participants and stated that summer programs would meet from approximately 8:00 am – 6:00 pm. He stated that there are drainage issues that need to be fixed before they could operate from this location. Kelly Pfeifer read a letter submitted by residents living at 703 W. Main Street. The letter stated concerns about traffic, safety and the outside look of the facility. Matt DiFanis presented specifics of the outside look of the building and discussed traffic issues.


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Patrick Brown stated he spoke with the property owner of 703 Oda Drive on the phone earlier in the day and his only concern was the standing water issue created by the unmaintained sump pump line coming from the church building. Matt DiFanis discussed drainage around the site and drainage from the church building. He stated MAYC would make improvements to the drainage from the site. He discussed bus drop-off options and stated MAYC is still working with the school district to work out how drop-offs would work for the site. Curtis Ware, resident at 704 W. Main Street, thanked Village staff for talking to him and explaining some of the issues. He stated he was comfortable with the plan for MAYC. He stated he had concerns about the driveway access for the home at 702 W. Main Street off of the unnamed stub street. He stated he was concerned about people walking behind the church and through his property, and said that MAYC addressed that concern. Kelly Pfeifer clarified the circumstances of the unnamed stub street right-of-way and stated that the petitioner is still looking at options for what would happen with the right-of-way in the future. Mr. Roloff asked if there was anyone else to speak to this proposal and no one came forward. Briney moved and Seamands seconded to close the Public Hearing, ROLL CALL, Briney, YES; Buchanan, YES; DeAtley, NO; Buzicky, YES; Roloff, YES; Seamands, YES. Motion Passed. Kelly Pfeifer stated that MAYC and village staff request for the resolution concerning the conditional use permit for this site be continued to the March 2017 PZC agenda to allow the applicant additional time to work out any outstanding issues. PUBLIC HEARING: RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR UNDEVELOPED LAND AT THE NORTHWEST QUADRANT OF THE INTERSECTION OF OAK STREET AND COMMERCIAL DRIVE, VILLAGE OF MAHOMET, IL TO RU RURAL RESIDENTIAL, R2 TWO FAMILY RESIDENTIAL, R3 MULTI- FAMILY RESIDENTIAL AND C-1 NEIGHBORHOOD COMMERCIAL. Kelly Pfeifer presented procedure process for the rezoning and preliminary plat. She stated that the public hearing would only address the rezoning request. Rob Frerichs, developer and builder, gave a brief description of the rezoning request and what type of housing he planned for the residential areas. He stated that he will be developing the site and building the homes. Trent Nuxoll, Hunters Ridge Homeowners Association representative, expressed homeowners concern about the Oliger Drive street extension and asked that a traffic light be considered at Heather Drive to address increased traffic. He stated the HOA would like to have input in architectural review for Hunter’s Ridge. Patrick Brown and Kelly Pfeifer discussed traffic in the area and existing and potential traffic lights in the area. Joe Siedenburg, Sandy Ridge Homeowners president, stated that homeowners were concerned about the negative effect the rezoning would have on home values in Sandy Ridge. He stated they bought their homes because they like the attractive nature and layout of the neighborhood. He stated he was there in opposition of the proposed R-2 and R-3 zoning and concerns of the impact on neighboring properties. The potential for traffic clusters at certain times of the day were also a concern. Rob Frerichs stated he intended to develop to R-3 zoning as a senior housing development.


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Nick Morphew, resident at 902 Heather Drive, had concerns about the view of this development from his house and what type of commercial building would be built. He stated he is new to the neighborhood and was concerned how this would change the character of the Sandy Ridge neighborhood. Kristina Rath, resident at 1705 Oliger Drive, had concerns about the adverse impact due to increased traffic through Hunter’s Ridge and safety in relation to school bus stops and children biking. Brad Ware, resident at 1501 Oliger Drive, had concern for the apartment complex and the zero lot line homes being built next door to his property. Kaelob Capel, resident at 708 Amy Drive, had questions about spot zoning and the multi-family buildings being proposed. He questioned the maintenance of the property and whether the Village would have property maintenance inspectors and if there would be building codes for the developer to follow. He stated that the Village should have a building code adopted to protect the citizens. Kelly Pfeifer discussed the concept of spot zoning. She stated the Village follows the State Building Code requirements. Judy Pingel, resident at 808 Heather Drive, had concerns about the detention pond that would be behind her house attracting geese and mosquitos. She stated the commercial building would obstruct her view and detract from her property value. She stated concerns about traffic. Heather Williams, HOA treasurer and resident at 1604 Timber Wolf Lane, expressed displeasure with the poor construction of the triplex buildings across the street from her home and hoped that the new construction would be of higher grade. She also stated that she hoped there would be more R1 development in the area as well. She stated she was happier about the commercial property facing US 150. She asked if there was a buffer planned for the homes in Hunter’s Ridge and expressed concerns about traffic. Jeremiah Cox, resident at 1606 Timber Wolf Lane, expressed displeasure at the unsightly mess he looks at across the street caused by the construction of the triplex buildings and hoped that the new commercial area would not create more safety concerns for his family. Kelly Pfeifer stated the developer is new from who developed the existing Hunter’s Ridge. She stated the new developer is also planning to build all of the homes. Suzanne Stachura, resident at 1707 B Timber Wolf Lane, asked questions to clarify what uses would be allowed in the C-1. She stated concerns about the height of the commercial buildings, allowed uses in the proposed districts, parking issues, and increased traffic. Kelly Pfeifer explained allowed uses, special use permits, and the role of the PZC in relation to the BOT. She explained policies for curb cuts and driveways. James Schulze, resident at 801 Heather Drive, questioned about the timeline of the letters that were sent out to residents in Sandy Ridge. Kelly Pfeifer explained public notice requirements. Rob Frerichs stated he has 64 single family homes to market and has a vested interest in what happens on the entire site.


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Briney moved and Buchanan seconded to close the Public Hearing, ROLL CALL, Briney, YES; Buchanan, YES; DeAtley, YES; Buzicky, YES, Roloff, YES, and Seamands, YES. Motion Passed. RESOLUTION CONCERNING AMENDING ZONING CLASSIFIICATIONS FOR LAND AT THE NORTHWEST QUADRANT OF THE INTERSECTION OF OAK STREET AND COMMERCIAL DRIVE, VILLAGE OF MAHOMET, IL TO RU RURAL RESIDENTIAL, R2 TWO FAMILY RESIDENTIAL, R3 MULTI-FAMILY RESIDENTIAL AND C-1 NEIGHBORHOOD COMMERCIAL. RESOLUTION CONCERNING A PRELIMINARY PLAT FOR 29.6± ACRES OF FUTURE PHASES OF HUNTER’S RIDGE SUBDIVISION GENERALLY LOCATED NORTH OF OAK STREET BETWEEN SANDY RIDGE AND EXISTING HUNTER’S RIDGE SUBDIVISIONS. Kelly Pfeifer discussed the Village Staff analysis and recommendation for the requested rezoning and preliminary plat. Mr. DeAtley asked about the possibility of the R-3 zoning request being put through as a PUD to help control what type of development goes up. He asked the developer if he would be willing to change the two (2) proposed R-2 lots, that are directly adjacent to the existing R-1 lot on Oliger in Sandy Ridge subdivision, to one (1) R-1 lot. Rob Frerichs stated he was willing to amend his zoning request. Mr. Roloff asked for a straw poll to be taken concerning the rezoning request. Straw pole for C-1 zoning: general consensus was YES. Straw pole for R-2 zoning: general consensus was YES with the creation of one (1) R-1 lot adjacent to Sandy Ridge along Oliger Drive. Straw pole for R-3 zoning: general consensus was TIED. Buchanan moved and Seamands seconded the Resolution concerning the Rezoning from R-1 and RU to R-2 as follows. Briney, YES; Buchanan, YES; Buzicky, NO; DeAtley, YES; Roloff, YES; Seamands, YES. Motion Passed.

The Plan and Zoning Commission does hereby further set forth the following findings of fact concerning the requested zoning amendment: 1. The procedural requirements for zoning establishment or amendment HAVE been met. 2. The proposed zoning DOES conform with the intent of the Village Comprehensive Plan. 3. The proposed zoning IS consistent with the proposed use of the site. 4. The proposed zoning WILL be compatible with the established land use pattern in the vicinity. 5. The proposed zoning DOES NOT create an isolated, unrelated zoning district. 6. The site IS suitable for the uses allowed in the proposed zoning district. 7. The proposed zoning WILL be consistent with the health, safety and general welfare of the public. 8. Major land uses in the neighborhood HAVE NOT changed since zoning was applied to this site. 9. The proposed zoning IS consistent with the existing zoning designations in the surrounding area. 10. The proposed zoning WILL NOT be contrary to the original purpose and intent of the Zoning Ordinance. 11. The proposed zoning WILL NOT be injurious to the use and enjoyment of adjacent properties. 12. The proposed zoning WILL promote the orderly development of the site and surrounding properties. 13. The proposed zoning WILL NOT significantly adversely impact existing traffic patterns. 14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE available for the site. 15. Adequate provisions for stormwater drainage ARE available for this site. 16. The proposed zoning WILL NOT adversely impact police protection or fire protection. 17. The proposed zoning WILL NOT significantly adversely impact schools or other public facilities. 18. The proposed zoning WILL NOT conflict with existing public commitments for planned public

improvements.


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19. The proposed zoning WILL NOT adversely influence living conditions in the immediate vicinity. 20. The proposed zoning WILL preserve the essential character of the neighborhood in which it is located. 21. The proposed change WILL NOT significantly alter the population density pattern. 22. The value of adjacent property WILL NOT be diminished by the proposed zoning. 23. The proposed zoning WILL enhance the value of the petitioner’s property. 24. The proposed zoning WILL NOT constitute an entering wedge affecting the use or development of

adjacent property. 25. If denied, the petitioner WILL suffer deterioration to his or her property value. 26. The proposed zoning DOES NOT correct an error in the original zoning of this site. 27. If the property is currently vacant, the length of time the property has remained vacant as zoned HAS

been considered in the context of land development in the area and in the vicinity of the subject property.

28. The proposed change in zoning WILL result in private investment that would be beneficial to the development or redevelopment of a vacant property or deteriorated neighborhood.

29. There IS a need in the community for additional land within the requested zoning district. 30. The proposed zoning WILL NOT adversely impact agricultural farming operations in the vicinity of this

site. 31. The proposed rezoning IS consistent with Village Comprehensive Plan policies concerning the protection

of prime farmland when appropriate. 32. The proposed rezoning WILL NOT result in long term adverse environmental consequences to natural

areas and wildlife habitat. 33. The LaSalle Factors for evaluation of zoning decisions HAVE been considered during the review of this

proposed rezoning request. 34. Excepting lots 502A and 502B from the zoning request (as indicated on the Hunter’s Ridge Preliminary

Plat zoning plan dated January 31, 2017) to remain R-1 Residential Single-Family as currently zoned.

The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the Village of Mahomet GRANT the requested zoning map amendment for the subject property from R-1 Residential Single-Family District and RU Residential Urban District to R-2 Residential Two-Family District.

Buchanan moved and Buzicky seconded the Resolution concerning the Rezoning from R-1 to C-2 as follows. Briney, YES; Buchanan, YES; Buzicky, YES; DeAtley, YES; Roloff, YES; Seamands, YES. Motion Passed.

The Plan and Zoning Commission does hereby further set forth the following findings of fact concerning the requested zoning amendment: 1. The procedural requirements for zoning establishment or amendment HAVE been met. 2. The proposed zoning DOES conform with the intent of the Village Comprehensive Plan. 3. The proposed zoning IS consistent with the proposed use of the site. 4. The proposed zoning WILL be compatible with the established land use pattern in the vicinity. 5. The proposed zoning DOES NOT create an isolated, unrelated zoning district. 6. The site IS suitable for the uses allowed in the proposed zoning district. 7. The proposed zoning WILL be consistent with the health, safety and general welfare of the public. 8. Major land uses in the neighborhood HAVE NOT changed since zoning was applied to this site. 9. The proposed zoning IS consistent with the existing zoning designations in the surrounding area. 10. The proposed zoning WILL NOT be contrary to the original purpose and intent of the Zoning Ordinance. 11. The proposed zoning WILL NOT be injurious to the use and enjoyment of adjacent properties. 12. The proposed zoning WILL promote the orderly development of the site and surrounding properties. 13. The proposed zoning WILL NOT significantly adversely impact existing traffic patterns. 14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE available for the site.


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15. Adequate provisions for stormwater drainage ARE available for this site. 16. The proposed zoning WILL NOT adversely impact police protection or fire protection. 17. The proposed zoning WILL NOT significantly adversely impact schools or other public facilities. 18. The proposed zoning WILL NOT conflict with existing public commitments for planned public

improvements. 19. The proposed zoning WILL NOT adversely influence living conditions in the immediate vicinity. 20. The proposed zoning WILL preserve the essential character of the neighborhood in which it is located. 21. The proposed change WILL NOT significantly alter the population density pattern. 22. The value of adjacent property WILL NOT be diminished by the proposed zoning. 23. The proposed zoning WILL enhance the value of the petitioner’s property. 24. The proposed zoning WILL NOT constitute an entering wedge affecting the use or development of








proposed rezoning request. The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the Village of Mahomet GRANT the requested zoning map amendment for the subject property from R-1 Residential Single-Family District to C-1 Neighborhood Commercial District. Seamands moved to approve and Buchanan seconded a Resolution concerning the Rezoning from R-1 to R-3 as follows. ROLL CALL: Briney, NO; Buchanan, YES; Buzicky, NO; DeAtley, NO; Roloff, YES; Seamands, YES. Motion had a TIE vote.

The Plan and Zoning Commission does hereby further set forth the following findings of fact concerning the requested zoning amendment: 1. The procedural requirements for zoning establishment or amendment HAVE been met. 2. The proposed zoning DOES conform with the intent of the Village Comprehensive Plan. 3. The proposed zoning IS consistent with the proposed use of the site. 4. The proposed zoning WILL be compatible with the established land use pattern in the vicinity. 5. The proposed zoning DOES NOT create an isolated, unrelated zoning district. 6. The site IS suitable for the uses allowed in the proposed zoning district. 7. The proposed zoning WILL be consistent with the health, safety and general welfare of the public. 8. Major land uses in the neighborhood HAVE NOT changed since zoning was applied to this site. 9. The proposed zoning IS consistent with the existing zoning designations in the surrounding area. 10. The proposed zoning WILL NOT be contrary to the original purpose and intent of the Zoning Ordinance. 11. The proposed zoning WILL NOT be injurious to the use and enjoyment of adjacent properties.


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12. The proposed zoning WILL promote the orderly development of the site and surrounding properties. 13. The proposed zoning WILL NOT significantly adversely impact existing traffic patterns. 14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE available for the site. 15. Adequate provisions for stormwater drainage ARE available for this site. 16. The proposed zoning WILL NOT adversely impact police protection or fire protection. 17. The proposed zoning WILL NOT significantly adversely impact schools or other public facilities. 18. The proposed zoning WILL NOT conflict with existing public commitments for planned public

improvements. 19. The proposed zoning WILL NOT adversely influence living conditions in the immediate vicinity. 20. The proposed zoning WILL preserve the essential character of the neighborhood in which it is located. 21. The proposed change WILL NOT significantly alter the population density pattern. 22. The value of adjacent property WILL NOT be diminished by the proposed zoning. 23. The proposed zoning WILL enhance the value of the petitioner’s property. 24. The proposed zoning WILL NOT constitute an entering wedge affecting the use or development of








proposed rezoning request.

The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the Village of Mahomet GRANT the requested zoning map amendment for the subject property from R-1 Residential Single-Family District and RU Residential Urban District to R-3 Residential Multi-Family District.

DeAtley moved and Buchanan seconded the Resolution concerning the Preliminary Plat for Hunters Ridge as follows. Briney, YES; Buchanan, YES; Buzicky, YES; DeAtley, YES; Roloff, YES; Seamands, YES. Motion Passed.

A. The Plan and Zoning Commission does hereby recommend APPROVAL by the Board of Trustees of the Preliminary Plat of Hunter’s Ridge Subdivision, Phases 4 through 6, and hereby authorizes the Chairman to sign the Certificate of said Plat indicating said action upon completion of modifications identified by Village staff.

B. The Plan and Zoning Commission does hereby further recommend the following actions concerning the waivers from the standards and procedures of the Subdivision Ordinance requested for the Preliminary Plat of Hunter’s Ridge Subdivision, Phases 4 through 6: 1. GRANT Waiver of the requirement for minimum horizontal curves radius of 250’ to allow 150’ radius curves

along Interstate 74.


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2. GRANT Waiver to allow extension of the preliminary plat one (1) year approval time limit to allow the preliminary plat to remain in effect for five (5) years from the approval date.

3. GRANT Waiver of the Village of Mahomet standard requirement for half-street improvements for the portion of U.S. Route 150 that is adjacent to the subdivision.

4. GRANT Waiver of the current ordinance requirements for stormwater detention to allow the proposed stormwater detention to adhere to the previous ordinance requirements when the subdivision was first designed.

C. The approval of the Preliminary Plat recommended above is further subject to the following conditions:

1. Submission of all supporting documentation in proper form. 2. Revision of the Preliminary Plat to incorporate the Village staff technical review comments.

D. In the event that the modifications to the Preliminary Plat are not completed, the outside agency review is not

completed, all required supporting documents are not submitted in final form, or the conditions set forth above are not met within 60 days from the date of approval by the Board of Trustees, the approvals recommended herein shall be null and void.

RESOLUTION CONCERNING A CONDITIONAL USE PERMIT FOR THE MAHOMET AREA YOUTH CLUB TO OPERATE AT 700 W. MAIN STREET, THE FORMER NEW FELLOWSHIP CHURCH, VILLAGE OF MAHOMET. Kelly Pfeifer stated the petitioner requested that the resolution for the conditional use permit be continued to the next PZC meeting to allow additional time to work out some outstanding issues on the site. Kelly Pfeifer asked if there were any conflicts for the meeting dates in March. There may be a need to have two meetings in the month of March. There will be a conditional use and also rezoning items on the agenda. ADJOURNMENT:

SEAMANDS MOVED, DEATLEY SECONDED TO ADJOURN THE MEETING AT 11:00 P.M. ROLL CALL: ALL YES.

Respectfully,

Abby Heckman

REPORT TO THE PLAN AND ZONING COMMISSION Meeting February 7, 2017

FROM: Kelly Pfeifer, Community Development Director and Village Planner Abby Heckman, Planner

DATE: March 2, 2017

PROJECT: REZONING – 406 E Oak Street

PETITIONER: JJTACK LLC (John F. Murphy)

PUBLIC HEARING / PROCEDURAL ISSUES: The Plan and Zoning Commission (PZC) is required to hold a public hearing upon request for a Zoning Map Amendment. The public hearing is scheduled for March 7, 2017 at 7:00pm. Public hearings can be closed or continued to another meeting without any action on the case. Public notice was published in the Mahomet Citizen. Notice letters were sent to neighbors via USPS. The PZC acts in an advisory role to the Board of Trustees regarding zoning map amendments. The PZC is asked to make a recommendation to the Board of Trustees concerning rezoning requests. A draft resolution is attached for consideration by the Commission. The BOT will approve or deny the zoning map amendment.

REQUESTED ACTION: RECOMMENDATION TO BOARD OF TRUSTEES (BOT) ZONING MAP AMENDMENT APPROVAL

The petitioner has applied for and submitted all documentation in accordance with the Zoning Ordinance and requests consideration of the proposed Zoning Map Amendment. The PZC is asked to consider all of the documents concerning the proposed zoning map amendment. The rezoning request consists of a 0.24± acre lot currently zoned C-1 Neighborhood Commercial District. The applicant has asked for a changing in zoning to R-2 Residential Two-Family District to allow use of the existing principal structure as a residential duplex.

SITE LOCATION / DETAILS: The site is located on the north side of E. Oak Street, between Elm and Vine Streets at 406 E. Oak Street. There is a 1,536± square foot principal building and an 840± square foot garage building existing on this site.

BACKGROUND / PREVIOUS ACTION: SOCKEL REZONING from R-2 to C-1 BOT April 27, 1993 The subject property has a previously approved rezoning request from April 1993. The subject property converted from a residential use to a commercial duplex in 1996 and then in 2000 was converted to a single use commercial building. The most recent use on the site was a mower sales and service business which has since ceased operating from this location. This property was most recently purchased in January 2017 but prior to that had been for sale for more than a year. Because of

Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259

phone (217) 586-4456 fax (217) 586-5696 Back to Page 2of agenda

Report to Plan and Zoning Commission

REZONING 406 E Oak Street

PZC March 7, 2017 Page 2 of 3

http://mahomet.govoffice.com

the size of the lot and access issues, the current property owner would like to restore a residential (duplex) use on this property. LAND USE AND ZONING:

CONFORMANCE TO ZONING ORDINANCE: The proposed change in zoning classification would restore a residential use to an area of town that is a mix of residential and lower intensity commercial uses. There are existing residential uses and zoning to the north and south, a commercial zoning and use to the east, and a non-conforming residential use in a commercial zone to the west. The proposed duplex use is consistent the proposed R-2 zoning classification and with the surrounding zones and uses in the area. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site as part of the Commercial Core functional framework area on the border with the Middletown functional framework area. The Commercial Core encourages development which is respectful of the existing and desired character of the area. Commercial Core specifically talks about the area of US 150 between Jefferson and Division Streets and recognizes the mix of neighborhood commercial and residential uses. This area is ideal for low intensity neighborhood commercial uses, with the right timing, and as stated in the Middletown functional framework area we should encourages infill development targeted at blocks instead of scattered-site development over multiple locations. Because of the size limitation for individual lots in this area, ideally redevelopment should occur at the block level with numerous properties being redeveloped concurrently. The existing zoning is consistence with the neighborhood commercial recommended on the future land use map but this particular lot has challenges that do not make it ideal to develop commercially without combining it with multiple adjacent lots within the same block. Though the lot fronts on Oak Street it has no direct drive access to Oak Street, a state highway therefore the only drive access is off of a 16.5 foot wide alley that runs along the rear of the property between Vine and Elm Streets. The properties immediately to the north, west, and south are residentially used at this time. Until the time that multiple lots can be combined and developed together in this location, it seems unreasonable to expect property owners to let individual properties sit unusable with existing zoning when the proposed use is consistent with the existing character in the area. The Village Comprehensive Plan is a general guide, not a site specific development plan so this along with the existing, on the ground, character and constraints of the area should be taken into consideration when making land use decisions. POLICE / FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 0.1 mile from the police station. This property is within the Cornbelt Fire Protection District and is approximately 0.3 mile from the fire station.

Direction Current Land Use Current Zoning (all Village)

On-Site Existing Principle and Garage building C-1 Neighborhood Commercial District

North Residential R-2 Residential Two-Family District

South Residential R-3 Residential Multi-Family District

East Country Financial Office C-1 Neighborhood Commercial District

West Residential C-1 Neighborhood Commercial District


REZONING 406 E Oak Street

PZC March 7, 2017 Page 3 of 3


SANITARY SEWER AND WATER FACILITIES: Public water and sanitary sewer service is existing to the site. STREETS AND SIDEWALKS: Sidewalks exist in the area, but along the Oak Street frontage of this property sidewalks are not visible. It appears there may be a brick sidewalk that is now overgrown with grass. LASALLE FACTORS: The Illinois Supreme Court has established a set of factors for evaluation of the constitutionality of zoning decisions. No single factor is controlling and each case must be decided on its own facts although Illinois courts place substantial importance on the first factor.

1. The existing uses and zoning of nearby property. 2. The extent to which property values are diminished. 3. The extent to which the destruction of property value of the plaintiff promotes the health,

safety, morals or general welfare of the public. 4. The relative gain to the public as opposed to the hardship imposed upon the individual property

owner. 5. The suitability of the subject property for the zoned purposes 6. The length of time the property has been vacant as zoned considered in the context of land

development in the area. 7. The care with which a community has undertaken to plan its land-use development.

These factors should be considered during the Commission’s deliberations. The attached prepared resolution will address these factors for consideration by the Commission. STAFF RECOMMENDATION Village staff supports approval of the rezoning request. The proposed zoning is consistent with the existing residential uses in the area. Though the Village should encourage commercial uses along Oak Street, until the opportunity to develop multiple adjacent sites presents itself, it is unrealistic to require a commercial use on this site considering the size, access, and that it has been historically proven to not be ideal for commercial use. The property sat vacant for approximately one year while on the real estate market as a commercial property. During the time of vacancy, the site declined in appearance and condition. The current property owner wants to invest in improving the look of the property and provide a lower intensity use for the existing residential properties to the north. ATTACHMENTS:

A) Aerial Exhibit with Zoning Overlay B) Draft Resolution C) Citizen Letter D) Application for rezoning

MEMO REZONING 406 E Oak PZC 03072017.doc

Champaign County GIS ConsortiumThis map was prepared with geographic information system (GIS) data created by the Champaign County GIS Consortium (CCGISC), or other CCGISC member agency. These entities do not warrant orguarantee the accuracy or suitability of GIS data for any purpose. The GIS data within this map is intended to be used as a general index to spatial information and not intended for detailed, site-speci fic analysisor resolution of legal matters. Users assume al l ri sk ar ising from the use or misuse of this map and information contained herein. The use of this map constitutes acknowledgement of this disclaimer.

Date: Tuesday, February 21, 2017

Rezoning C-1 to R-2 - 406 E Oak St

N50

Feet

RESOLUTION FOR PLAN AND ZONING COMMISSION

Concerning Amending the Zoning Classification for 406 E Oak Street C-1 Neighborhood Commercial District to R-2 Residential Two-Family District

WHEREAS, the Board of Trustees of the Village of Mahomet, pursuant to the authority

conferred by the Statutes of the State of Illinois, has established certain standards and procedures, including Comprehensive Plan designations and policies for the use of land and for zoning establishment and amendment within the corporate Limits of the Village of Mahomet, Illinois; and,

WHEREAS, the Petitioner, JJTACK LLC, has requested a zoning map amendment for the

subject property from C-1 Neighborhood Commercial District to R-2 Residential Two-Family District; and,

WHEREAS, the subject property is located north of Oak Street between Vine and Elm

Streets at 406 E Oak Street, WHEREAS, the legal description for the property proposed to be rezoned is as follows:

Lot 7 in Block 3 of T.M. Brown’s Plat of the Town of Mahomet, being part of the North half of the Southwest Quarter of Section 15, Township 20 North, Range 7 East of the Third Principal Meridian, as per plat recorded in Deed Record 10 at page 132, in Champaign County, Illinois.

WHEREAS, a Public Hearing concerning the proposed rezoning was held on March 7, 2017 by the Plan and Zoning Commission to solicit evidence and testimony from the public; and,

WHEREAS, the Village Planner, and Village Attorney provided the Village with technical and

background information regarding the proposed rezoning; and, WHEREAS, the Plan and Zoning Commission met and reviewed the evidence and testimony

submitted and has considered all of the available factual evidence concerning the requested action.

BE IT THEREFORE RESOLVED this 7th day of March, 2017 by the Plan and Zoning Commission of the Village of Mahomet that: A. The Plan and Zoning Commission does hereby further set forth the following findings of

fact concerning the requested zoning amendment:

1. The procedural requirements for zoning establishment or amendment HAVE / HAVE NOT been met.

2. The proposed zoning DOES / DOES NOT conform with the intent of the Village

Comprehensive Plan.

3. The proposed zoning IS / IS NOT consistent with the proposed use of the site.

Resolution Plan and Zoning Commission 406 E Oak Street

C-1 to R-2 March 7, 2017

Page 2 of 4 4. The proposed zoning WILL / WILL NOT be compatible with the established land

use pattern in the vicinity.

5. The proposed zoning DOES / DOES NOT create an isolated, unrelated zoning district.

6. The site IS / IS NOT suitable for the uses allowed in the proposed zoning district.

7. The proposed zoning WILL / WILL NOT be consistent with the health, safety and

general welfare of the public.

8. Major land uses in the neighborhood HAVE / HAVE NOT changed since zoning was applied to this site.

9. The proposed zoning IS / IS NOT consistent with the existing zoning

designations in the surrounding area.

10. The proposed zoning WILL / WILL NOT be contrary to the original purpose and intent of the Zoning Ordinance.

11. The proposed zoning WILL / WILL NOT be injurious to the use and enjoyment of

adjacent properties.

12. The proposed zoning WILL / WILL NOT promote the orderly development of the site and surrounding properties.

13. The proposed zoning WILL / WILL NOT significantly adversely impact existing

traffic patterns.

14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE / ARE NOT available for the site.

15. Adequate provisions for stormwater drainage ARE / ARE NOT available for this

site.

16. The proposed zoning WILL / WILL NOT adversely impact police protection or fire protection.

17. The proposed zoning WILL / WILL NOT significantly adversely impact schools or

other public facilities.

18. The proposed zoning WILL / WILL NOT conflict with existing public commitments for planned public improvements.

19. The proposed zoning WILL / WILL NOT adversely influence living conditions in

the immediate vicinity.


C-1 to R-2 March 7, 2017

Page 3 of 4 20. The proposed zoning WILL / WILL NOT preserve the essential character of the

neighborhood in which it is located.

21. The proposed change WILL / WILL NOT significantly alter the population density pattern.

22. The value of adjacent property WILL / WILL NOT be diminished by the proposed

zoning.

23. The proposed zoning WILL / WILL NOT enhance the value of the petitioner’s property.

24. The proposed zoning WILL / WILL NOT constitute an entering wedge affecting

the use or development of adjacent property.

25. If denied, the petitioner WILL / WILL NOT suffer deterioration to his or her property value.

26. The proposed zoning DOES / DOES NOT correct an error in the original zoning of

this site.

27. If the property is currently vacant, the length of time the property has remained vacant as zoned HAS / HAS NOT been considered in the context of land development in the area and in the vicinity of the subject property.

28. The proposed change in zoning WILL / WILL NOT result in private investment

that would be beneficial to the development or redevelopment of a vacant property or deteriorated neighborhood.

29. There IS / IS NOT a need in the community for additional land within the

requested zoning district.

30. The proposed zoning WILL / WILL NOT adversely impact agricultural farming operations in the vicinity of this site.

31. The proposed rezoning IS / IS NOT consistent with Village Comprehensive Plan

policies concerning the protection of prime farmland when appropriate.

32. The proposed rezoning WILL / WILL NOT result in long term adverse environmental consequences to natural areas and wildlife habitat.

33. The LaSalle Factors for evaluation of zoning decisions HAVE / HAVE NOT been

considered during the review of this proposed rezoning request.

34. _____________________________________________________ _____________________________________________________ _____________________________________________________


C-1 to R-2 March 7, 2017

Page 4 of 4 B. The Plan and Zoning Commission does hereby recommend that the Board of Trustees of

the Village of Mahomet GRANT / DENY the requested zoning map amendment for the subject property from C-1 Neighborhood Commercial District to R-2 Residential Two-Family District.

Chair, Plan and Zoning Commission Village of Mahomet, Illinois

RES Rezoning 406 E Oak C1 to R2 PZC 03072017 draft.doc

REPORT TO THE PLAN AND ZONING COMMISSION Meeting March 7, 2017


DATE: March 2, 2017

PROJECT: REZONING – 206 S Lincoln Street

PETITIONER: MILLS PROPERTY GROUP LLC

PUBLIC HEARING / PROCEDURAL ISSUES: The Plan and Zoning Commission (PZC) is required to hold a public hearing upon request for a Zoning Map Amendment. The public hearing is scheduled for March 7, 2017 at 7:00pm. Public hearings can be closed or continued to another meeting without any action on the case. Public notice was published in the Mahomet Citizen. Notice letters were sent to neighbors via USPS. The PZC acts in an advisory role to the Board of Trustees regarding zoning map amendments. The PZC is asked to make a recommendation to the Board of Trustees concerning rezoning requests. A draft resolution is attached for consideration by the Commission. The BOT will approve or deny the zoning map amendment.

REQUESTED ACTION: RECOMMENDATION TO BOARD OF TRUSTEES (BOT) ZONING MAP AMENDMENT APPROVAL

The petitioner has applied for and submitted all documentation in accordance with the Zoning Ordinance and requests consideration of the proposed Zoning Map Amendment. The PZC is asked to consider all of the documents concerning the proposed zoning map amendment. The rezoning request consists of a 0.37± acre lot currently zoned R-2 Residential Two-Family District. The applicant has asked for a changing in zoning to R-3 Residential Multi-Family District to allow the construction of a five (5) unit residential building.

SITE LOCATION / DETAILS: The site is located on the east side of Lincoln Street, between Main and Dunbar Streets. The property is currently unimproved and there is an existing alley which runs along the length of the north property line. The existing alley provides an opportunity to provide access to off-street parking for the site without any additional curb cuts to Lincoln Street.

BACKGROUND: A single family residence was demolished on this site in April 2006 and the property has been vacant since that time.

LAND USE AND ZONING:


phone (217) 586-4456 fax (217) 586-5696 Back to Page 2of the agenda


REZONING 206 S Lincoln Street PZC March 7, 2017

Page 2 of 3


All of the adjoining property to the north is zoned and used commercially, with the exception of a residential rental property located at the northwest corner of the property, north of the Village alley and along Lincoln Street. There is a Village alley located along the entire length of the north property line which separates this property with the back side of the downtown business which front on Main Street. CONFORMANCE TO ZONING ORDINANCE: The proposed change in zoning classification and the size of the lot would allow a maximum of five (5) residential units on this site. The proposed use for this site is consistent with the allowed uses and density within the R-3 Residential Multi-Family zoning district. The proposed zoning classification would provide a residential zoning intensity transition from the existing commercial zoning located to the north and the two-family residential zoning to the south. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site as part of the Commercial Core functional framework area which encourages development that is respectful of the existing and desired character of the area. The proposed zoning is consistence with the residential zoning recommended on the future land use map. This site is located in a transition area between existing commercial uses and lower density residential uses. Multi-family development can be used to buffer less intense residential areas from more intense commercial uses. Higher density residential buffering should be encouraged where existing infrastructure can accommodate the additional density. The proposed use is consistent with the recommendations and intent of the Comprehensive Plan. POLICE / FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 0.2 mile from the police station. This property is within the Cornbelt Fire Protection District and is approximately 0.2 mile from the fire station. SANITARY SEWER AND WATER FACILITIES: Public water and sanitary sewer are available to service the site. STREETS AND SIDEWALKS: Sidewalks exist along the Lincoln Street frontage of this property. LASALLE FACTORS: The Illinois Supreme Court has established a set of factors for evaluation of the constitutionality of zoning decisions. No single factor is controlling and each case must be decided on its own facts although Illinois courts place substantial importance on the first factor.

1. The existing uses and zoning of nearby property. 2. The extent to which property values are diminished.


On-Site Vacant Lot R-2 Residential Two-Family District

North Residential (Rental Property)/ Commercial C-2 General Commercial District

South Residential R-2 Residential Two-Family District

East Residential R-2 Residential Two-Family District

West Residential / New Beginnings Lutheran Church R-2 Residential Two-Family District


REZONING 206 S Lincoln Street PZC March 7, 2017

Page 3 of 3


3. The extent to which the destruction of property value of the plaintiff promotes the health, safety, morals or general welfare of the public.

4. The relative gain to the public as opposed to the hardship imposed upon the individual property owner.

5. The suitability of the subject property for the zoned purposes 6. The length of time the property has been vacant as zoned considered in the context of land

development in the area. 7. The care with which a community has undertaken to plan its land-use development.

These factors should be considered during the Commission’s deliberations. The attached prepared resolution will address these factors for consideration by the Commission. STAFF RECOMMENDATION Village staff supports approval of the rezoning request. The proposed zoning is consistent with the recommendations of the Comprehensive Plan and provides a compatible use transition between the existing residential uses to the south and commercial uses to the north. The existing infrastructure in the area is sufficient to support the increased density. ATTACHMENTS:

A) Aerial Exhibit with Zoning Overlay B) Site Maps C) Draft Resolution D) Application for rezoning

MEMO REZONING 206 S Lincoln PZC 03072017.doc

Champaign County GIS ConsortiumThis map was prepared with geographic information system (GIS) data created by the Champaign County GIS Consortium (CCGISC), or other CCGISC member agency. These entities do not warrant orguarantee the accuracy or suitability of GIS data for any purpose. The GIS data within this map is intended to be used as a general index to spatial information and not intended for detailed, site-specific analysisor resolution of legal matters. Users assume all risk arising from the use or misuse of this map and information contained herein. The use of this map constitutes acknowledgement of this disclaimer.

Date: Friday, March 03, 2017

Rezoning R2 to R3 - 206 S Lincoln St

N80Feet

RESOLUTION FOR PLAN AND ZONING COMMISSION

Concerning Amending the Zoning Classification for 206 S Lincoln Street R-2 Residential Two-Family District to R-3 Residential Multi-Family District


conferred by the Statutes of the State of Illinois, has established certain standards and procedures, including Comprehensive Plan designations and policies for the use of land and for zoning establishment and amendment within the corporate Limits of the Village of Mahomet, Illinois; and,

WHEREAS, the Petitioner, MILLS PROPERTY GROUP LLC, has requested a zoning map

amendment for the subject property from R-2 Residential Two-Family District to R-3 Residential Multi-Family District; and,

WHEREAS, the subject property is located east of Lincoln Street between Main and Dunbar

Streets at 206 S Lincoln Street, WHEREAS, the legal description for the property proposed to be rezoned is as follows:

A part of the Southwest Quarter of the Northwest Quarter of Section Fifteen (15), Township Twenty (20) North, Range Seven (7) East of the Third Principle Meridian, described as follows: Beginning at the Southwest Corner of Isaac Beckett’s Addition to Middletown, now Mahomet, thence in a Southwesterly direction along the East line of Lincoln Street a distance of Seven Rods, Five and One-Half feet more or less to the Northwest corner of John Carter’s Addition to Middletown, now Mahomet, thence in a Southeasterly direction along the North Line of John Carter’s Addition a distance of Twelve Rods, thence in a Northeasterly direction on a line parallel with the East Line of Lincoln Street, a distance of Seven Rods, Five and One-Half feet more, or less, to the South Line of Isaac Beckett’s Addition, thence in a Northwesterly direction along the South Line of Isaac Beckett’s Addition, a distance of Twelve Rods to the place of beginning, except a twelve-foot alley on the North side thereof, situated in the Town of Mahomet, in Champaign County, Illinois.

WHEREAS, a Public Hearing concerning the proposed rezoning was held on March 7, 2017 by the Plan and Zoning Commission to solicit evidence and testimony from the public; and,

WHEREAS, the Village Planner, and Village Attorney provided the Village with technical and

background information regarding the proposed rezoning; and, WHEREAS, the Plan and Zoning Commission met and reviewed the evidence and testimony

submitted and has considered all of the available factual evidence concerning the requested action.

BE IT THEREFORE RESOLVED this 7th day of March, 2017 by the Plan and Zoning Commission of the Village of Mahomet that:

Resolution Plan and Zoning Commission 206 S Lincoln Street

R-2 to R-3 March 7, 2017

Page 2 of 4 A. The Plan and Zoning Commission does hereby further set forth the following findings of

fact concerning the requested zoning amendment:

1. The procedural requirements for zoning establishment or amendment HAVE / HAVE NOT been met.

2. The proposed zoning DOES / DOES NOT conform with the intent of the Village

Comprehensive Plan.

3. The proposed zoning IS / IS NOT consistent with the proposed use of the site.

4. The proposed zoning WILL / WILL NOT be compatible with the established land use pattern in the vicinity.

5. The proposed zoning DOES / DOES NOT create an isolated, unrelated zoning

district.

6. The site IS / IS NOT suitable for the uses allowed in the proposed zoning district.

7. The proposed zoning WILL / WILL NOT be consistent with the health, safety and general welfare of the public.

8. Major land uses in the neighborhood HAVE / HAVE NOT changed since zoning

was applied to this site.

9. The proposed zoning IS / IS NOT consistent with the existing zoning designations in the surrounding area.

10. The proposed zoning WILL / WILL NOT be contrary to the original purpose and

intent of the Zoning Ordinance.

11. The proposed zoning WILL / WILL NOT be injurious to the use and enjoyment of adjacent properties.

12. The proposed zoning WILL / WILL NOT promote the orderly development of the

site and surrounding properties.

13. The proposed zoning WILL / WILL NOT significantly adversely impact existing traffic patterns.

14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE

/ ARE NOT available for the site.

15. Adequate provisions for stormwater drainage ARE / ARE NOT available for this site.

16. The proposed zoning WILL / WILL NOT adversely impact police protection or fire

protection.


R-2 to R-3 March 7, 2017

Page 3 of 4

17. The proposed zoning WILL / WILL NOT significantly adversely impact schools or other public facilities.

18. The proposed zoning WILL / WILL NOT conflict with existing public

commitments for planned public improvements.

19. The proposed zoning WILL / WILL NOT adversely influence living conditions in the immediate vicinity.

20. The proposed zoning WILL / WILL NOT preserve the essential character of the

neighborhood in which it is located.

21. The proposed change WILL / WILL NOT significantly alter the population density pattern.

22. The value of adjacent property WILL / WILL NOT be diminished by the proposed

zoning.

23. The proposed zoning WILL / WILL NOT enhance the value of the petitioner’s property.

24. The proposed zoning WILL / WILL NOT constitute an entering wedge affecting

the use or development of adjacent property.

25. If denied, the petitioner WILL / WILL NOT suffer deterioration to his or her property value.

26. The proposed zoning DOES / DOES NOT correct an error in the original zoning of

this site.

27. If the property is currently vacant, the length of time the property has remained vacant as zoned HAS / HAS NOT been considered in the context of land development in the area and in the vicinity of the subject property.

28. The proposed change in zoning WILL / WILL NOT result in private investment

that would be beneficial to the development or redevelopment of a vacant property or deteriorated neighborhood.

29. There IS / IS NOT a need in the community for additional land within the

requested zoning district.

30. The proposed zoning WILL / WILL NOT adversely impact agricultural farming operations in the vicinity of this site.

31. The proposed rezoning IS / IS NOT consistent with Village Comprehensive Plan

policies concerning the protection of prime farmland when appropriate.


R-2 to R-3 March 7, 2017

Page 4 of 4 32. The proposed rezoning WILL / WILL NOT result in long term adverse

environmental consequences to natural areas and wildlife habitat.

33. The LaSalle Factors for evaluation of zoning decisions HAVE / HAVE NOT been considered during the review of this proposed rezoning request.

34. _____________________________________________________

_____________________________________________________ _____________________________________________________

B. The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the Village of Mahomet GRANT / DENY the requested zoning map amendment for the subject property from R-2 Residential Two-Family District R-3 Residential Multi-Family District.

Chair, Plan and Zoning Commission Village of Mahomet, Illinois

RES Rezoning 406 E Oak C1 to R2 PZC 03072017 draft.doc



phone (217) 586-4456 fax (217) 586-5696

REPORT TO PLAN AND ZONING COMMISSION Meeting Date – March 7, 2017


DATE: For meeting March 7, 2017

PROJECT: CONDITIONAL USE PERMIT: 1002 Churchill Road

PETITIONER: 1000 CHURCHILL ROAD LLC, owner Shawn Tabeling, representative

REQUESTED ACTION: A conditional use to permit the establishment of a three (3) building shopping center complex located at the southeast corner of Oak Street and Churchill Road, also known as 1002 Churchill Road. The site is 2.76± acres zoned C-1 Neighborhood Commercial District. The proposed use requires a conditional use permit in the C-1 zoning district (152.027(B)(13)).

PUBLIC HEARING / PROCEDURAL ISSUES: The Zoning Ordinance requires the Plan and Zoning Commission (PZC) to hold a public hearing upon request for a Conditional Use permit. The public hearing is scheduled for the March 7, 2017 PZC meeting. Public notice was published in the Mahomet Citizen and the News Gazette. Notice letters were sent to neighbors via USPS. The PZC acts in an advisory role to the Board of Trustees regarding conditional uses.

OVERVIEW: The site is currently vacant. The petitioner desires to establish a three (3) building shopping center complex with flexible commercial space for multiple tenants. Each building has been designed to accommodate a drive-through option with vehicle stacking. The petitioner has submitted a site development plan which shows planned improvements including proposed parking, landscaping, and signage locations. Factors related to the physical features of the site are also a part of the conditional use, and requirements can be established that vary from those in current Village ordinances.

LOCATION / SITE DESCRIPTION: The subject property includes Lot 101 of Conway Commercial East Subdivision. It is located on the south side of E. Oak Street at the southeast corner of the intersection of Oak Street and Churchill Road. The site will access from public right-of-way that will run along the south property line, as an extension of Patton Drive. The property owner plans to submit a plat for Village approval, which must be recorded prior to occupancy of any building on this site.

Back to page 2of the agenda

Report to Plan and Zoning Commission Conditional Use Permit –1002 Churchill Road

PZC Meeting – March 7, 2017 Page 2 of 5


LAND USE AND ZONING:

A shopping center use is allowed in the C-1 district only as a conditional use. The site is in an area that has been approved and platted for neighborhood commercial uses. The property to the south and east are expected to develop commercially as well. PUBLIC WATER AND SANITARY SEWER FACILITIES: Water and sanitary sewer service is available along Churchill Road. AVAILABILITY OF PUBLIC UTILITIES: Public utilities are available in the area. STREET ACCESS / TRAFFIC: As part of this project, the right-of-way for Patton Drive will be extended along the entire south boundary of this property and line up with the existing Patton Drive at Churchill Road. There will be no direct drive access to this site from Oak Street or Churchill Road. The only access will be from the extension of Patton Drive. STORMWATER MANAGEMENT: The development of the site must comply with the Village stormwater management ordinance. This site is part of the overall drainage for the Conway Farms Subdivision. The applicant has not submitted a drainage plan at this time. POLICE AND FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 1.6 miles from the police station. This property is within the Cornbelt Fire Protection District and is approximately 1.7 miles from the fire station. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site as part of the East Village functional framework area. The commercial development in this area is encouraged to be a mix of medical, office, and convenience retailers. The future land use plan recommends neighborhood commercial uses at this location. These uses are intended to primarily serve the day-to-day convenience retail and service needs of surrounding neighborhoods but can also include destination uses for Village residents. SUITABILITY OF PROPOSED CONDITIONAL USE: This property is located at a major intersection with an existing traffic signal. The traffic created by the school campus to the south and the library to the north is a benefit to commercial uses wanting to locate to this site. This site would be considered part of a corridor commercial area which caters to nearby residents and motorists passing through the Village. This site has good visibility and easy access from Oak Street by use of the traffic signal and the proposed eastward extension to Patton Drive. The


On-Site Vacant / Farm Land C-1 Neighborhood Commercial District

North Mahomet Public Library R-3 Residential, Multi-Family District

South Vacant / Farm Land C-1 Neighborhood Commercial District

East Vacant / Farm Land RS Residential Suburban District

West Vacant C-1 Neighborhood Commercial District




proposed three (3) building mixed use commercial development is consistent with recommended uses and existing uses in the area. The development provides shared parking and drive access which is also recommended to minimize curb cuts on adjacent streets. Cross-access with the property to the east should be considered to support the recommendations in the Comprehensive Plan. STANDARDS FOR CONDITIONAL USES: The standards set forth below may be assured through the imposition of specific conditions for the Conditional Use Permit. The Mahomet Zoning ordinance states that Conditional uses must be planned in such a manner to assure that: 1. The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger

the public health, safety, morals, comfort, or general welfare. 2. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity

for the purposes already permitted, nor substantially diminish and impair property values with the neighborhood.

3. The establishment on the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district.

4. Adequate utilities access roads, drainage and/or other necessary facilities will be provided. 5. Adequate measures will be taken to provide ingress and egress so designed as to minimize traffic congestion

in the public streets. 6. The conditional use shall, in all respects, conform to the applicable regulations of the district in which it is

located and the Board shall find that this is a public necessity. STAFF DISCUSSION / ANALYSIS: The Conditional Use Permit process allows the Village to establish site-specific conditions upon a particular use to assure that the use does not adversely impact the neighborhood. The Plan and Zoning Commission will need to consider what conditions, if any, should be a part of the conditional use permit. 1. SITE ACCESS / CROSS-ACCESS: The applicant has proposed two (2) access drives from future Patton Drive.

One (1) is near the east boundary of the site. The Village Comprehensive Plan encourages cross-access and shared access drives along US Route 150 to reduce curb cuts along adjacent road ways, such as Patton Drive. The three (3) parking spaces shown at the south east corner of the parking lot could easily be reserved as a future parking lot connection to neighboring property to the east. The area could be used for parking until a time when the neighboring property develops and the Village identifies a need to require a connection. It is hard to predict with certainty how development will happen, so leaving an option for a future connection that would facilitate cross-access is a good way to ensure access options in the future.

Staff recommends the three (3) parking spaces at the southeast corner of the parking lot (as shown on the attached site plat) be designated as a future cross-access connection to future development on adjacent property to the east. A cross-access connection would only be required when the Village identifies a need for the connection.

2. PARKING / LANDSCAPING: The applicant has proposed 158 parking spaces for this site. The Zoning Ordinance requires non-residential uses, that aren’t specifically listed, to provide one (1) space per 300




square feet of gross floor area (152.105(P)). The 158 provided parking spaces appears to exceeds the required number by 94 spaces. Based on the number of parking spaces provided, 16 parking lot trees are required. The site plan shows the installation of 24 parking lot trees. The Zoning Ordinance does not require any other parking lot landscaping or screening. The Conditional Use permit is an opportunity to explore the need or desire for additional landscaping. Staff recommends requiring installation and maintenance of a landscape buffer of a mixtures of the required trees with shrubs around the entire perimeter of the parking area. The applicant is providing an approximately two (2) to five (5) foot pavement setback from all property lines. It is possible to allow the Village Planner to approve the landscaping plan for such buffer to accommodate flexibility and assure safety of vehicular and pedestrian travel.

3. OUTDOOR LIGHTING: The Zoning Ordinance requires commercial uses to provide only lighting that is fully

shielded and constructed so that light rays emitted by the fixture are projected below the horizontal plain passing through the lowest point on the fixture from which light is emitted. All outdoor lighting shall be designed and installed so as to minimize uplight, spill-light and glare. Fixtures shall be designed and installed so that no light source is visible at a point two feet or higher above ground level at the property line. Illumination beyond the property line shall not exceed 0.50 foot candles at a point five feet above ground level. The applicant has not submitted a lighting plan at this time yet indicated the intent to comply with requirements. Staff recommends provisions of fixtures being acceptable by the International Dark-Sky Association (IDA), which includes fixtures that are full cut off or fully shielded and minimize skyglow, glare and light trespass. This is perhaps the most simple way to assist the developer in providing compliance direction to lighting designers.

4. SIGNAGE: The applicant has submitted a site plan which indicates the location of three (3) proposed

monument style signs. Other than showing sign location, no other information has been submitted in regards to look or size of the proposed monument signs. The proposed signage locations appear to be setback approximately five (5) to ten (10) feet from the property lines. The Zoning Ordinance requirements for freestanding shopping center signs are a maximum of one (1) sign per lot frontage, a maximum total sign area not to exceed 75 square feet, and a maximum height of 30 feet when place at the 25-foot setback line. Placement at the setback would not be possible with the site plan. Staff recommends permitting the monument style freestanding shopping center signage with a maximum height of six (6) feet. No signage will be allowed within the site-visibility triangle for public right-of-way or access drives. The signage must be constructed in a complimenting style to the shopping center buildings.




VILLAGE STAFF RECOMMENDATION: Village staff recommend the PZC impose the following conditions on the conditional use permit: 1. The three (3) parking spaces at the southeast corner of the parking lot must be designated as a future cross-

access connection to future development on adjacent property to the east. A cross-access connection would only be required when the Village identifies a need for the connection.

2. A landscape buffer must be installed and maintained around the entire perimeter of the parking area and is subject to approval of the Village Planner. More specifics could be imposed and will be suggested in a draft resolution.

3. Only installation of International Dark-Sky Association (IDA) acceptable lighting, which includes fixtures that are full cut off or fully shielded and minimize skyglow, glare and light trespass will be allowed.

4. Only monument style freestanding shopping center signage with a maximum height of six (6) feet per sign will be allowed. No signage will be allowed within the site-visibility triangle for public right-of-way or access drives. The signage must be constructed in a complimenting style to the shopping center buildings.

5. All activities must be carried out in accordance with the appropriate Village, State, and Federal permits and rules and regulations. Any conflicts between the permit applications and the Site Plan must be resolved with the appropriate agencies.

6. The site must comply with all applicable provisions of the Zoning Ordinance. ATTACHMENTS:

1) Property Aerial / Zoning Map 2) Site Plans, submitted by applicant 3) Draft Resolution 4) Conditional Use Regulations excerpt 5) Petitioner’s Application (Form only)

MEMO Cond Use MAYC 700 W Main PZC 03072017.doc

227.2 Feet603.8 Feet

Champaign County GIS ConsortiumThis map appl ication was prepared with geographic information system (GIS) data created by the Champaign County GIS Consortium (CCGISC), or other CCGISCmember agency. These ent ities do not warrant or guarantee the accuracy or suitability of GIS data for any purpose. The GIS data within this application is intendedto be used as a general index to spatial information and not intended for detailed, site-specific analysis or resolution of legal matters. Users assume all risk arisingfrom the use or misuse of this appl ication and information contained herein. The use of this application constitutes acknowledgement of this disclaimer.

EXHIBIT Area of Interest

Date: Thursday, Fe bruary 02, 2017N180

Feet

NORTH ELEVATION

SCALE: 1/4"=1'-0"

BUILDING A

EAST ELEVATION

SCALE: 1/4"=1'-0"

BUILDING A

505 S. FIFTH STREET

Development Services, LLC

(217) 359-5839 -FAX(217) 359-5835

CHAMPAIGN, ILLINOIS 61820

JSM

A2.4

RESOLUTION FOR PLAN & ZONING COMMISSION

A Resolution Concerning a Conditional Use Permit for a shopping center in the C-1 Neighborhood Commercial District at 1002 Churchill Road

WHEREAS, the Board of Trustees of the Village of Mahomet, pursuant to the authority conferred by

the Statutes of the State of Illinois, has established certain standards and procedures,

including Comprehensive Plan designations and policies for the use of land and for zoning

establishment and amendment within the corporate Limits of the Village of Mahomet,

Illinois; and,

WHEREAS, the Petitioner, 1000 Churchill Road LLC, requested a conditional use permit be granted

under the terms of the Village Zoning Ordnance to allow for a three (3) building shopping

center complex on land located within the C-1 Neighborhood Commercial District; and,

WHEREAS, the subject project is located at 1002 Churchill Road and the legal description for the

proposed Conditional Use Permit is as follows:

Lot 101 of Conway Commercial East Subdivision in the Village of Mahomet, Champaign

County, Illinois, as per plat recorded in Document No. 2017R02345

WHEREAS, the Petitioner has submitted certain documents for review and approval by the Village;

and,

WHEREAS, a Public Hearing concerning the proposed Conditional Use Permit was held on March 7,

2017 by the Plan and Zoning Commission to solicit evidence and testimony from the

public; and,

WHEREAS, the Village Planner, Village Consulting Engineer, and Village Attorney provided staff with

technical background, review and analysis regarding the requested conditional use; and,

WHEREAS, the Plan and Zoning Commission met and reviewed the evidence and testimony

submitted and considered all of the available factual evidence concerning the requested

action; and,

WHEREAS, the Plan and Zoning Commission adopted findings of fact and further provided a

recommendation to the Board of Trustees to approve the requested action; and,

WHEREAS, the Board of Trustees met and reviewed the evidence and testimony submitted and

considered all the available factual evidence concerning the requested action.

BE IT THEREFORE RESOLVED this 7th day of March, 2017 by the Plan and Zoning Commission of the Village

of Mahomet that:

Resolution for Plan and Zoning Commission Conditional Use for Shopping Center

1002 Churchill Road March 7, 2017

Page 2

1. The Plan and Zoning Commission does hereby recommend the Board of Trustees GRANT / DENY the requested Conditional Use Permit for a Special School and Daycare Center at the above described property.

2. The Board of Trustees does hereby further state that the conditional use shall be subject to the following conditions:

a. The three (3) parking spaces at the southeast corner of the parking lot must be designated as a future cross-access connection to future development on adjacent property to the east. A cross-access connection would only be required when the Village identifies a need for the connection.

b. A landscape buffer must be installed and maintained around the entire perimeter of the parking area. Within the setback area between the paved area and the property line a minimum of one (1) tree shall be provided for every thirty (30) linear of the perimeter boundary of the paved area. The trees may be a combination of deciduous and evergreen. In addition, a minimum of one (1) shrub shall be provided at a minimum of every three (3) feet in order to form a continuous screen a minimum of thirty-six (36) inches high within two (2) years of planting. The spacing may be wider than three (3) feet depending on shrub selection and with approval of the Village Planner. A minimum of fifty percent (50%) of the required shrubs shall be evergreen. The thirty-six-inch shrub height requirement may be reduced by approval of the Village Planner in areas where site visibility is an issue.

c. Only installation of International Dark-Sky Association (IDA) acceptable lighting, which includes fixtures that are full cut off or fully shielded and minimize skyglow, glare and light trespass will be allowed.

d. Only monument style freestanding shopping center signage with a maximum height of six (6) feet per sign will be allowed. No signage will be allowed within the site-visibility triangle for public right-of-way or access drives. The signage must be constructed in a complimenting style to the shopping center buildings.

e. All activities must be carried out in accordance with the appropriate Village, State, and Federal permits and rules and regulations. Any conflicts between the permit applications and the Site Plan must be resolved with the appropriate agencies.

f. The site must comply with all applicable provisions of the Zoning Ordinance.

3. The Plan and Zoning Commission does hereby confirm the following findings of fact regarding the requested Conditional Use Permit:

a. The establishment, maintenance, or operation of the Conditional Use WILL / WILL NOT

be detrimental to or endanger the public health, safety, morals, comfort or general

welfare;



Page 3

b. The conditional use WILL / WILL NOT be injurious to the use and enjoyment of other property

in the immediate vicinity for the purposes already permitted nor substantially diminish and impair property values within the neighborhood;

c. The establishment of the conditional use WILL / WILL NOT impede the normal and orderly

development and improvement of surrounding property for uses permitted in the district; d. Adequate utilities, access roads, drainage, and/or other necessary facilities WILL / WILL NOT

be provided; e. The conditional use DOES / DOES NOT in all other respects conform to the applicable

regulations of the district in which it is located; f. There IS / IS NOT a public necessity for the conditional use at this site; g. The proposed conditional use DOES / DOES NOT conform with the intent of the Village

Comprehensive Plan. h. The proposed conditional use WILL / WILL NOT be compatible with the established land use

pattern in the vicinity. i. The site IS / IS NOT suitable for the proposed conditional use. j. The proposed conditional use WILL / WILL NOT significantly adversely impact existing traffic

patterns. k. Adequate facilities for municipal water supply and wastewater disposal ARE / ARE NOT

available for the site. l. Adequate provisions for stormwater drainage ARE / ARE NOT available for the site. m. The proposed conditional use WILL / WILL NOT adversely impact police protection, fire

protection, schools, or public facilities. n. The proposed conditional use WILL / WILL NOT conflict with existing public commitments for

planned public improvements. o. The proposed conditional use WILL / WILL NOT preserve the essential character of the

neighborhood in which it is located. p. The proposed conditional use WILL / WILL NOT alter the population density pattern and WILL

/ WILL NOT adversely impact public facilities.



Page 4

q. The proposed conditional use WILL / WILL NOT result in private investment that will be beneficial to the proper development of the community.

r. ___________________________________________________________________________

_____________________________________________________________________________________________________

4. The approval recommended above shall be subject to the fulfillment of the conditions set forth in

Item 2 above. In the event that these conditions are not fulfilled, the Conditional Use Permit may become void and no occupancy permit for the project may be issued, or the occupancy permit previously issued may be revoked.

RES COND USE 1002 Churchill Rd PZC 030717.doc

§ 152.120 GENERALLY.

(A) The President and Board of Trustees of the village shall decide upon application for conditional use permits specifically

listed in the district regulations of this chapter.

(B) Before authorizing the issuance of a conditional use permit, a public hearing shall be held before the Plan and Zoning

Commission, after which a report and recommendations shall be submitted in writing by the Commission to the Board of

Trustees.

(C) The Commission may recommend and the Board, in turn, may impose conditions that are consistent with development

regulations in this chapter or otherwise vary from the development regulations as will, in the Board’s judgment, assure the

following:

(1) The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the

public health, safety, morals, comfort or general welfare;

(2) The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for

the purposes already permitted nor substantially diminish and impair property values with the neighborhood;

(3) The establishment of the conditional use will not impede the normal and orderly development and improvement

of surrounding property for uses permitted in the district;

(4) Adequate utilities access roads, drainage and/or other necessary facilities will be provided;

(5) Adequate measures will be taken to provide ingress and egress so designed as to minimize traffic congestion in

the public streets; and

(6) The conditional use shall in all other respects conform to the applicable regulations of the district in which it is

located and the Board shall find that there is a public necessity.

§ 152.121 REQUIREMENTS FOR CONDITIONAL USES.

(A) The Plan and Zoning Commission shall make a recommendation to the Board of Trustees for or against the proposed

conditional use, and may also recommend additional conditions and requirements as are appropriate or necessary for the

protection of public health, safety and welfare and to carry out the purposes of this chapter, including, but not limited to, the

following:

(1) Regulate the location, extent and intensity of the uses;

(2) Require adherence to an approved site plan;

(3) Require landscaping and the screening of those uses by means of fences, walls or vegetation;

(4) Stipulate required minimum lot sizes, minimum yards and maximum height of buildings and structures;

(5) Regulate vehicular access and volume and the design and location of parking and loading areas and structures;

(6) Require conformance to health, safety and sanitation requirements as necessary;

(7) Regulate signs and outdoor lighting; and

(8) Any other conditions deemed necessary to effect the purposes of this chapter.

(B) The Board of Trustees may impose any conditions or requirements, including but not limited to those recommended by the

Plan and Zoning Commission, which it deems appropriate or necessary in order to accomplish the purposes of this chapter. The

Board of Trustees may vary the terms of area, height, yard and other development regulations for conditional uses to carry out

the purposes of this chapter. A conditional use authorized by the Board of Trustees shall be subject to all the development

regulations applicable to permitted uses in the district in which it is located, unless other regulations are specifically stated in

the conditional use permit.


REPORT TO VILLAGE OF MAHOMET PLAN AND ZONING COMMISSION

Meeting March 7, 2017


TO: Village of Mahomet Plan and Zoning Commission

CASE: Approval of the Updated Official Zoning Map.

ACTION: Recommendation to Board of Trustees

BACKGROUND:

In accordance with the Illinois Compiled Statues, the Village is required to publish an updated and current zoning map, no later than March 31st of each year. The Champaign County GIS Consortium recently completed the new zoning map entitled “2017 Official Zoning Map - Village of Mahomet, Illinois.” The new zoning map is current to December 31, 2016 and incorporates the zoning classification, annexation and subdivision related information for the Village from the previous year. (A reduced copy of the zoning map is attached to the Staff memorandum. A full sized copy will be displayed at the March 7, 2017 meeting for Plan and Zoning Commission review).

Upon adoption by the Village Board, the map entitled “2017 Official Zoning Map - Village of Mahomet, Illinois” will become the Official Zoning Map of the Village.

In 2016, two (2) ordinances for zoning district designations were adopted, both along the east side of Lombard Street. Also, one (1) conditional use permit was issued. The map has been updated to reflect those Board of Trustees actions.

VILLAGE STAFF RECOMMENDATION:

Staff recommends that the Plan and Zoning Commission review the updated zoning map and adopt the attached Resolution to recommend that the Board of Trustees approve the new Official Zoning Map for the Village.


phone (217) 586-4456 fax (217) 586-5696

A RESOLUTION CONCERNING APPROVAL AND PUBLICATION OF THE OFFICIAL ZONING MAP


conferred by the Statutes of the State of Illinois, has established land use designations and policies as set forth in Zoning Districts within the Corporate Limits of the Village; and,

WHEREAS, the Village is required to publish “a map clearly showing the existing zoning uses,

divisions, restrictions, regulations and classifications of such for the preceding calendar year”, no later than March 31st of each year; and,

WHEREAS, the Village previously published a map entitled “2016 Official Zoning Map - Village

of Mahomet, Illinois” as its Official Zoning Map; and, WHEREAS, the Village of Mahomet Official Zoning Map has been updated to reflect

annexations, rezonings, subdivisions and other changes which have taken place over the past year; and,

WHEREAS, the Village Planner and staff have reviewed the 2017 Official Zoning Map and

recommended approval of the updated map; and, WHEREAS, the Plan and Zoning Commission met and reviewed the 2017 Official Zoning Map

as submitted. BE IT THEREFORE RESOLVED this 7th day of March, 2017 by the Plan and Zoning Commission of the Village of Mahomet, Illinois, that: 1. The Plan and Zoning Commission does hereby recommend the Board of Trustees

approve/disapprove and adopt/not adopt the map, entitled, “2017 Official Zoning Map - Village of Mahomet, Illinois”, pursuant to Chapter 65, division 5, Section 11-13-19 of the Illinois Municipal Code (65 ILCS 5/11-13-19) as the Official Zoning Map of the Village of Mahomet.

2. The Plan and Zoning Commission does hereby recommend that Board of Trustees direct that

the Official Zoning Map be published and made available to the public, as required by statute. Chair, Plan and Zoning Commission



phone (217) 586-4456 fax (217) 586-5696

REPORT TO PLAN AND ZONING COMMISSION Meeting Date – March 7, 2017


DATE: For meeting March 7, 2017

PROJECT: CONDITIONAL USE PERMIT: 700 W Main Street

PETITIONER: Mahomet Area Youth Club, applicant New Hope Fellowship Church, owner

REQUESTED ACTION: A conditional use to permit the establishment of a special school (youth club)/daycare located at 700 W. Main Street, commonly known as New Hope Fellowship Church. The site is a 26,000 square foot parcel zoned R-1 Residential, Single-Family. The proposed use is a conditional use in the R-1 zoning district and would be a new location for the Mahomet Area Youth Club (152.023(B)(3)).

PUBLIC HEARING / PROCEDURAL ISSUES: The Zoning Ordinance requires the Plan and Zoning Commission (PZC) to hold a public hearing upon request for a Conditional Use permit. The public hearing was held and closed at the February 7, 2017 PZC meeting. Public notice was published in the Mahomet Citizen. Notice letters were sent to neighbors via USPS. The PZC acts in an advisory role to the Board of Trustees regarding conditional uses.

OVERVIEW: This site has an existing building and paved parking area. The petitioner desires to purchase the existing church building and convert the use to operate the Mahomet Area Youth Club. MAYC provides daytime programming during the summer and some school breaks for children ages 6 through 18. Programming includes educational and recreational activities, both indoors and outdoors. The Mahomet-Seymour School District’s ATLAS program plans to operate from this location on school days. The ATLAS program is a community based, functional life skills program for special needs students ages 18 to 22. Offices for administrative support would be housed on site and staffed during normal business hours.

The petitioner has submitted a site development plan which shows planned improvements inside and outside of the building. Factors related to the physical features of the site are also a part of the conditional use, and requirements can be established that vary from those in current Village ordinances.

LOCATION / SITE DESCRIPTION: The subject property includes Lot 6 of Scott-Lea Subdivision as well as half of the vacated street right-of-way directly to the east. It is located on the north side of W. Main Street approximately 400 feet east of the intersection of W. Main Street and Marcella Drive accessed from an unnamed Village stub street of a rock/gravel surface that to the casual observer appears to be a shared driveway.

Report to Plan and Zoning Commission Conditional Use Permit –700 W Main



MAYC would like to move their current operation from their existing location at the south east corner of Jefferson and Franklin Streets. The block where MAYC currently operates is undergoing commercial redevelopment and MAYC would like to relocate to an area that is more centrally located within a residential area to be able to better serve families. The proposed location is surrounded by residential uses. LAND USE AND ZONING:

Special and other private school or day care center uses are allowed in the R-1 district only as a conditional use. The site is surrounded by single family residential zoning and uses on all sides. MAYC would like to utilize the existing (approximately 4,800 square foot) church building and parking lot on the site. PUBLIC WATER AND SANITARY SEWER FACILITIES: The church building located on this site has existing public water and sanitary sewer service. AVAILABILITY OF PUBLIC UTILITIES: Public utilities are already established in the area. STREET ACCESS / TRAFFIC: The site is currently accessible from W. Main Street. The property uses an access drive located within an unnamed public right-of-way to enter the property at the south property line at the southeast corner of the property. At the southeast corner of property, it appears that the access drive crosses slightly into the neighboring property to the east. The Public right-of-way along the east property line was vacated and half on the vacated right-of-way is now included in this request. Vacation was approved July 13, 2000. The petitioner submitted a statement from the owner of the east half of the vacated right of way that indicates their willingness to grant an easement over the area where the current driving surface to the property encroaches into their land. STORMWATER MANAGEMENT: The development of the site must comply with the Village stormwater management ordinance. The applicant is aware of drainage issues on site caused by lack of site maintenance and is prepared to make changes to the site. There is an existing storm inlet located directly west of the property at the northwest corner of the site. A utility/drainage easement runs adjacent to this site at the northwest corner and along the west property line adjacent to Outlot 2A of Timberview Subdivision Tenth Plat. A utility/drainage easement runs from the southwest corner of the property between lots one (1) and two (2) of Scott-Lea Subdivision. It appears there are easements in place to allow the applicant to make drainage improvements to the site. The applicant has not submitted a drainage plan at this time and yet indicates intentions to. The conditional use can include the requirement to submit a detailed site grading plan and drainage calculations with the building permit application.


On-Site Vacant church building (New Hope Fellowship Church)

R-1 Residential, Single-Family District

North Single Family Residential R-1 Residential, Single-Family District

South Single Family Residential, gravel “driveway” RS Residential Suburban District

East Single Family Residential RS Residential Suburban District

West Single Family Residential R-1 Residential, Single-Family District




POLICE AND FIRE PROTECTION: The site continues to be served by Village Police and Cornbelt Fire Protection District. The property is one mile driving distance from the Village Police Department and 0.8 mile driving distance from the Cornbelt Fire Protection District. No adverse comments have been received to date. Approval by the entities of the access method and quality can be a condition of the conditional use. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan recognizes this property as institutional and is surrounded by single family detached residential. An institutional designation includes a variety of uses that generally serve the public, such as schools. These uses provide essential facilities and services to the community. Reuse of this site as a youth club appears consistent with recommendations in the Comprehensive Plan. SUITABILITY OF PROPOSED CONDITIONAL USE: This property has functioned as a church for many years. A church is an allowed use on residentially zoned property. The building, if functioning as a church in its current configuration, can accommodate up to 200 people. MAYC intends to reconfigure the interior of the church to add office space and add separate spaces for different student age groups. MAYC intends to have much fewer people on site. MAYC offers structured youth programming during the summer and school breaks. After-school programming (BLAST) is currently operated on Mahomet-Seymour school sites and not out of their existing facility on Franklin Street. Their summer program is operated on site and in the past has had between 20 and 40 students. Locating MAYC on the proposed site would make the organization more accessible to the many families that live in the area. STANDARDS FOR CONDITIONAL USES: The standards set forth below may be assured through the imposition of specific conditions for the Conditional Use Permit. The Mahomet Zoning ordinance states that Conditional uses must be planned in such a manner to assure that: 1. The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger

the public health, safety, morals, comfort, or general welfare. 2. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity

for the purposes already permitted, nor substantially diminish and impair property values with the neighborhood.

3. The establishment on the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district.

4. Adequate utilities access roads, drainage and/or other necessary facilities will be provided. 5. Adequate measures will be taken to provide ingress and egress so designed as to minimize traffic congestion

in the public streets. 6. The conditional use shall, in all respects, conform to the applicable regulations of the district in which it is

located and the Board shall find that this is a public necessity. STAFF DISCUSSION / ANALYSIS: The Conditional Use Permit process allows the Village to establish site-specific conditions upon a particular use to assure that the use does not adversely impact the neighborhood. The Plan and Zoning Commission will need to consider what conditions, if any, should be a part of the conditional use permit.




1. FENCING: The applicant has proposed a new six (6) foot tall privacy fence along the north property line and part of the west and east property lines. New fencing along with existing fencing located on a neighboring property to the east would provide buffering for the open play area and parking lot from adjacent properties.

Staff recommends that in the event that the neighboring fencing is removed or ineffective that a six (6) foot tall privacy fence be installed and maintained to continue to partially enclose the open play area on the north, west, and east property line as indicated on the site plan submitted by the applicant.

2. PARKING: The applicant has proposed 14 parking spaces on the existing paved area. The Zoning Ordinance requires this use to have one (1) space per 400 square feet of gross floor area (152.105(D)). The provided number of spaces appears to meet minimum ordinance requirements. Parking spaces must be striped and be a minimum size of nine (9) feet by 20 feet (152.002 parking space definition).

Staff agrees that the zoning ordinance parking requirements are acceptable and would allow for an appropriate amount of parking for the proposed use.

3. HOURS OF OPERATION: The applicant has indicated their intended normal hours of operation. Given the numerous outside components of the program and the adjacent residentially used properties, it seems appropriate to consider some limitations to the use of the outside features of the property. Staff recommends restricting the hours of outdoor programming operation to 7:00AM to 7:00PM, allowing no more than one day per week to operate outdoor programming after 7:00PM.

4. OUTDOOR LIGHTING: The Zoning Ordinance requires commercial uses to provide only lighting that is fully

shielded and constructed so that light rays emitted by the fixture are projected below the horizontal plain passing through the lowest point on the fixture from which light is emitted. All outdoor lighting shall be designed and installed so as to minimize uplight, spill-light and glare. Fixtures shall be designed and installed so that no light source is visible at a point two feet or higher above ground level at the property line. Illumination beyond the property line shall not exceed 0.50 foot candles at a point five feet above ground level. The applicant has not submitted a lighting plan at this time. Staff recommends allowing no light spillage over property lines and only installation of International Dark-Sky Association (IDA) acceptable lighting, which includes fixtures that are full cut off or fully shielded and minimize skyglow, glare and light trespass.

5. SITE ACCESS: The property is accessed by a private access drive located in an unnamed Village stub street.

The current drive is not adequate in width or condition to serve as a public roadway. The lowest street classification allowed in the Village is a residential alley which requires an 18-foot pavement width of permanent asphalt or concrete surface. Also, the existing drive appears to cross over slightly into the neighboring property to the east. An access easement must be provided in order to maintain the current drive configuration. MAYC has been in contact with the property owners of the neighboring property to the east and they have submitted a written statement that they support providing an access agreement to allow the driveway to cross over their property as it is currently. MAYC acknowledges the inability to




utilize the existing surface for large buses and any smaller buses operated by the school have requirements and limitations for the adequacy of access that should assure acceptable maintenance standards. The Village has not maintained the current surface nor has there been a maintenance agreement that would place such obligation onto the adjacent property owners. Staff suggests that the Board of Trustees consider arrangements that would relieve the Village from being the responsible party for the roadway given its limited service and benefit and is preparing a “right of way vacation” case for the BOT in an upcoming month. The right of way can be vacated and directed to any adjacent property. In this case, staff will be recommending the full width be vacated to the benefit of 700 W Main. As private property, the maintenance responsibility is solely on the owner and public roadway standards would not apply. Staff recommends the access drive currently located in public right-of-way be brought up to a residential alley standard by the applicant or in the event that the Board of Trustees vacates the public right-of-way, the applicant must provide an access/maintenance agreement to allow access to the property located at 702 W Main Street.

6. SIGNAGE: The existing sign for the New Hope Fellowship Church is currently located off site and in public right-of-way. The Zoning Ordinance prohibits off site signage. The existing sign must be removed. The applicant has indicated an interest in reusing a 54” X 38” sign which exists on their current site and reinstalling it as a monument style sign on the proposed site. A picture of existing signage is attached.

The Zoning Ordinance offers multiple options for dealing with certain non-residential uses allowed in residential areas.

Institutional signs are allowed in all zoning districts without a permit when complying with the following requirements: Any sign or bulletin board setting forth, or denoting the name of or simple announcement for any public, charitable, education or religious institution, when located on the premises of the institution, provided the sign or bulletin board or both shall not exceed a total of 20 square feet in display surface. If building mounted, these signs shall be flat wall signs, and shall not project above the roof line or front facade of the building. If freestanding, the total height shall not exceed six feet.

Signs for nonresidential uses permitted in residential zones (e.g., churches, schools and the like) require a permit and shall be subject to the sign regulations for the C-1 zoning district, which allows a 32 square foot sign at a maximum height of 15 feet.

Staff recommends allowing one (1) unlit monument style sign with a sign area of no larger than 25 square feet and a maximum sign height of four (4) feet. The sign must be located on the proposed site out of public right-of-way and is subject to setback and other applicable sign requirements in the zoning ordinance.

7. OUTDOOR TRASH CONTAINERS: The Zoning Ordinance requires commercially zoned properties to provide

screening for any outdoor trash containers. This is a non-residential use in a residentially zoned area. Staff recommends requiring an enclosure around any outdoor trash containers.




VILLAGE STAFF RECOMMENDATION: Village staff recommend the PZC impose the following conditions on the conditional use permit: 1. A six (6) foot tall privacy fence must be maintained along the west, north, and east property lines to partially

enclose the open play area as indicated on the site plan submitted by the applicant. Neighboring fencing may be utilized to meet this requirement but in the event that neighboring fencing is removed or ineffective a fence must be installed at that time.

2. Limit the hours of outdoor programming operation to 7:00AM to 7:00PM, allowing no more than one day per week to operate outdoor programming after 7:00PM.

3. No light spillage over property lines and only installation of International Dark-Sky Association (IDA) acceptable lighting will be allowed.

4. The access drive (currently located in public right-of-way) must be either brought up to a residential alley standard by the applicant or in the event that the Board of Trustees vacates the public right-of-way, the applicant must provide an access/maintenance agreement to allow access to the property located at 702 W Main Street.

5. Allow one (1) unlit monument style sign with a sign area of no larger than 25 square feet and a maximum sign height of four (4) feet. The sign must be located on the proposed site out of public right-of-way and is subject to setback and other applicable sign requirements in the zoning ordinance.

6. An enclosure must be provided around any outdoor trash container(s). 7. All activities must be carried out in accordance with the appropriate Village, State, and Federal permits and

rules and regulations. Any conflicts between the permit applications and the Site Plan must be resolved with the appropriate agencies.

8. The site must comply with all applicable provisions of the Zoning Ordinance. ATTACHMENTS:

1) Property Aerial / Zoning Map 2) Site Plan, submitted by applicant 3) Signage exhibit 4) Vacation exhibit 5) Draft Resolution 6) Conditional Use Regulations excerpt

MEMO Cond Use MAYC 700 W Main PZC 03072017.doc


Date: Friday, January 27, 2017

Conditional Use MAYC Feb 2017

N40

Feet

Office

Tlt.

Tlt.

Tlt.

Tlt.

Kitchen

Stair

Chapel

BOARDROOM

Office

Entry

Baptistry

ramp

Clo

set

visionpanel in

door

slidingwindow

removedoor

Laundry???

poll table

Paved parking

Gravel

MAYC

SHED 1

SHED 2

TRA

ILER

TABLE

Dumpster

Dumpster

Open PlayArea

SWINGSET

TETHER BALL

PLAYSET

BASKETBALL

EXISTING FENCE

BIKERACK

ALUMINUM CANDUMPSTERS

ADARAMP

NEW 6' TALL SOLID FENCE

WATERWAYPROPERTY LINE

PROPERTY LINE

PICNIC TABLE

NEW 6' TALL SOLID FENCE

MAYC Sign (Planned to be a monument sign – 44” includes 6” at top that is open)

Current Sign at New Hope (Currently 27” off the ground – 4” at top of sign is open)


Date: Tuesday, February 21, 2017

Area for ROW vacation

N60

Feet

RESOLUTION FOR PLAN & ZONING COMMISSION

A Resolution Concerning a Conditional Use Permit for a special school/day care center in the R-1 Residential, Single-Family District at 700 W. Main Street

WHEREAS, the Board of Trustees of the Village of Mahomet, pursuant to the authority conferred by

the Statutes of the State of Illinois, has established certain standards and procedures,

including Comprehensive Plan designations and policies for the use of land and for zoning

establishment and amendment within the corporate Limits of the Village of Mahomet,

Illinois; and,

WHEREAS, the Petitioner, Mahomet Area Youth Club, as a contract purchaser, requested a

conditional use permit be granted under the terms of the Village Zoning Ordnance to

allow for a special school and daycare center to be located within the R-1 Residential,

Single-Family Zoning District; and,

WHEREAS, the subject project is located at 700 W. Main Street and the legal description for the

proposed Conditional Use Permit is as follows:

Lot 6 in Scott-Lea Subdivision, as per plat recorded in Plat Book “S” at page 70, situated

in Champaign County, Illinois;

And the West ½ of the Vacated Street lying to the East of and adjacent to said Lot 6, as

vacated by document 2000R15780, situated in Champaign County, Illinois.

WHEREAS, the Petitioner has submitted certain documents for review and approval by the Village;

and,

WHEREAS, a Public Hearing concerning the proposed Conditional Use Permit was held on February

7, 2017 by the Plan and Zoning Commission to solicit evidence and testimony from the

public; and,

WHEREAS, the Village Planner, Village Consulting Engineer, and Village Attorney provided staff with

technical background, review and analysis regarding the requested conditional use; and,

WHEREAS, the Plan and Zoning Commission met and reviewed the evidence and testimony

submitted and considered all of the available factual evidence concerning the requested

action; and,

WHEREAS, the Plan and Zoning Commission adopted findings of fact and further provided a

recommendation to the Board of Trustees to approve the requested action; and,

WHEREAS, the Board of Trustees met and reviewed the evidence and testimony submitted and

considered all the available factual evidence concerning the requested action.

Resolution for Plan and Zoning Commission Conditional Use for a Special School/ Daycare Center

700 W. Main Street March 7, 2017

Page 2

BE IT THEREFORE RESOLVED this 7th day of March, 2017 by the Plan and Zoning Commission of the Village

of Mahomet that:

1. The Plan and Zoning Commission does hereby recommend the Board of Trustees GRANT / DENY the requested Conditional Use Permit for a Special School and Daycare Center at the above described property.

2. The Board of Trustees does hereby further state that the conditional use shall be subject to the following conditions:****

a. The tower complies with Ordinance provisions.

b. Fencing? Outdoor skateboarding.

c. The Permit is subject to termination upon any further subdivision of the property or change of zoning.

d. ___________________________________________________________________________

3. The Plan and Zoning Commission does hereby confirm the following findings of fact regarding the requested Conditional Use Permit:

a. The establishment, maintenance, or operation of the Conditional Use WILL / WILL NOT be

detrimental to or endanger the public health, safety, morals, comfort or general welfare; b. The conditional use WILL / WILL NOT be injurious to the use and enjoyment of other property

in the immediate vicinity for the purposes already permitted nor substantially diminish and impair property values within the neighborhood;

c. The establishment of the conditional use WILL / WILL NOT impede the normal and orderly

development and improvement of surrounding property for uses permitted in the district; d. Adequate utilities, access roads, drainage, and/or other necessary facilities WILL / WILL NOT

be provided; e. The conditional use DOES / DOES NOT in all other respects conform to the applicable

regulations of the district in which it is located; f. There IS / IS NOT a public necessity for the conditional use at this site; g. The proposed conditional use DOES / DOES NOT conform with the intent of the Village

Comprehensive Plan. h. The proposed conditional use WILL / WILL NOT be compatible with the established land use

pattern in the vicinity.

Resolution for Plan and Zoning Commission Conditional Use for a Special School/ Daycare Center

700 W. Main Street March 7, 2017

Page 3

i. The site IS / IS NOT suitable for the proposed conditional use. j. The proposed conditional use WILL / WILL NOT significantly adversely impact existing traffic

patterns. k. Adequate facilities for municipal water supply and wastewater disposal ARE / ARE NOT

available for the site. l. Adequate provisions for stormwater drainage ARE / ARE NOT available for the site. m. The proposed conditional use WILL / WILL NOT adversely impact police protection, fire

protection, schools, or public facilities. n. The proposed conditional use WILL / WILL NOT conflict with existing public commitments for

planned public improvements. o. The proposed conditional use WILL / WILL NOT preserve the essential character of the

neighborhood in which it is located. p. The proposed conditional use WILL / WILL NOT alter the population density pattern and WILL

/ WILL NOT adversely impact public facilities. q. The proposed conditional use WILL / WILL NOT result in private investment that will be

beneficial to the proper development of the community. r. ___________________________________________________________________________

_____________________________________________________________________________________________________

4. The approval recommended above shall be subject to the fulfillment of the conditions set forth in

Item 2 above. In the event that these conditions are not fulfilled, the Conditional Use Permit may become void and no occupancy permit for the project may be issued, or the occupancy permit previously issued may be revoked.

RES COND USE 700 W. Main Street PZC 030717.doc

§ 152.120 GENERALLY.

(A) The President and Board of Trustees of the village shall decide upon application for conditional use permits specifically

listed in the district regulations of this chapter.

(B) Before authorizing the issuance of a conditional use permit, a public hearing shall be held before the Plan and Zoning

Commission, after which a report and recommendations shall be submitted in writing by the Commission to the Board of

Trustees.

(C) The Commission may recommend and the Board, in turn, may impose conditions that are consistent with development

regulations in this chapter or otherwise vary from the development regulations as will, in the Board’s judgment, assure the

following:

(1) The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the

public health, safety, morals, comfort or general welfare;

(2) The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for

the purposes already permitted nor substantially diminish and impair property values with the neighborhood;

(3) The establishment of the conditional use will not impede the normal and orderly development and improvement

of surrounding property for uses permitted in the district;

(4) Adequate utilities access roads, drainage and/or other necessary facilities will be provided;

(5) Adequate measures will be taken to provide ingress and egress so designed as to minimize traffic congestion in

the public streets; and

(6) The conditional use shall in all other respects conform to the applicable regulations of the district in which it is

located and the Board shall find that there is a public necessity.

§ 152.121 REQUIREMENTS FOR CONDITIONAL USES.

(A) The Plan and Zoning Commission shall make a recommendation to the Board of Trustees for or against the proposed

conditional use, and may also recommend additional conditions and requirements as are appropriate or necessary for the

protection of public health, safety and welfare and to carry out the purposes of this chapter, including, but not limited to, the

following:

(1) Regulate the location, extent and intensity of the uses;

(2) Require adherence to an approved site plan;

(3) Require landscaping and the screening of those uses by means of fences, walls or vegetation;

(4) Stipulate required minimum lot sizes, minimum yards and maximum height of buildings and structures;

(5) Regulate vehicular access and volume and the design and location of parking and loading areas and structures;

(6) Require conformance to health, safety and sanitation requirements as necessary;

(7) Regulate signs and outdoor lighting; and

(8) Any other conditions deemed necessary to effect the purposes of this chapter.

(B) The Board of Trustees may impose any conditions or requirements, including but not limited to those recommended by the

Plan and Zoning Commission, which it deems appropriate or necessary in order to accomplish the purposes of this chapter. The

Board of Trustees may vary the terms of area, height, yard and other development regulations for conditional uses to carry out

the purposes of this chapter. A conditional use authorized by the Board of Trustees shall be subject to all the development

regulations applicable to permitted uses in the district in which it is located, unless other regulations are specifically stated in

the conditional use permit.

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