City of Peoria Planning & Zoning Commission met April 6.
Here is the minutes as provided by the commission:
Roll Call
The following Planning & Zoning Commissioners were present: Michele Anderson, Wes Durand, Mark
Misselhorn, Richard Unes, Nick Viera, and Chairperson Mike Wiesehan– 6. Commissioners absent: Eric Heard
– 1.
City Staff Present: Leah Allison, Shannon Techie, Madeline Wolf
Minutes
Commissioner Misselhorn moved to approve the minutes of the Planning & Zoning Commission meeting held
on March 2, 2017; seconded by Commissioner Durand.
The motion was approved viva voce vote 6 to 0.
Swearing in of Speakers
Speakers were sworn in by Staff Member Madeline Wolf.
Regular Business
Case No. PZ 17-08(Continued from 03/02/2017)
Hold a Public Hearing and forward a recommendation to City Council on the request of Brandon Dean of Dean
Custom Builders, LLC to amend an existing Ordinance No. 15,627 as amended in a Class R-6 (Multi-Family
Residential) District to modify building type, placement and access for the property identified as Parcel
Identification No. 09-29-126-013 which is generally located at the northeast corner of Knoxville Avenue and
Deerbrook Road, along the west side of Oakwood Drive. The subject property is part of the Oakbrook Park
Villas Multi-Family Plan with an address of 11217 N Oakwood Drive, Peoria Illinois (Council District 5).
Senior Urban Planner, Leah Allison, Community Development Department, stated the petitioner withdrew the
request.
Case No PZ 17-11
Hold a Public Hearing and forward a recommendation to City Council on the request of Ahsan Usman to
amend an existing Special Use Ordinance Nos. 14,028 and 16,174, as amended, in a Class C-1 (General
Commercial) District for a Hotel, to construct a building addition and utilize portions of an existing building
for an Assisted Living Facility, for the property identified as Parcel Identification No. 14-30-101-007 with an
address of 2726 W Lake Avenue, Peoria Illinois (Council District 4).
Senior Urban Planner, Leah Allison, Community Development Department, noted staff requested a deferral of
the case. In response to Commissioner Unes’ request for clarification for staff’s request to defer the case, Ms.
Allison said the 30 day deferral allowed the time for the petitioner to provide a complete revised site plan.
Altsan Usman, petitioner, formally requested to defer the request for 30 days.
Chairperson Wiesehan opened the Public Hearing at 1:04p.m.
Cliff Gunther, a concerned citizen, expressed concern for property maintenance, limited onsite parking,
minimal public transportation services, and lack of sidewalks on the subject property
With no further interest to provide public testimony, Chairperson Wiesehan closed the Public Hearing at
1:16p.m.
Motion:
Commissioner Unes made a motion to defer the request for 30 days; seconded by Commissioner Durand.
The motion was approved viva voce vote 6 to 0.
Commissioner Viera announced his abstention from Case No. PZ 17-10.
Case No. PZ 17-10
Hold a Public Hearing and forward a recommendation to City Council on the request of Bruce Mehl, to obtain
a Special Use in a Class R-3 (Single-Family Residential) District for an Assisted Living Facility for the property
identified as Parcel Identification No. 14-19-204-014, with an address of 5200 N Hamilton Road, Peoria
Illinois (Council District 4).
Senior Urban Planner, Leah Allison, Community Development Department, read Case No. PZ 17-10 into the
record and presented the request. Ms. Allison provided the summary of the proposal, background of the
property, and the Development Review Board analysis as outlined in the memo.
The Development Review Board recommended APPROVAL of the request subject to the following conditions:
1) Garbage dumpsters must be placed in a six to seven foot tall, four-sided, solid enclosure with a
gate for access.
2) All ground, wall, and roof top mechanical equipment must be screened from view.
3) Signage in compliance with the requirements of the Unified Development Code
4) Payment of parking impact fee or provide permeable parking surface for parking spaces in excess
of 11.
5) Installation of sidewalk and curb along the entire property frontage on Hamilton Road and Camille
Street. Drainage structures/inlets to be relocated or modified to accommodate the new sidewalk and
curb.
6) Storm water Management in accordance with the City’s recently revised Erosion, Sediment and
Storm water Control Ordinance.
7) Installation of a fire hydrant at the south entrance. Specific location to be determined by Fire
Department and ILAWC.
Commissioner Anderson expressed concern for Condition No. 4; Anderson supported the petitioner’s request
for 27 parking spaces. Anderson inquired if the existing parking was to remain.
Ms. Allison responded to Commissioner Anderson the intent of Condition No. 4 was to avoid over parking.
Bruce Mehl, petitioner, noted his 30 year ownership of the subject property commonly known as Wee Tee
Golf, and spoke to the plan to sell the property to OSF for an Almost Home Kids facility. Mr. Mehl noted an
existing facility in Naperville, Illinois. In response to Commissioner Wiesehan’s inquiry. Mr. Mehl confirmed
the entire 14.8 acres will be sold to OSF.
Joe Savala, representing OSF Healthcare, noted his appreciation for staff’s presentation of the proposal. Mr.
Savala said the plan was to develop the south east corner of the subject property and maintain the remainder
of the property for community use. In regard to Condition No. 4, Mr. Savala shared Commissioner Anderson’s
concerns. In response to Commissioner Wiesehan’s inquiry regarding the existing south parking lot, Mr.
Savala noted the intent was to remove the existing parking and replace it with green space.
In response to Commissioner Anderson’s inquiry regarding the number of existing parking spaces, Mr. Mehl
noted eighty (80) parking spaces existed on the site.
In response to Commissioner Unes’ inquiry regarding the affiliation of Almost Home Kids with the Children’s
Hospital, Mr. Savala said the children staying at the Almost Home Kids will arrive from the Children’s Hospital
as a transition to his or her primary residence.
Commissioner Misselhorn was in favor of staff’s support of the project. Misselhorn noted the site plan did not
include sidewalks on the west and south side of the property. Commissioner Misselhorn requested Mr. Savala
speak to Condition No. 5.
Mr. Savala said the development planned to have sidewalks on the south side of the property. Mr. Savala said
he will continue to work with the civil engineer and will consider staff’s recommendations. In response to
Commissioner Misselhorn’s inquiry, Mr. Savala said all existing structures on the subject property will be
removed.
Sean Larson, Civil Engineer representing OSF Healthcare, noted the grading from the existing miniature golf
course will remain and trees must be removed for the installation of sidewalks on both streets.
In response to Commissioner Misselhorn’s request to provide a summary of the public meetings regarding
the request, Mr. Savala said the two (2) meetings were positive and neighbors were supportive. During the
meeting, questions or concerns related to storm water and traffic counts were discussed. Mr. Savala noted the
proposed use will generate less traffic than the existing use.
Chairperson Wiesehan opened the Public Hearing at 1:27p.m.
Colette Sluser, an interested citizen, spoke in favor of the OSF request and noted Bruce and Kelly Mehl have
been great neighbors.
With no further interest from the public to provide public testimony, Chairperson Wiesehan closed the Public
Hearing at 1:29p.m.
Motion:
Commissioner Anderson made a motion to approve the request with DRB recommendations and conditions
with the exclusion of Condition No. 4 and to allow 30 parking spaces; seconded, by Commissioner Misselhorn.
Commissioner Anderson referred to the discussion of allowing more spaces for an Assisted Living Facility and
supported the petitioner reducing the number of existing spaces from 80 to 30. Commissioner Anderson
noted her support of OSF facilities in the area.
Commissioner Misselhorn agreed with Commissioner Anderson and supported the motion. Commissioner
Misselhorn noted the unique circumstances of the facility and added his preference to allow flexible parking
requirements for Assisted Living Facilities. Commissioner Misselhorn said OSF Healthcare has been a good
steward in the community and trusted the project would ultimately improve the storm water runoff and
aesthetics of the site with the proposed request.
Commissioner Unes supported the motion. Commissioner Unes noted the mission of Almost Home Kids
would be the best project for children in the area.
Chairperson Wiesehan commended OSF Healthcare for the proposed project and applauded the petitioner for
his and her efforts. Chairperson Wiesehan was in support of the motion as the neighbors were in favor or the
proposal.
The motion was approved viva voce vote 5 to 0.
Yeas: Anderson, Durand, Misselhorn, Unes, Wiesehan – 5.
Nays: None.
Abstention: Viera – 1.
Case No. PZ 17-A
Hold a Public Hearing and forward a recommendation to City Council on the request of the City of Peoria to
amend Appendix A, the Unified Development Code, relating to various text amendments.
Senior Urban Planners, Leah Allison and Shannon Techie, Community Development Department, read Case
No. PZ 17-09 into the record and provided a summary of the proposed text amendments as outlined in the
memo.
The Development Review Board recommended APPROVAL.
Chairperson Wiesehan referred to Screening of Mechanical Units and expressed concern for the proposed
amendment. Chairperson Wiesehan supported the allowance of paint as an acceptable method of screening
for new commercial structures in an effort to be economic development friendly.
Ms. Allison noted painting of mechanical units on new construction was not an effective form of screening.
Ms. Techie reviewed the amendment to Bee Keeping: it was not required for beekeepers to provide
documentation of state approval; however, the hives must meet performance standards and if there was a
complaint, the beekeeper must provide state approval documentation at that time.
Commissioner Viera requested confirmation the requirement for commercial screening accounted for the size
and placement of the unit. Commissioner Viera expressed concern for narrowing the ordinance, specifically
discussing Section 5.3.B.e., Section 5.4.5.B.3., Section 5.4.5.B.4., and Section 6.6.9.A.2.e.
Commissioner Misselhorn supported the option for new construction to paint mechanical units to meet
screening requirements as it was cost effective approach. Commissioner Misselhorn supported the intent of
the requirement to provide an aesthetically pleasing visual for mechanical units.
Discussion ensued regarding screening of mechanical units.
Ms. Allison and Ms. Techie noted they will review the recommendations of the commission in regard to the
various proposed text amendments.
Motion:
Commissioner Anderson made a motion to approve the proposed text amendments with the exception of the
modification proposed to Chapter 5 and 13 of City Code in regard to Screening of Mechanical Units with the
inclusion minor changes may be made without Planning and Zoning Commission approval; seconded, by
Commissioner Viera.
The motion was approved viva voce vote 6 to 0.
Commissioner Anderson made a motion to defer the amendment to Chapter 5 and 13 for 30 days for staff to
modify the Screening of Mechanical Units; seconded, by Commissioner Viera.
The motion was approved viva voce vote 6 to 0.
Citizens' Opportunity to Address the Commission
Chairperson Wiesehan thanked Commissioner Viera for his contribution to the Planning & Zoning
Commission during his appointment as Viera was moving out of the area.
Commissioners Anderson, Durand, Misselhorn, and Unes echoed their gratitude for Commissioner Viera’s
participation on the commission.
It was determined there were no citizens present to address the Planning & Zoning Commission at 2:45p.m.
Adjournment
Commissioner Misselhorn moved to adjourn the regularly scheduled Planning & Zoning Commission Meeting;
seconded by Commissioner Anderson.
The motion to adjourn was approved viva voce vote 6 to 0.
The Planning & Zoning Commission Meeting was adjourned at approximately 2:47p.m.
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