Peoria Standard

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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