Wood Dale Planning, Zoning & Building Committee discuss city reimbursement
The Wood Dale Planning, Zoning & Building Committee met Sept. 8 to discuss city reimbursement.
Here are the meeting's minutes, as provided by the committee:
Planning and zoning staff assist residents and businesses with zoning interpretations, site plan reviews, subdivisons, and annexations.
PZB COMMITTEE September 8, 2016
PLANNING, ZONING & BUILDING COMMITTEE MINUTES
Committee Date: September 8, 2016 Present: Ald. Catalano, Jakab, Messina, Sorrentino, Susmarski, R.
Wesley & Woods Absent: Ald. E. Wesley Also Present: Mayor Pulice, Treasurer Porch, City Manager Mermuys,
Chief Vesta, M. York, E. Cage, K. Chrisse, S. Heckler Meeting Convened at: 7:33 p.m.
APPROVAL OF THE MINUTES: The minutes of the August 11, 2016 meeting were approved as presented.
REPORT AND RECOMMENDATION: ANNEXATION AND CITY SERVICES CONNECTION INCENTIVE CLARIFICATION
DISCUSSION: Ms. Chrisse clarified the goals of the program. All Committee members were agreement with those goals. A letter was sent to areas A-M properties which are the easier ones to annex with what the City is offering. She confirmed the legal fees are to be part of the annexation fees being waived. All present agreed to approve this.
Tap-On Free Waiver - A letter was sent to property owners offered waiver of water tap- on fees. She asked if fees for the sewer connection also be waived. The current fee is $720.00 for single-family residential. Ald. Catalano made a motion, seconded by Ald. Jakab, to approve waiving. Upon a voice vote, the motion was carried.
The next issue discussed was whether the City reimbursement should include costs of connection to sewer. All agreed it should include those costs.
Ms. Chrissie showed a diagram of a property that is comprised of two lots. She asked if Committee wants to encourage extension of utilities as part of this program, and if so, would the amount of reimbursement increase. She asked if the City wants to encourage these people to extend as would be required for them to connect and offer additional incentive so city does not have to do all the water main. Mayor Pulice asked if this can we done in-house. Mr. York stated they could not do a line 100-300 feet long in-house; he would need a company to come in, depending on the length of the service line. He noted that it becomes more incrementally expensive. Ms. Chrisse pointed out the City is not paying the entire cost of the connection, and that this would be a case by case basis. The intent is to get it done and have the City put in the water/sewer line. Mr. Cage said this would be part of the City, although they may be put on a waiting list. Ms. Chrisse commented that if they have a property that comes in and an extension of a water or sewer line is required, and if the city is going to install, there may be a delay on the part of the petitioner. Typically with an annexation, the City wants them to hook up within a certain amount of time, so she is looking for direction. Mayor Pulice emphasized that the City’s goal is to incorporate that whole 60 acres at some point, and suggested getting all neighbors to do it at once. Ms. Chrisse asked if the City is willing to increase the reimbursement so they could do it or does the city want to have control. Ald. Woods stated that the City needs to have the control. If there is an emergency, that situation would need to be assessed at that point.
Street patching – Ms. Chrissie asked if the Petitioner should be responsible for street patching to allow them more flexibility in scheduling the work, eliminate potential delays and reduce burden on staff. Ald. Jakab stated that he has an issue with the resident doing it since they may not meet the standards of the street. Ald. Woods said that the City should still keep it as the goal is to reduce the cost and entice those people to tap on. All agreed with that direction.
Development of vacant land – Ms. Chrisse asked if an incentive should be offered for unimproved land looking to annex. Ald. Woods said he would look for the consistency, and that whatever the City can do to entice more people to do it sooner would be the direction he’d recommend. Ms. Chrisse stated that the only way they could develop the property is by annexing. Direction was given that an incentive should be offered. The question was then asked about the incentive being the same as for improved properties on private well and septic. It was agreed that they would be given the same incentive.
Ald. Sorrentino expressed concern about the recapture fees. Ms. Chrisse explained that if the City does the work, that would not be an issue. Ald. Messina asked if the Council could get reporting on who would be taking advantage of the new tap-on. Ms. Chrisse explained that information all comes to Council members in the form of an annexation agreement with the terms of the agreement for a public hearing at City Council each time.
Ms. Chrisse then asked about unincorporated properties that are already connected to City services and whether the City should pursue annexation of those properties. It was agreed that the City should do so.
Ms. Chrisse asked if involuntary annexations be pursued if voluntary annexation is not likely. She noted they are already on city services, either one of both. All members agreed not to do this at this time.
Ms. Chrisse asked if there other options that should be pursued to encourage annexation. Ald. Jakab said he would not want to pursue the involuntarily annexations. Ald. Woods said staff can let them know the offer is on a time frame and may not be around later, so at some point in time they will get everyone annexed in.
Ms. Chrisse asked if easements should be required for annexations for potential future public utility and drainage needs. All agreed they should be required. Ald. R. Wesley asked who would maintain them and was told it would be the property owner.
Ms. Chrisse asked about using this incentive program to encourage the connection for private well and/or septic to City services for those already incorporated Private well and/or septic for incorporated properties. It was agreed it should be.
VOTE: See above for each item discussed.
REPORT & RECOMMENDATION: REZONING OF PROPERTY LOCATED AT 365 E IRVING PARK RD
DISCUSSION: Ms. Chrisse reviewed the location of the property on the zoning map along with photos of the garage and home, front and back. She reviewed the uses allowed in C-3 districts. The property has a building which takes up the majority of the property, noting that parking is a challenge on this site. There is one dwelling unit on the top floor which requires two parking spaces, and a minimum of six parking spaces would be needed. The CDC recommended denial for several reasons, including the fact that it is not consistent with the Comprehensive Plan and UDO. Ald. Messina commented that Irving Park needs to be cleaned up and that taking up more space for parking is not a good idea. Ald. Jakab was concerned about another motorcycle repair shop going in there if they allow it and the business doesn’t make it. Ms. Chrisse stated that rezoning would allow all the other uses listed, including motor vehicle repair and towing service without on-site impound. Ms. Chrissie noted that the request is to rezone. Ald. Woods stated that there are enough spaces for the people who work there and clients to come and go, and the cars being worked on would be kept inside. He stated that there has to be some middle ground to allow the petitioner to get a return on the building and keep City Council happy. Mayor Pulice asked why the City is not going for Special Use on this.
Ms. Chrissie said there’d have to be a text amendment to do so, but it would be an option that could be considered.
The Petitioner was present, Joe Tullo, who is the owner of the building at 365 Irving. He paid half a million for it ten years ago and most of the time it has set empty. The previous renter was evicted after three months for not paying rent. He is looking for valuable tenants and to try to rent it on a special use takes three months, so they would look elsewhere. The building is suited for repair and he does not want a motorcycle place in the building. The only inquiries he has are for automotive use only. This is a family owned business and he has a mortgage, taxes and large insurance. He also has family living in the building. Mr. Tullo stated that he has done everything the city has asked of him and is now looking for a solution. Only one or two bays would be allowed in there, and the person expressing interest is a community member and not some fly- by-night operation. This individual has experience in repairing German specialized cars. Mr. Tullo has listed the property under multiple services and made every effort to try and get a tenant. Meanwhile, he has dealt with gang vandalism, dumping, graffiti, dirt, etc. which is not good for the City. He noted that Arlington Heights is offering incentives to bring small businesses into their community. Other communities are making efforts to actively recruit businesses to their communities. There is plenty of room in that building to store 30 cars inside and the vehicles won’t be junks.
Ald. R. Wesley said there are others in Mr. Tullo’s situation, and wanted to know if this tenant is going to rent out the entire building. Mr. Tullo said that he would be, and plans to have a waiting room and area to sell accessories and parts. He noted the renter already has a client base built up. Mr. Tullo would prefer the whole building be under one tenant. Ald. R. Wesley asked why he applied for rezoning and not Special Use. Mr. Tullo said he has done Special Uses and it requires too much time so he could lose the renter. Ms. Chrisse said if a Special Use is granted, it can be revoked if they aren’t meeting all the terms of that use. Ald. Catalano asked if there is a way to speed up the three month Special Use process; Ms. Chrisse stated that is a typical time frame.
Ald. Sorrentino commented that Mr. Tullo is paying for the sins of the previous tenants and that the slate should be wiped clean and everyone should be open minded. He pointed out a German import vehicle would not be left on the street for risks of theft and/or damage. He feels the City should give Mr. Tullo the benefit of the doubt. Ald. Messina asked how long the lease might be; Mr. Tullo guessed two or three years, but noted they haven’t gotten that far in discussions. He then asked if the dock door in the front would be accessible facing Irving Park. Mr. Tullo stated that it is currently a two-car deep garage for the tenants, but with some work it is possible. Ms. Chrisse stated that rezoning, a text amendment and Special Use are all about the same time frame. Ald.
Woods asked if automotive is an allowed Special Use in C2 and was told it is not, so a text amendment would be needed.
Ms. Chrisse clarified that warehouse and storage is a Special Use under C2. As far as auto sales, C3 would not allow automobile sales. Ald. Susmarski asked Mr. Tullo if he came to the City for Special Use before. Mr. Tullo responded that he was at a meeting in the past and was denied. Ald. Susmarski then asked for the video of the meeting showing what Mr. Tullo was told at that time.
A 28-year resident at 254 N. Ash, Mr. Petkovic, addressed Committee. He does not want to mix residential and industrial. He recalled a few years ago there was a fire across the street at an auto repair shop. He also pointed out that Mr. Tullo’s building doesn’t comply with any parking whatsoever. He then talked about the parking along Irving Park and issues that arose when it used to be an auto repair shop.
Ald. Jakab asked Mr. Mermuys if purchasing the property could be discussed next week and was advised that discussion is usually handled during Executive Session. Ald. Messina commented that it is a good building to approach for the façade program and asked that a proactive plan be created by city staff to clean up the sins of the past to clean up Irving Park. Ms. Chrisse stated that staff did talk with the property owner about the program and he declined at this time, saying he would consider in the future. Mr. Tullo explained he would love to utilize the façade program, but it is difficult at this time with a mortgage payment, taxes and a large insurance bill.
The owner of the liquor store at 355 E. Irving, Gina, addressed the Committee. She explained that she has had previous dealings with the owner regarding his customers and parking issues. She stated that Mr. Tullo’s problems can’t be their problems. She noted that it is not safe for cars to pull backwards on to Irving Park so she doesn’t know why that is allowed. Ald. Messina asked Ms. Chrisse if she could again have the conversation with Mr. Tullo regarding the façade improvement program. Mr. Mermuys reminded him that Mr. Tullo just told Committee that he had that conversation and would consider it in the future.
Mr. Mermuys recommended this item be passed along to City Council next week for further discussion when the City Attorney is present. At that meeting, six votes will be needed to pass.
VOTE: Ald. Woods made a motion, seconded by Ald. Susmarski , to approve going forward with the Request for rezoning the property located at 365 E. Irving Park next week. A roll call vote was taken, with the following results:
Ayes: Ald. Susmarski, Woods, Sorrentino Nays: Ald. Catalano, Jakab, Messina & R. Wesley Abstained: None Motion: Failed
REPORT & RECOMMENDATION: CITY DECORATIVE ENTRANCE/WAYFINDING SIGNS PHASE II
DISCUSSION: Mr. Cage reported that the City is moving through the decorative sign program and that the signs have been received favorably. He is looking for direction on three specific questions. The first is whether the Committee wishes to continue with the Sign Program and budget additional funding. Ald. Woods stated he does want to move forward in the most expeditious manner possible and increase the amount of money spent per year to get it completed.
Mr. Cage distributed a photo of an example of some existing decorative street signs done by another community. He explained there is a Wood Dale homeowner’s association interested in installing some decorative street signs. He asked if Committee wants to allow other entities the ability to purchase and install signs designed by the City at their own expense. These would be consistent with the decorative signs.
Royal Oaks resident, Cathy Raymond, addressed the Committee. She stated the homeowners in her area liked the signs, which is why their Board is requesting to do them. They do not know the cost, and understand they would have to match everything else in the City. They would like to see something with the oak leaf on it or Wood Dale initials. Mr. Mermuys stated that the design specs in the packet show the approved street sign, but that everyone likes the signs that are up now, so maybe a leaf graphic could be approved. He explained that is why staff is coming to Committee tonight - to see if they want to hang that design. Ald. Woods commented that he thought Streetscape was going to talk about a way to decorate the entry way signs and then review the leaf. Once it is fine tuned, they would be rolled out. Ald. Sorrentino complimented the Association for wanting to help beautify the City.
Mr. Cage clarified that adding the leaf to the signs is something the City is interested in doing with a few options and choices. The installation is similar to the one located across from City Hall. There are a few different options as far as the way it can be attached to the pole. Mr. Mermuys stated that Streetscape will work on some minor tweaks to the street signs and the base of the gateway signs, but staff can continue to order the ones like the one in front of City Hall. Ms. Chrissie clarified that the discussion is modifying the base at Streetscape and that there are some cheaper options.
Mr. Cage explained that the entry signs already installed cost $42,000, and that $50,000 will get a number of signs. Mayor Pulice asked how many signs total it would be. Mr. Cage said the sign company would be happy to expedite as many signs as the City wants to do. Mr. Cage stated that the major gateways are the two installed on Irving Park and Elizabeth. The wayfinding signs are significantly less, but cost is escalated due to the reinforced pole needed. He will provide the total cost once he’s reviewed it.
Ald. Sorrentino thanked Linda at Holy Ghost for doing flowers. Ald. Jakab asked who installs the signs, and was informed the large monument signs are done by the company, and City staff does the street signs.
Direction was given to move forward with additional gateway signs as they are now.
REPORT & RECOMMENDATION: COMMUNITY DEVELOPMENT – PURCHASE OF VEHICLE
DISCUSSION: Mr. Cage presented three options, all within budget, for the purchase of a vehicle. He explained the majority of miles are within Wood Dale. He compared the various pros and cons of all three options.
VOTE: Ald. Catalano made a motion, seconded by Ald. Sorrentino, to approve the purchase of a Ford Fusion Hybrid vehicle for Community Development in a not-to-exceed amount of $28,643.00. A roll call vote was taken with the following results:
Ayes: Ald. Catalano, Jakab, Messina, Sorrentino, R. Wesley, Woods Nays: Ald. Susmarski Abstained: None Motion: Carried
ITEMS TO BE CONSIDERED AT FUTURE MEETINGS:
• Comprehensive Plan RFP (October 13th)
• Chapter 4 Code Revisions (October 13th)
• Commercial Occupancy Program/Business License Fee Structure (October 13th)
• Thorndale Rezoning (Fall)
• Purchasing 365 E. Irving Park Road (Ald. Woods)
ADJOURNMENT: The meeting adjourned at 9:41 p.m.
Minutes taken by Eileen Schultz