West Chicago Development Committee reviews consultants for the Central Main Street plan
West Chicago Development Committee met Monday, Dec. 12.
West Chicago Development Committee is located at 475 Main St, West Chicago.
Here are the minutes as provided by West Chicago:
Approved January 9, 2017
December 12, 2016, 7:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 P.M.
Roll call found Aldermen John Banas, James Beifuss, Melissa Ferguson, Jayme Sheahan, John Smith and Chairman Rebecca Stout, present.
Also in attendance was Director of Community Development, John Said.
2. Approval of Minutes.
A. November 14, 2016
Alderman Banas made a motion to approve the minutes with changes, which was seconded by Alderman Smith. The remaining members were in agreement and the motion carried.
3. Public Participation. None.
4. Items for Consent.
A. Wisconsin Central Railroad-Rezoning.
B. Zoning Code - Text Amendment.
At the request of Alderman Banas, Item B above was pulled from Items for Consent and moved to Items for Discussion. Alderman Smith motioned to approved Item A and Alderman Banas seconded the motion. The remaining members agreed unanimously and the motion carried.
5. Items for Discussion.
4B. Zoning Code - Text Amendment.
John Said summarized that the amendments were intended to eliminate any potential conflicts with the Zoning Code as staff had identified some confusing and conflicting language.
Alderman Beifuss asked about the definition of “Lot line, front” and a discussion ensued among John Said and Aldermen Beifuss, Banas and Smith with regards to the interpretation of this definition. Such matters as postal addresses often not matching the Zoning of corner lots, the implications of variances, and the regulations of corner side yards vs. front yards were discussed. John Said commented that the definition is a technical reference for Zoning only and is intended for the placement of homes. It was concluded that the interpretation will not change. It is an attempt to clarify the language and there would be no net affect for the homeowner.
Further discussion followed between Aldermen Beifuss and Banas and John Said regarding the proposed amendment for “Types of variations' regarding lot width. Alderman Beifuss inquired about the use of percentage schemes and it was clarified they are to be used as a general reference and are also similar to the percentages used in other such instances as those for setback and parking requirements. Other standards for lot width, such as side yard setbacks, building and fire spacing codes, among others, however, would still apply.
Discussion continued among Aldermen Beifuss, Banas, Smith, Stout and John Said regarding “Section 7, as it pertains to the demolition of garages. Alderman Beifuss asked about the logic of this amendment and John Said responded that staff was attempting to limit more outside storage, illegal car parking and other code enforcement problems that could result from the removal of garages. Alderman Beifuss, Banas and Smith agreed that the amendment change is more restrictive than it needs to be and that people should be able to reduce or eliminate their garage if desired. Alderman Smith Stated he did not see the connection between garages and the potential for outside Storage problems. Alderman Banas agreed and suggested that the concern for outside Storage issues be dealt with as a code enforcement matter. Chairman Stout concluded there was consensus among the Aldermen to delete Section 7.
Another discussion followed among all of the Aldermen and John Said regarding Section 8 relating to “Intersection visibility.” Alderman Beifuss commented that homeowners should have room to exercise common sense and the proposed amendment allows for too much control on the City’s part. While valid to address visibility concerns, he expressed that the more restrictive drafting removes the control of the homeowner. John Said commented on situations where hedges and bushes are planted and concerns for public safety result due to lack of visibility. He stated staff has received complaints related to not being able to see students walking to and from school. Alderman Banas asked about any knowledge of any legal cases and what other municipalities require and John Said replied that he had no specific knowledge of case law related to this matter, but that the requirement is similar to the other communities in which he has worked. Alderman Beifuss asked about the visibility triangle concerns for midblock home driveways. John Said described the conditions and clarified plantings would be allowed in the triangle, so long as they were maintained below 2% feet, with the exclusion of trees. Alderman Beifuss expressed that the amendment proposal is overreach and prefers the original language. John Said commented on significant issues with the application of the code for instances where visibility was reduced due to plantings. Alderman Banas suggested changing the language to include only corner lots. Chairman Stout remarked that the issue is about the placement of plantings and not about what homeowners are planting and that with the City encouragement of people to walk, it behooves the City to ensure public safety. Additional discussion followed about the consideration to rewrite the proposed language, with Aldermen Beifuss, Banas and Smith in agreement to do so. Aldermen Sheahan expressed her support of the proposed amendment and that she understands the difficulties of trying to see when entering or exiting a driveway. Alderman Ferguson agreed with the language as written and cited an instance of shrub overgrowth that poses a problem. Alderman Beifuss suggested a distinction be made between corner and midblock lots as most issues, he felt, arise at corners. John Said Suggested the language changes be made to the definition of a visibility triangle. Chairman Stout disagreed and said midblock driveways can be equally as dangerous. She concurred that the Committee was split and it was agreed to delay this amendment for one month, to be brought back in January.
A. Forming America - Progress Report.
John Said Summarized the history of this project and the requirement of Mr. James Langkamp, who was in attendance, to come back before the Committee to provide a progress report. He stated that Mr. Langkamp is in compliance with the current conditions. Chairman Stout expressed her pleasure with everything being on schedule and that she looks forward to hearing from them again in the spring.
B. Jigged Ventures – PUD Deadlines.
John Said Summarized the history of this PUD industrial development project, which was first approved in 2003, with two amendments occurring subsequently. In 2015, Mr. James Beavers obtained a third amendment with new approval deadlines, but due to recent constraints, he has been unable to complete them. Staff is proposing several options for consideration, but their recommendation is to delay enforcement until after the 2017 construction season. If he is still not able to complete the requirements at that time, he would have to obtain a new PUD amendment. Mr. Said stated that given the events were outside of his control, it is best to work with him and grant an additional year. Mr. Beavers then addressed the Committee, remarking that because of the change in the DuPage County stormwater regulations, he was notable to complete the work, but that he has been in constant contact with Jeff Harris throughout this process. Chairman Stout concluded the Committee support of staffs recommendation.
6. Unfinished Business.
A. Central Main Street Plan Update - Consultant Review.
Mr. Said recapped the events and discussion of last month’s meeting where presentations were made for the Central Main Street Plan Update by three consulting groups: Farr Associates, Solomon-Cordwell-Buenz and Teska Associates. Staff supports the hiring of Farr Associates for this project due to the strength of their proposal, strong track record, unique perspective, and development training for staff, City Council, Planning Commission and HPC. Mr. Said also mentioned that Farr Associates has now agreed to reduce their costs and shorten their time frame. A Professional Services Agreement is currently being prepared by staff for the upcoming City Council meeting. Aldermen Smith, Banas, Beifuss and Chairman Stout voiced their support of Farr Associates. Chairman Stout concurred that the direction of the Committee is to move forward with Farr Associates.
7. New Business. None.
8. Reports from Staff.
Mr. Said provided a status update on the Strategic Plan for the General Mills, Hobby Lobby and Volkswagen locations.
Alderman Banas made a motion first, which was seconded by Alderman Smith, to adjourn the Development Committee meeting at 8:15 P.M. The Committee members unanimously agreed and the motion carried.
Jane Burke Executive Secretary
Organizations in this Story
475 Main St
West Chicago, IL - 60185