Village of Mahomet8D137460-5EE3-4B54-9DF0... · VILLAGE OF MAHOMET. b) ZONING CONCEPT PLAN FOR AN...

PLAN AND ZONING COMMISSION TUESDAY, FEBRUARY 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.

3. REVIEW/APPROVE MINUTES: DECEMBER 6, 2016

4. PUBLIC HEARING

a) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR UNDEVELOPEDLAND AT THE NORTHWEST QUADRANT OF THE INTERSECTION OF OAK STREET ANDCOMMERCIAL DRIVE, VILLAGE OF MAHOMET, IL TO RU RURAL RESIDENTIAL, R2 TWO FAMILYRESIDENTIAL, R3 MULTI-FAMILY RESIDENTIAL AND C-1 NEIGHBORHOOD COMMERCIAL.

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.

6. PRELIMINARY DISCUSSION

a) SHOPPING CENTER CONDITIONAL USE AND DEVELOPMENT STRATEGY FOR A 2.5 + ACRE PARCELAT THE SOUTHEAST CORNER OF THE INTERSECTION OF OAK STREET AND CHURCHILL ROAD,VILLAGE OF MAHOMET.

b) ZONING CONCEPT PLAN FOR AN UNDEVELOPED 26 + ACRE PARCEL AT 501 S PRAIRIEVIEW ROADOUTSIDE THE CORPORATE LIMITS OF THE VILLAGE OF MAHOMET, CHAMPAIGN COUNTY,ILLINOIS.

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

FEBRUARY 7, 2017 PAGE 2

NEXT MEETING MARCH 7, 2017

5. ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON) a) A RESOLUTION CONCERNING AMENDING ZONING CLASSIFICATIONS 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.

b) A 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.

c) A 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.

6. COMMISSIONER COMMENTS

PLAN AND ZONING COMMISSION

MEETING MINUTES

December 6, 2016

The Plan and Zoning Commission met, Tuesday, December 6, 2016 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 Abby Heckman

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

Attorney Jim Evans, Gloria Wisehart, Adam Shanks, Travis Clark, Sean Widener, Amelia Benner

and other interested parties.

PUBLIC COMMENT: There was no public comment.

APPROVAL OF MINUTES:

Briney moved and DeAtley seconded to approve the minutes for the October 4, 2016 meeting. ROLL CALL, Briney, YES;

Buchanan, YES; DeAtley, YES; Buzicky, YES; Roloff, YES; Heckman; YES. Motion Passed.

PUBLIC HEARING: OMNIBUS TEXT AMENDMENT TO REORGANIZE PERMITTED AND CONDITIONAL USES IN ZONING

DISTRICTS, ALTER FENCE REQUIREMENTS, ADD DEFINISTIONS AND MAKE MINOR CLARIFYING CHANGES IN MULTIPLE

SECTIONS OF THE ZONING CODE.

There was no comment.

Buchanan moved and Heckman seconded to close the Public Hearing. ROLL CALL, Briney, YES; Buchanan, YES; DeAtley,

YES; Buzicky,YES; Heckman, YES; Roloff, YES. Motion Passed.

PRELIMINARY DISCUSSION FOR A MIXED USE BUILDING DEVELOPMENT CONCEPT IN C-1 NEIGHBORHOOD COMMERCIAL AT COMMERIAL DRIVE AND OAK STREET, HUNTERS RIDGE SUBDIVISION.

Pfeifer briefly summarized the case explaining that the developers were in attendance and wanted to get feedback and concerns on a multi-story mixed use building concept. In C-1, the current zoning, it would be a conditional use.

Adam Shanks of Eminence Real Estate explained some of the details of the project. There would be a mixture of 14 rental units with 2 and 3 bedroom options on the second and third floors. The ground floor would be for commercial usage.

Travis Clark said there would be an elevator in the building. Jim Evans asked about the detention basin in that area and Kelly said the C1 lot would be expanded to the west to accommodate the proposed building and the detention basin reconfigured.

Heckman asked what kind of commercial tenants there would be and if there was enough parking to accommodate the commercial and residential tenants. Buchanan asked if the developer would be constructing the street to Hunters Ridge Court. Kelly said that would not be required since it is not a subdivision. Roloff inquired about the signage requirement for commercial lots along Route 150. Buchanan added that they should be aware that signage should not block the site

PZC Meeting Minutes December 6, 2016

Page 2

triangle area. Lighting would be evaluated and considered according to the requirements for a commercial/residential development. Pfeifer stated there would be limitations and classifications to the type of commercial usage that would be allowed in a residential area. Pfeifer said the next meeting would be January 3, 2017. Abby Heckman told the board she would be “moving across the table” at the next meeting because she has been hired as the Village Planner. She will be starting her new position on January 3, 2017. ZONING PLAN FOR A 26 ACRE UNDEVELOPED PARCEL NOT WITHIN, BUT CONTIGUOUS TO, THE VILLAGE OF MAHOMET CORPORATE LIMITS AND CURRENTLY ZONED AG-2 AGRICULTURE IN CHAMPAIGN COUNTY. AT 501 N. PRAIRIEVIEW RD, MAHOMET Pfeifer said that at the developers request, this item is being removed from the agenda. They intend to come to a future meeting after they vet concepts with staff first. ADJOURNMENT:

DEATLEY MOVED, HECKMAN SECONDED TO ADJOURN THE MEETING AT 7:42 P.M. ROLL CALL: ALL YES.

Respectfully, Kelly Pfeifer

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

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

DATE: February 2, 2017

PROJECT: REZONING – Hunter’s Ridge Subdivision

PETITIONER: Unlimited Construction & Development, Inc. (Fields Crossing Mahomet, LLC)

PUBLIC HEARING / PROCEDURAL ISSUES: The Zoning Ordinance requires the Plan and Zoning Commission (PZC) to hold a public hearing upon request for a Zoning Map Amendment. The public hearing is scheduled for February 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 consist of 7.89± acres of land and three (3) zoning classifications, R-2 Residential Two-family, R-3 Residential Multi-family, and C-1 Neighborhood Commercial Districts. The R-2 request consists of 1.772± acres, currently zoned is R-1 and RU. The R-3 request consists of 3.421± acres, currently zoned R-1 and RU. The C-1 request consists of 2.694± acres, currently zoned is R-1.

The petitioner has also submitted a preliminary plat for the remaining 29.604± acres of unplatted property between the existing Hunter’s Ridge subdivision and Sandy Ridge subdivision. This rezoning request includes property proposed as Hunter’s Ridge Subdivision phase 4 and part of phase 5.

SITE LOCATION: The site is located north of E. Oak Street, south of the Oliger Drive stub street in Sandy Ridge between the existing Sandy Ridge subdivision and Commercial Drive.

BACKGROUND: A preliminary plat for this subdivision has been active for nearly a decade. The petitioner was encouraged to submit a preliminary plat for a recommendation at a same time as the rezoning in order to redefine and reaffirm the development concept plan and intentions. The entire area

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

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

TO PAGE 2 OF AGENDA

Report to Plan and Zoning Commission

REZONING Hunter’s Ridge Subdivision

PZC February 7, 2017 Page 2 of 3

http://mahomet.govoffice.com

was engineered in order to determine the feasibility of the changes to primarily the area being requested to be rezoned. The developer is prepared to begin development if the zoning is granted. LAND USE AND ZONING:

CONFORMANCE TO ZONING ORDINANCE: The proposed change in zoning classifications supports a graduated development intensity concept consistent with a fundamental premise of the Zoning Ordinance related to adjacent lands. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site as part of the East Village functional framework area and encourages prioritizing incomplete subdivisions in the area and growth to the commercial node in the area to better serve residents. Housing is this area should continue to consist of a mix of single-family, two-family, and senior housing. This zoning request proposes neighborhood commercial zoning along E. Oak Street, moving to the north, multi-family zoning and then two-family residential zoning before getting to existing single-family zoning. The proposed zoning moving north from E. Oak Street provides a good step down transition in use intensity to help buffer less intense residential areas from more intense commercial areas. The Comprehensive Plan Land Use Plan shows residential and neighborhood commercial uses on this site. The Comprehensive Plan includes policies that urge compact, orderly, and contiguous development in areas where public facilities and infrastructure can be extended to serve the site. The Comprehensive Plan also urges development which is compatible with adjacent existing and future land uses. This rezoning request conforms to these principles. POLICE / FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 1.4 miles from the police station. This property is within the Cornbelt Fire Protection District and is approximately 1.4 miles from the fire station. SANITARY SEWER AND WATER FACILITIES: Sanitary sewer and water services are available from the Village. The utility plan submitted with this preliminary plat appears to conform with Village standards. STREETS AND SIDEWALKS: Sidewalk connections are in the area and are required within this development. The proposed zoning in combination with the preliminary plat submittal indicates the removal of the extension of Timberwolf Drive from the original preliminary plat. The R3 if the

Direction Current Land Use Current Zoning (all Village)

On-Site Undeveloped C-1 Neighborhood Commercial District R-1 Residential Single Family District RU Residential Urban District

North Undeveloped R-1 Residential Single-Family District RU Residential Urban District

South Bank, Medical, other neighborhood commercial C-1 Neighborhood Commercial District

East Vacant Residential and Commercial lots (Hunter’s Ridge Sub)

RU Residential Urban District R-3 Residential Multi-Family District C-2 General Commercial District

West Detention area (Hunter’s Ridge) Single-Family Residential (Sandy Ridge Sub)

R-1 Residential Single-Family District


REZONING Hunter’s Ridge Subdivision



preliminary plat is approved would have a driveway access onto Commercial Drive in alignment with Timberwolf Drive. 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 the rezoning request. The proposed zoning is consistent with the existing Hunter’s Ridge Subdivision to the east and provides a good land use intensity transition the existing and proposed commercial uses along E. Oak Street. ATTACHMENTS:

A) Draft Resolution B) Application for rezoning C) Aerial Exhibit with Zoning Overlay D) Plat for Rezoning

MEMO REZONING Hunter’s Ridge PZC 02072017.doc

RESOLUTION FOR PLAN AND ZONING COMMISSION

Concerning Amending the Zoning Classification for part of Hunter’s Ridge Subdivision from R-1 Residential Single-Family District to C-1 Neighborhood Commercial 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, Unlimited Construction & Development, Inc. (Fields Crossing

Mahomet, LLC), has requested a zoning map amendment for the subject property from R-1 Residential Single-Family District to C-1 Neighborhood Commercial District; and,

WHEREAS, the subject property is located north of E. Oak Street and south of Interstate 74,

just east of Sandy Ridge Subdivision. WHEREAS, the legal description for the property proposed to be rezoned is as follows:

BEGINNING AT THE CENTERLINE OF COMMERICAL DRIVE AT THE NORTHERN LINE OF THE COMMERCIAL DRIVE RIGHT-OF-WAY TRACT DEDICATED AS PART OF HUNTERS RIDGE THIRD SUBDIVISION AS RECORDED AS DOCUMENT #2015R22614 IN THE RECORDS OF THE CHAMPAIGN COUNTY, ILLINOIS RECORDER’S OFFICE; THENCE 170.95 FEET ALONG SAID CENTERLINE OF COMMERICAL DRIVE BEING A NON-TANGENTIAL CURVE TO THE RIGHT, SAID CURVE HAVING A RADIUS OF 500.00 FEET WITH A CHORD DISTANCE OF 170.12 FEET AND CHORD BEARING OF S 00°33'19" W; THENCE S 10°21'01" W CONTINUING ALONG SAID CENTERLINE OF COMMERICAL DRIVE FOR A DISTANCE 146.48 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF U.S. ROUTE 150; THENCE N 79°32'54" W ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF U.S. ROUTE 150 FOR A DISTANCE OF 65.77 FEET;THENCE 400.58 FEET CONTINUING ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF U.S. ROUTE 150, BEING A TANGENTIAL CURVE TO THE LEFT, SAID CURVE HAVING A RADIUS OF 21102.29 FEET WITH A CHORD DISTANCE OF 400.57 FEET AND CHORD BEARING OF N 80°10'54" W; THENCE N 10°21'14" E FOR A DISTANCE OF 197.75 FEET; THENCE N 62°34'14" E FOR A DISTANCE OF 55.51 FEET; THENCE S 79°38'46" E FOR A DISTANCE OF 151.90 FEET; THENCE N 80°45'37" E FOR A DISTANCE OF 256.44 FEET TO THE POINT OF BEGINNING, CONTAINING AN AREA OF 2.694 ACRES, MORE OR LESS.

WHEREAS, a Public Hearing concerning the proposed rezoning 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, and Village Attorney provided the Village with technical and

background information regarding the proposed rezoning; and,

Resolution Plan and Zoning Commission Hunter’s Ridge Subdivision

R-1 to C-1 February 7, 2017

Page 2 of 4 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 February, 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.

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.



Page 3 of 4 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.

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 petitioners 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.



Page 4 of 4 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. _____________________________________________________ _____________________________________________________ _____________________________________________________

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-1 Residential Single-Family District to C-1 Neighborhood Commercial District.

Chair, Plan and Zoning Commission Village of Mahomet, Illinois

RES Rezoning Hunters Ridge R1 to C1 PZC 02072017 draft.doc


Concerning Amending the Zoning Classification for part of Hunter’s Ridge Subdivision from R-1 Residential Single-Family District and RU Residential Urban District to R-3 Residential Multi-

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



Mahomet, LLC), has requested a 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; and,



BEGINNING AT THE CENTERLINE OF COMMERICAL DRIVE AT THE NORTHERN LINE OF THE COMMERCIAL DRIVE RIGHT-OF-WAY TRACT DEDICATED AS PART OF HUNTERS RIDGE THIRD SUBDIVISION AS RECORDED AS DOCUMENT #2015R22614 IN THE RECORDS OF THE CHAMPAIGN COUNTY, ILLINOIS RECORDER’S OFFICE; THENCE S 80°45'37" W FOR A DISTANCE OF 256.44 FEET; THENCE N 79°38'46" W FOR A DISTANCE OF 151.90 FEET; THENCE N 00°18'51" W FOR A DISTANCE OF 385.87 FEET; THENCE N 89°13'45" E FOR A DISTANCE OF 343.43 FEET; THENCE S 09°14'23" E FOR A DISTANCE OF 381.56 FEET TO THE POINT OF BEGINNING, CONTAINING AN AREA OF 3.421 ACRES, MORE OR LESS.

WHEREAS, a Public Hearing concerning the proposed rezoning was held on February 7,

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


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


BE IT THEREFORE RESOLVED this 7th day of February, 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



R-1 and RU to R-3 February 7, 2017

Page 2 of 4 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.


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.


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.



Page 3 of 4

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 petitioners

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.



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



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





Page 4 of 4 33. The LaSalle Factors for evaluation of zoning decisions HAVE / HAVE NOT been


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-1 Residential Single-Family District and RU Residential Urban District to R-3 Residential Multi-Family District.


RES Rezoning Hunters Ridge R1 RU to R3 PZC 02072017 draft.doc


Concerning Amending the Zoning Classification for part of Hunter’s Ridge Subdivision from R-1 Residential Single-Family District and RU Residential Urban District to R-2 Residential Two-

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



Mahomet, LLC), has requested a 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; and,



COMMENCING AT THE SOUTHWEST CORNER OF LOT 101 OF WIRTH / HERRIOTT SECOND SUBDIVISION AS RECORDED AS DOCUMENT #2009R10578 IN THE RECORDS OF THE CHAMPAIGN COUNTY, ILLINOIS RECORDER’S OFFICE; THENCE N 00°18'51" W ALONG THE WEST LINE OF SAID WIRTH / HERRIOTT SECOND SUBDIVISION FOR A DISTANCE OF 591.58 FEET TO THE POINT OF BEGINNING; THENCE N 00°18'51" W CONTINUING ALONG SAID WEST LINE OF WIRTH / HERRIOTT SECOND SUBDIVISION FOR A DISTANCE OF 155.00 FEET TO THE CENTERLINE OF OLIGER DRIVE; THENCE N 89°13'45" E FOR A DISTANCE OF 302.03 FEET; THENCE 177.37 FEET ALONG A TANGENTIAL CURVE TO THE LEFT, SAID CURVE HAVING A RADIUS OF 1200.00 FEET WITH CHORD DISTANCE OF 177.21 FEET AND CHORD BEARING OF N 84°59'41" E; THENCE S 09°14'23" E FOR A DISTANCE OF 169.94 FEET; THENCE S 89°13'45" W FOR A DISTANCE OF 505.02 FEET TO THE POINT OF BEGINNING, CONTAINING AN AREA OF 1.772 ACRES, MORE OR LESS.

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


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


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



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


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.


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.


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.



Page 3 of 4 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.

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 petitioners 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.



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





Page 4 of 4 31. The proposed rezoning IS / IS NOT consistent with Village Comprehensive Plan



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


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-1 Residential Single-Family District and RU Residential Urban District to R-2 Residential Two-Family District.


RES Rezoning Hunters Ridge R1 RU to R2 PZC 02072017 draft.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: M onday, January 30, 2017

Hunters Ridge Subdivision Rezoning

N330

Feet



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

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


DATE: For meeting February 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 is scheduled for February 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 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. Staff is recommending that the PZC continue the case to the March PZC meeting allowing the Village and applicant more time to address issues that are likely to arrive during the public hearing.

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 would typically be there 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

TO PAGE 2 OF AGENDA

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

PZC Meeting – February 7, 2017 Page 2 of 5


400 feet east of the intersection of W. Main Street and Marcella Drive accessed from an unnamed Village stub street.

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 along the south property line at the southeast corner of the property. 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. 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.

Direction Current Land Use Current Zoning (all Village)

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 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. 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 use is allowed 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 to the east would provide buffering for the open play area and parking lot from adjacent properties.

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).

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. Because of the location of the site, the PZC may want to consider restricting all light spillage from this site.

4. 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 is a residential alley which requires an 18 foot pavement width of permanent asphalt or concrete surface. The PZC may want to consider needed drive improvements to allow adequate access and to accommodate the traffic created by MAYC. It should be noted that 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 would suggest 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. More time to explore options before imposing any conditions related to such a significant infrastructure component is one of the reasons for the staff’s later recommendation to forward this case to the March PZC meeting.

5. 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 would need to be removed. It is reasonable for the applicant to anticipate being able to install a sign at that location and be unaware that this will not be permitted. At this time, the applicant has not submitted any information about proposed signage for this site.

6. 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.

7. There are two other general “conditions” that are typically applied that generally assure that smaller site

and operational issues are controlled. These are usually worded in resolutions as follows:




a. 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.

b. The site must comply with the applicable provisions of the Zoning Ordinance. VILLAGE STAFF RECOMMENDATION: Village staff recommend the PZC continue the case to the March 7, 2017 PZC meeting to allow additional time for the applicant and PZC to work through conditions for the proposed conditional use permit. Depending on the public input, the Village could support closure of the public hearing. ATTACHMENTS:

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

MEMO Cond Use MAYC 700 W Main PZC 02072017.doc


Date: Friday, January 27, 2017

Conditional Use MAYC Feb 2017

N40

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Date: Friday, January 27, 2017

Conditional Use MAYC Feb 2017

N180

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

§ 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.



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

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



PROJECT: CONDITIONAL USE PERMIT: SITE DEVELOPMENT PLAN SOUTHEAST CORNER INTERSECTION CHURCHILL

REQUESTED ACTION:

Contract purchasers of the property want to present and discuss a site development plan for a part of the parcel at the southeast corner of the intersection of Churchill Road and Oak Street. The site is across Oak Street from the Mahomet Public Library. They are looking for feedback and direction in preparation of a submittal of an application for a shopping center conditional use in March.

Attachments follow

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

SOUTH ELEVATION

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

BUILDING A

WEST 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

A2.3



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

AGENDA ITEM 6B Meeting February 7, 2017

ZONING PLAN FOR A 26 ACRE UNDEVELOPED PARCEL NOT WITHIN, BUT CONTIGUOUS TO, THE VILLAGE OF MAHOMET CORPORATE LIMITS AND CURRENTLY ZONED AG-2 AGRICULTURE IN CHAMPAIGN COUNTY. AT 501 N. PRAIRIEVIEW RD, MAHOMET

The contracted purchaser of a property is requesting to discuss a zoning and development concept plan for the acreage as part of the contracted due diligence period. The representative is requesting feedback, concerns, ideas, etc. on land us, zoning and the development concept. The land is in the County and therefore zoned by the County. Subdivision requires annexation and the potential purchaser needs to know what zoning upon annexation might be possible. Multiple zones are likely and flexibility in phasing of development.

Two exhibits follow related to the current zoning in the area of interest.

§̈¦I-74

Tin Cup Rd 2175N

S Prai

rievie

w Rd

Fox R

un Dr

North Trailside Dr

Ridge Rd

Meadowlake Dr

E Juniper Dr

Clark StN

Prair

ieview

Rd

S Mea

dowh

ill Ln

AG-2Incorporated

R-1

B-3

B-4R-1

B-2

B-3

AG-2

B-3

B-3

CRCR

B-3

R-3

´

Zoning Map for Unincorporated Areas

0 300 600150Feet

LegendSubject Property

Unofficial Champaign County ZoningCCGISC Zoning layer is currently in production

Not for use in legal determinationsCreated by CCPZD on 11-30-16


Date: Thursday, December 01, 2016

Zoning Map Excerpt Area of Interest

N325

Feet

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


PROJECT: Hunter’s Ridge Preliminary Plat Phases 4 through 6

PETITIONER: Unlimited Holding, LLC. (Fields Crossing Mahomet, LLC)

ENGINEER: BKB Engineering, Inc., Bryan Bradshaw


I) OVERVIEW

BACKGROUND: The BOT approved a Preliminary Plat for Hunter’s Ridge subdivision along with various Subdivision Ordinance waivers on March 28, 2006, and was reapproved by the BOT in September 2011 for a five (5) year period. The remaining unplatted property is included in this preliminary plat approval request.

REQUESTED ACTION: RECOMMENDATIONS TO BOARD OF TRUSTEES (BOT) PRELIMINARY PLAT AND WAIVER APPROVAL

The developer has applied for and submitted all documentation through their engineer, in accordance with the Subdivision Ordinance and requests consideration of the proposed Preliminary Plat. As part of this request, waivers are also being requested. The PZC is asked to consider all of the documents concerning the proposed preliminary plat. The PZC provides a recommendation to the BOT and the BOT will approve or deny the Preliminary Plat. The subdivision consists of three (3) additional phases to Hunter’s Ridge Subdivision, numbered 4 through 6. The Plat is to be submitted in accordance with the standard procedures set forth in the Mahomet Subdivision Ordinance.

LOCATION / SITE DESCRIPTION: The site is located between Oak Street and Interstate 74, east of Sandy Ridge Subdivision. The preliminary plat includes 29.604 ± acres, which is the remaining unplatted land intended within the subdivision.

II) EVALUATION

CONSISTENCY WITH THE AREA GENERAL PLAN: Only two (2) phases are proposed which include infrastructure therefore an Area General Plan (AGP) was not required.


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


PRELIMINARY PLAT APPROVAL Hunter’s Ridge Phases 4 to 6



CONFORMANCE TO ZONING ORDINANCE: There are 80 lots, including commons areas and outlots, proposed with this preliminary plat. An application has been made to the PZC to change approximately 7.887 acres of the zoning within this proposed preliminary plat to C-1 Neighborhood Commercial, R-2 Residential Two-Family, and R-3 Residential Multi-Family districts. Zoning on the entire site is currently C-1 Neighborhood Commercial, RU Residential Urban, and R-1 Residential Single-Family districts. Eleven (11) lots are within the existing R-1 Residential Single Family District and appear to conform to the minimum lot size requirement of 10,000 SF and width of at or greater than 80 feet. Fifty-six (56) lots are within the existing RU Residential Urban District and appear to conform to the minimum lot size requirement of 8,000 SF and width of at or greater than 65 feet. Eleven (11) lots are within the proposed R-2 Residential Two-Family District and appear to conform to the minimum lot size requirement of 5,000 SF per family and width of at or greater than 40 feet per family. One (1) lot is within the proposed R-3 Residential Multi-Family District and conforms with minimum lot size and width requirements. One (1) lot is within the proposed C-1 Neighborhood Commercial District and conforms with minimum lot size and width requirements. Minimum lot width is measured at the proposed building setback line. CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan currently designates this site as part of the East Village functional framework area and encourages prioritizing incomplete subdivisions in the area and growth to the commercial node in the area to better serve residents. Housing is this area should continue to consist of a mix of single-family, two-family, and senior housing. The Comprehensive Plan Land Use Plan shows residential and neighborhood commercial uses on this site. The Comprehensive Plan includes policies that urge compact, orderly, and contiguous development in areas where public facilities and infrastructure can be extended to serve the site. The Comprehensive Plan also urges development which is compatible with adjacent existing and future land uses. The plat conforms to these principles. POLICE / FIRE PROTECTION: The Village of Mahomet Police Department currently provides police protection to this site and is approximately 1.4 miles from the police station. This property is within the Cornbelt Fire Protection District and is approximately 1.4 miles from the fire station. SANITARY SEWER AND WATER FACILITIES: Sanitary sewer and water services are available from the Village. The utility plan submitted with this preliminary plat appears to conform with Village standards. STREETS AND SIDEWALKS: This preliminary plat includes a street connection between the existing Oliger Drive in Hunter’s Ridge Phase 1 and the Oliger Drive stub street within Sandy Ridge subdivision, as well as the completion of Commercial Drive. Sidewalks are in the area and are required within this subdivision. STORMWATER MANAGEMENT: The preliminary plat indicates a dry and wet detention basin in the southwest corner of the property. This is the site of the current temporary dry detention basin. The location of the detention is generally consistent with the former plat. Due to topography, there are no other locations for such. The petitioner has submitted drainage calculations to the Village. The outlet structure is already in place in the dry basin so staff are indicating support of a waiver to allow this to continue and apply only the new stormwater management standards to the wet basin. The plat conforms to a stormwater design in compliance with requirements if granted the one waiver.


PRELIMINARY PLAT APPROVAL Hunter’s Ridge Phases 4 to 6



OUTSIDE AGENCY REVIEW: As required, the developer’s engineer forwarded copies of the Preliminary Plat to Mahomet Seymour School District, Mahomet Township Office, Mahomet Postmaster, Cornbelt Fire Protection District, Ameren IP, MediaCom, and Frontier Communications. No objections were received. III. STAFF RECOMMENDATION

APPROVAL: The petitioner submitted a Preliminary Plat for the Hunter’s Ridge Subdivision Phases 4 through 6. Subject to minor modifications, the Preliminary Plat appears to comply with the requirements of the Subdivision Ordinance. Staff also recommends the following waivers be granted:

1. Waiver of the requirement for minimum horizontal curves radius of 250’ to allow 150’ radius curves along Interstate 74. The new ordinance allows staff determination of this waiver. Staff would support this.

2. 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. This is a reasonable extension for a two phase plat.

3. 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. Waiver of the current ordinance requirements for the outlet structure of the existing basin to continue in lieu of removal to meet current requirements.

A resolution has been prepared for consideration. It is set up to allow the PZC to recommend approval subject to certain minor revisions. The PZC can alter it as needed. ATTACHMENTS:

A) Draft Resolution B) Preliminary Plat C) Preliminary Plat – Grading Plan D) Preliminary Plat – Utility Plan E) Aerial / Location Map F) Application

MEMO PP Hunters Ridge Phases 4 to 6 PZC 02072017.doc

A Resolution Concerning the Preliminary Plat

for Hunter’s Ridge Subdivision, Phases 4 though 6 WHEREAS, the Board of Trustees of the Village of Mahomet, pursuant to the authority conferred by

the Statutes of the State of Illinois, established certain standards and procedures for review and approval of subdivisions within the Corporate Limits of the Village of Mahomet, Illinois and within one and one-half miles thereof; and

WHEREAS, the developer of the proposed Hunter’s Ridge Subdivision, Phases 4 through 6 submitted

certain documents, including a Preliminary Plat, for review and approval by the Village of Mahomet; and

WHEREAS, the following waivers from the standards and procedures set forth in the Subdivision

Ordinance are to be considered:

1. Waiver of the requirement for minimum horizontal curves radius of 250’ to allow 150’ radius curves along Interstate 74.

2. 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. 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. 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.

WHEREAS, the Village Planner, Village Public Works Director, Village consulting engineer, and the

Village Administrator reviewed the various documents submitted and made recommendations concerning approval of said Preliminary Plat subject to certain conditions; and,

WHEREAS, the Village Planner and staff reviewed the requested waivers and made

recommendations concerning the approval of said waivers subject to certain conditions; and,

WHEREAS, the Plan and Zoning Commission met and reviewed the Preliminary Plat and has found

that it is, with minor modifications, generally satisfactory and in the prescribed form. BE IT THEREFORE RESOLVED this 7th day of February, 2017 by the Plan and Zoning Commission of the Village of Mahomet, Illinois, that: A. The Plan and Zoning Commission does hereby recommend APPROVAL/ DENIAL 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.

Resolution for Plan and Zoning Commission PRELIMINARY PLAT APPROVAL

Hunter’s Ridge Subdivision, Phases 4 through 6 February 7, 2017

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 / DENY Waiver of the requirement for minimum horizontal curves radius of 250’

to allow 150’ radius curves along Interstate 74. 2. GRANT / DENY 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 / DENY 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 / DENY 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.

E. ________________________________________________________________ ________________________________________________________________

__________________________________ Chair, Plan and Zoning Commission

Village of Mahomet

RES PP Hunter’s Ridge Sub PZC 02072017 draft.doc


Date: Friday, February 03, 2017

Hunter's Ridge Preliminary Plat

N230

Feet

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