NEXT PZC MEETING MARCH 6, 2018 PLAN AND ZONING COMMISSION TUESDAY, FEBRUARY 6, 2018 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 by completing the information requested on the sign in/oath sheet before the meeting. You may address the Commission at this time on items that are not on the agenda. Please state your name and address and for the record. 4. REVIEW/APPROVE MINUTES: DECEMBER 5, 2017 5. PUBLIC HEARING: a. ZA 2018-01:HERITAGE LAKE SUBDIVISION A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 25.26± ACRES OF PROPERTY, COMMONLY KNOWN AS 601 AND 609 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL, AC CONSERVATION, AND R1A SINGLE-FAMILY RESIDENTIAL (FORMERLY RS) DISTRICTS TO R-1A SINGLE-FAMILY RESIDENTIAL (8.053± ACRES) AND AC CONSERVATION DISTRICTS (17.079± ACRES). 6. ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON) a. ZA 2018-01:HERITAGE LAKE SUBDIVISION A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 25.26± ACRES OF PROPERTY, COMMONLY KNOWN AS 601 AND 609 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL, AC CONSERVATION, AND R1A SINGLE-FAMILY RESIDENTIAL (FORMERLY RS) DISTRICTS TO R-1A SINGLE-FAMILY RESIDENTIAL (8.053± ACRES) AND AC CONSERVATION DISTRICTS (17.079± ACRES). b. 2018 OFFICIAL ZONING MAP A RESOLUTION CONCERNING APPROVAL AND PUBLICATION OF THE 2018 OFFICIAL ZONING MAP 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
Transcript
NEXT PZC MEETING MARCH 6, 2018
PLAN AND ZONING COMMISSION
TUESDAY, FEBRUARY 6, 2018 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 by completing the information requested on the sign in/oath sheet before the meeting. You may address the Commission at this time on items that are not on the agenda. Please state your name and address and for the record.
4. REVIEW/APPROVE MINUTES: DECEMBER 5, 2017
5. PUBLIC HEARING: a. ZA 2018-01: HERITAGE LAKE SUBDIVISION
A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 25.26± ACRES OF PROPERTY, COMMONLY KNOWN AS 601 AND 609 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL, AC CONSERVATION, AND R1A SINGLE-FAMILY RESIDENTIAL (FORMERLY RS) DISTRICTS TO R-1A SINGLE-FAMILY RESIDENTIAL (8.053± ACRES) AND AC CONSERVATION DISTRICTS (17.079± ACRES).
6. ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON)
a. ZA 2018-01: HERITAGE LAKE SUBDIVISION
A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 25.26± ACRES OF PROPERTY, COMMONLY KNOWN AS 601 AND 609 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL, AC CONSERVATION, AND R1A SINGLE-FAMILY RESIDENTIAL (FORMERLY RS) DISTRICTS TO R-1A SINGLE-FAMILY RESIDENTIAL (8.053± ACRES) AND AC CONSERVATION DISTRICTS (17.079± ACRES).
b. 2018 OFFICIAL ZONING MAP
A RESOLUTION CONCERNING APPROVAL AND PUBLICATION OF THE 2018 OFFICIAL ZONING MAP
Village of Mahomet 503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259
c. MAP2017-03: HUNTERS RIDGE SUBDIVISION PHASE 4 (FINAL PLAT) A RESOLUTION CONCERNING A FINAL PLAT FOR 29.6± ACRES OF LAND LOCATED NORTH OF OAK STREET AND WEST OF CATES DRIVE (COMMERCIAL DRIVE)
7. COMMISSIONER COMMENTS
8. ADJOURN
PLAN AND ZONING COMMISSION
DRAFT MEETING MINUTES
December 5, 2017
CALL TO ORDER: The Plan and Zoning Commission called the meeting to order at 7 pm on Tuesday
December 5, 2017.
ROLL CALL: Members Present: Bob Buchanan, Robert DeAtley, Jay Roloff, Earl Seamands, Travis Thomas
Member Absent: Mike Buzicky and Steve Briney
Others Present: Village Administrator Patrick Brown; Community Development Director Kelly Pfeifer; Planner Abby Heckman; Village Attorney Jim Evans, Village Engineer Ellen Hedrick; and members of the public
PUBLIC COMMENT: No one came forward to speak.
REVIEW/APPROVE MINUTES: November 7, 2017
Buchanan moved to approve the November 7, 2017 minutes as presented. DeAtley seconded the motion. ROLL CALL, 5 ALL YES. Motion Passed 5-0-0.
PUBLIC HEARINGS:
ZA 2017-07: VILLAGE OF MAHOMET (TAYLOR FIELD PARK) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 4.03± ACRES OF PROPERTY, COMMONLY KNOWN AS 703 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL AND AC CONSERVATION DISTRICTS TO AC CONSERVATION DISTRICT.
Abby Heckman introduced details of the case.
No one from the public came forward to speak.
DeAtley moved to close the public hearing. Thomas seconded the motion. ROLL CALL, ALL YES. Motion Passed 5-0-0.
ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON):
ZA 2017-07: VILLAGE OF MAHOMET (TAYLOR FIELD PARK) A RESOLUTION CONCERNING AMENDING THE ZONING CLASSIFICATION FOR 4.03± ACRES OF PROPERTY, COMMONLY KNOWN AS 703 W HICKORY STREET, MAHOMET IL, FROM I-1 PLANNED INDUSTRIAL AND AC CONSERVATION DISTRICTS TO AC CONSERVATION DISTRICT.
Buchanan moved to recommend approval with the resolution as stated below. Thomas seconded the motion. ROLL CALL, ALL YES. Motion Passed 5-0-0.
PZC Meeting Minutes December 5, 2017
Page 2 of 5 BE IT THEREFORE RESOLVED this 5th day of December 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 been met. 2. The proposed zoning DOES conform with the intent of the Village Comprehensive Plan. 3. The proposed zoning IS consistent with the proposed use of the site. 4. The proposed zoning WILL be compatible with the established land use pattern in the
vicinity. 5. The proposed zoning DOES NOT create an isolated, unrelated zoning district. 6. The site IS suitable for the uses allowed in the proposed zoning district. 7. The proposed zoning WILL be consistent with the health, safety and general welfare of
the public. 8. Major land uses in the neighborhood HAVE NOT changed since zoning was applied to this
site. 9. The proposed zoning IS consistent with the existing zoning designations in the
surrounding area. 10. The proposed zoning WILL NOT be contrary to the original purpose and intent of the
Zoning Ordinance. 11. The proposed zoning WILL NOT be injurious to the use and enjoyment of adjacent
properties. 12. The proposed zoning WILL promote the orderly development of the site and surrounding
properties. 13. The proposed zoning WILL NOT significantly adversely impact existing traffic patterns. 14. Adequate facilities for municipal sanitary sewage disposal and water supply ARE NOT
available for the site. 15. Adequate provisions for stormwater drainage ARE available for this site. 16. The proposed zoning WILL NOT adversely impact police protection or fire protection. 17. The proposed zoning WILL NOT significantly adversely impact schools or other public
facilities. 18. The proposed zoning WILL NOT conflict with existing public commitments for planned
public improvements. 19. The proposed zoning WILL NOT adversely influence living conditions in the immediate
vicinity. 20. The proposed zoning WILL preserve the essential character of the neighborhood in which
it is located. 21. The proposed change WILL NOT significantly alter the population density pattern. 22. The value of adjacent property WILL NOT be diminished by the proposed zoning. 23. The proposed zoning WILL NOT enhance the value of the petitioner’s property. 24. The proposed zoning WILL NOT constitute an entering wedge affecting the use or
development of adjacent property. 25. If denied, the petitioner WILL NOT suffer deterioration to his or her property value. 26. The proposed zoning DOES NOT correct an error in the original zoning of this site. 27. NOT APPLICABLE 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.
PZC Meeting Minutes December 5, 2017
Page 3 of 5
28. The proposed change in zoning WILL NOT result in private investment that would be beneficial to the development or redevelopment of a vacant property or deteriorated neighborhood.
29. There IS a need in the community for additional land within the requested zoning district. 30. The proposed zoning WILL NOT adversely impact agricultural farming operations in the
vicinity of this site. 31. The proposed rezoning IS consistent with Village Comprehensive Plan policies concerning
the protection of prime farmland when appropriate. 32. The proposed rezoning 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 been considered during the
review of this proposed rezoning request. B. The Plan and Zoning Commission does hereby recommend that the Board of Trustees of the
Village of Mahomet GRANT the requested zoning map amendment for the subject property from I-1 Planned Industrial and AC Conservation districts to AC Conservation District.
PRELIMINARY DISCUSSION: RESIDENTIAL DEVELOPMENT CONCEPT PLAN IN SOUTH MAHOMET Kelly Pfeifer stated an engineer is here tonight to discuss a residential development immediately south of Country Ridge Subdivision. She stated the engineer wanted to present a concept plan for feedback from the Commission. Neil Finlen, Farnsworth Group, presented a sketch plan for the proposed development. He stated that it would be a mix of lot sizes with approximately 145 home sites, 60 of those being zero lot line homes. He discussed challenges with the shape of the property and how that effects the street layouts. He stated they were planning a substantial berm along IL 47, and significant open space. He stated they were currently developing the residential subdivision near the hospital in Monticello. Kelly Pfeifer stated this project could be processed as a Large Scale Residential Development. She encouraged the Commission to ask questions or voice concerns about the layout, engineering, etc. Neil Finlen presented information about other available lots in the area and the difference between the proposed lots and existing lots in the area. The Commission discussed lot size and depth and the need for additional depth when there is overland flow drainage. Kelly Pfeifer stated that the rear yard setback requirement would still have to be met no matter the depth of the lot. She stated she did not know of a desire to request a variance for setbacks. The Commission discussed drainage swales and other drainage issues. Kelly Pfeifer stated phasing of developments is very important for functionality as construction is happening. The Commission asked about connectivity to IL 47.
PZC Meeting Minutes December 5, 2017
Page 4 of 5 Kelly Pfeifer stated there is limited opportunity to connect to IL 47 in this area. The Commission discussed traffic through the existing Country Ridge Subdivision. Kelly Pfeifer discussed the HOA and the possibility of combining the HOA or the proposed subdivision having its own HOA. The Commission discussed open space and access to the lake proposed as common area. Kelly Pfeifer stated when you have too much supply with the same size lots and features it can bring down the value of all of the lots. She stated the proposed lots are a different product from what exists in Country Ridge. Marty Rave, potential developer, discussed other developments they have done in Washington, Chatham, Monticello. Kyle Rave, potential developer, stated the different housing stock and price points allows families to stay in the community and move up as their life changes. The Commission discussed the need for housing that will get people into the community and keep people in the community. Kelly Pfeifer stated there is high demand for the types of housing that is proposed and there is very limited availability within existing developments. She discussed road classifications, right-of-way widths, and pavement widths. She explained the process of approval using the Large Scale Residential Development procedure. The Commission stated the mid-block sidewalks need to be connected to the rest of the sidewalk network, consideration for cluster mailboxes, and buffering for existing homes. The Commission discussed the cost of land, housing trends, and reduction of infrastructure. Neal Finlen explained the drainage and how that effects the layout of the streets and lots. Marty Rave explained the type of homes and the amenities offers with those homes. He stated building homes that look all the same hurts the sales potential of the development. The Commission discussed traffic on Deer Run, Country Ridge, and South Mahomet Road and a potential railroad crossing at the end of South Mahomet Road. Kelly Pfeifer and Patrick Brown discussed traffic connectivity in the area. Marty Rave stated he appreciated the Commission’s feedback. COMMISSIONER COMMENTS:
PZC Meeting Minutes December 5, 2017
Page 5 of 5 Mr. Buchanan asked about the speed limit on South Mahomet Road. He stated it was confusing. Patrick Brown stated the Village could look at the speed limit but most of the road is not within the Village jurisdiction. Kelly Pfeifer discussed the PZC meeting schedule for 2018. ADJOURNED: Thomas moved to adjourn the meeting. Seamands seconded the motion. ROLL CALL, ALL YES. The meeting was adjourned at 8:18pm.
REPORT TO THE PLAN AND ZONING COMMISSION Meeting February 6, 2018
FROM: Abby Heckman, Planner Community Development Department
PROJECT: REZONING – Heritage Lake Subdivision (ZA2018-01)
PETITIONER: Nurmi Family Trust, Jacqueline N. Taylor Trust, and Robert C. Taylor Trust (Owners)
PUBLIC HEARING / PROCEDURAL ISSUES: The Plan and Zoning Commission (PZC) is required to hold a public hearing upon request for a Zoning Map Amendment. The public hearing is scheduled for February 6, 2018 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 on January 19, 2018. Notice letters were sent to neighbors via USPS. The PZC acts in an advisory role to the Board of Trustees (BOT) regarding zoning map amendments. The PZC is asked to make a recommendation to the BOT concerning rezoning requests. A draft resolution is attached for consideration by the PZC. The BOT will approve or deny the proposed zoning map amendment.
REQUESTED ACTION: PUBLIC HEARING RECOMMENDATION TO BOARD OF TRUSTEES (BOT)
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 includes 25.26± acres of land. Current zoning on the subject property consists of three (3) zoning classifications: I-1 Planned Industrial (0.5± acres), R-1A Single-Family Residential (3.5± acres) and AC Conservation (21.5± acres). The proposed zoning consists of two (2) zoning classifications: R-1A Single-Family Residential (8.053± acres) and AC Conservation (17.079± acres). The property owner requests the zoning change to reflect the current use of the property and newly established property lines.
BACKGROUND: On September 12, 2017 the Board of Trustees approved an annexation petition for 22.18± acres of the property included in this subdivision request (Ordinance 17-09-01). On October 10, 2017 the Board of Trustees approved a final plat with waivers (Resolution 17-10-02) for Heritage Lake Subdivision. At the time of subdivision approval, the property owner submitted a Future Proposed Zoning Exhibit (see attached). This rezoning request is consistent with the exhibit.
SITE LOCATION / DETAILS: The site is located on the south side of W. Hickory Street at 601 and 609 W. Hickory Street. There are two (2) existing residential homes on the subject property.
Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259
phone (217) 586-4456 fax (217) 586-5696
Report to Plan and Zoning Commission
REZONING Heritage Lake Subdivision
PZC February 6, 2018 Page 2 of 3
www.mahomet-il.gov
CONFORMANCE TO COMPREHENSIVE PLAN: The Village of Mahomet Comprehensive Plan designates this area as part of our Rural Growth Area which discourages large scale development. Development proposed within Rural Growth Areas are encouraged to protect natural open space and environmental features. The proposed rezoning is consistent with recommendations in the Comprehensive Plan. LAND USE AND ZONING:
CONFORMANCE TO ZONING ORDINANCE: The proposed change in zoning classifications would better reflect the principle use of the site, which is large lot single-family residential and natural open space. This area of town is a mix of industrial, low density residential and outdoor recreation uses. The proposed zoning is consistent with the existing uses on site and the surrounding conservation and outdoor recreation uses. POLICE / FIRE PROTECTION: The site is served with police protection by the Village of Mahomet. The site is approximately 0.7 mile from the police station. The site is served with fire protection by the Cornbelt Fire Protection District. The site is approximately 1.2 miles from the fire station. SANITARY SEWER AND WATER FACILITIES: Public sanitary sewer and water service is not available for extension to this area at this time. The two (2) existing homes have private sewer systems and private wells. The subdivision Owner’s Certificate includes a statement addressing property owner requirements for future public sanitary sewer and water connections. STREETS AND SIDEWALKS: Sidewalks do not exist in the area. The site has access from Hickory Street. 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
Direction Current Land Use Current Zoning
On-Site Large Lot Single-Family Village R-1A Single-Family Residential Village I1 Planned Industrial Village AC Conservation
North Industrial and Vacant Land Village I-2 General Industrial
South Lake / Conservation Land Village AC Conservation
East Self-Storage Lake / Conservation Land
Village I-1 Planned Industrial Village AC Conservation
West Taylor Field Park Mahomet Sportsmens Club
Village AC Conservation County CR Conservation Recreation
Report to Plan and Zoning Commission
REZONING Heritage Lake Subdivision
PZC February 6, 2018 Page 3 of 3
www.mahomet-il.gov
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 approval of the rezoning request. The proposed zoning is consistent with the existing uses on site and surrounding outdoor recreation, public park, and conservation uses. The request is consistent with recommendations in the Comprehensive Plan. ATTACHMENTS:
A) Aerial Map with Existing Zoning B) Proposed Zoning Exhibit C) Draft Resolution D) Application
MEMO REZONING Heritage Lake Sub PZC 02062018.doc
Champaign County GIS Consortium
This 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-specific analysisor resolution of legal matters. Users assume all risk arising from the use or misuse of this map and information contained herein. The use of this map constitutes acknowledgement of this disclaimer.
Date: Wednesday, January 31, 2018
ZA2018-01: HERITAGE LAKE SUBDIVISION I-1/R-1A/AC TO R-1A/AC
N380Feet
RESOLUTION FOR PLAN AND ZONING COMMISSION
Concerning Amending the Zoning Classification for Heritage Lake Subdivision (601 W Hickory Street and 609 W Hickory Street)
I-1 Planned Industrial, R-1A Single-Family Residential and AC Conservation districts to R-1A
Single-Family Residential and AC Conservation districts 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, Nurmi Family Trust, Jacqueline N. Taylor Trust, and Robert C.
Taylor Trust, has requested a zoning map amendment for the subject property from I-1 Planned Industrial, R-1A Single-Family Residential and AC Conservation districts to R-1A Single-Family Residential and AC Conservation districts; and,
WHEREAS, the subject property is located on the south side of W. Hickory Street at 601 and
609 W. Hickory Street, WHEREAS, the legal description for the property proposed to be rezoned is as follows:
AC Conservation District Lots 101A, 102A, 102B, 103, 104A and 105 of Heritage Lake Subdivision as recorded in the records of the Champaign County, Illinois Recorder’s office. R-1A Single-Family Residential District Lots 101, 102 and 104 of Heritage Lake Subdivision as recorded in the records of the Champaign County, Illinois Recorder’s office.
WHEREAS, a Public Hearing concerning the proposed rezoning was held on February 6, 2018 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, 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 6th day of February, 2018 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:
Resolution Plan and Zoning Commission Heritage Lake Subdivision
I-1, R-1A and AC to R-1A and AC February 6, 2018
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.
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.
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.
Resolution Plan and Zoning Commission Heritage Lake Subdivision
I-1, R-1A and AC to R-1A and AC February 6, 2018
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 petitioner’s
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.
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.
Resolution Plan and Zoning Commission Heritage Lake Subdivision
I-1, R-1A and AC to R-1A and AC February 6, 2018
Page 4 of 4 33. The LaSalle Factors for evaluation of zoning decisions HAVE / HAVE NOT been
considered during the review of this proposed rezoning request.
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 I-1 Planned Industrial, R-1A Single-Family Residential and AC Conservation districts to R-1A Single-Family Residential and AC Conservation districts.
Chair, Plan and Zoning Commission Village of Mahomet, Illinois
RES Rezoning Heritage Lake Subdivision PZC 02062018 draft.doc
Case Name: .,,.. . -==~ · ,
REQUEST FOR ZONING AMENDMENT VILLAGE OF MAHOMET
DO NOT WRITE IN THIS SPACE - FOR OFFICE USE ONLY
.., -----
Date Filed: Date of Hearing: F-e_b le> , d-0 l ~ . {5q. ~ '1 JU~ "'4J ye
Date of Published Notice: ~().>A\~ ~ C).oli Newspaper ..... M.............,;r ....... .___ ___ _
Comments: (indicate other actions such as continuances) ___________ _
Action by Board on Request: _____________________ _
NOTICE TO APPLICANTS
1. A Zoning Amendment is a zoning adjustment, which permits a change of district requirements where an individual or group of properties are both harshly and uniquely burdened by the strict application of the law. The power to alter zoning districts is limited. No Zoning Amendment will be granted which would adversely affect surrounding property or the general neighborhood. All zoning amendments must be in harmony with the intent and purposes of the Zoning Ordinance. The applicant must show that there is need and justification for the proposed amendment
2. There will be no refund of application fee for any Zoning Amendment not granted or withdrawn.
3. No incomplete applications will be acted upon.
4. Granting a Zoning Amendment requires that the Village hold a Public Hearing regarding the request, and publication of a Public Notice 15 days in advance of the Hearing. Applicants are urged to coordinate their activities with Village staff to assure consideration of their request is as timely a manner as is reasonably possible.
Page 1 of 4
Case Name: Z.I\ d.O l <b - D l ZONING AMENDMENT
DAT A ON APPLICANT AND OWNER Nurmi Family Trust/Jacqueline N. Taylor Trust
Name of Applicant (s): Sober± C,,TIJ.~fl":<.t Phone: __ 21_7_-_89_8_-_72_2_6 _____ _
Address of Applicant (s): P.O. Box 110, Mahomet, IL 61853
Property Interest of Applicant:_ O_w_n_er ______________________ _ (Owner/Contract Purchases/Agent, etc.)
Name of Owner: $<1;rnl. o....o o...p-p.P, «·a&± Phone: __________ _
ADDRESS AND DESCRIPTION OF PROPERTY
Address: W. Hickory St., Mahomet I PART OF THE S 1/2 OF SEC. 16, T.20N., R.7E., 3rd. P.M.
Width of Lot: Variable Length of Lot:_ V_a_ri_ab_l_e _____ _
Lot Area (Square Feet): 25.261 acres Tax Parcel Number: Part of 15-1 3-16-403-014 15-13-16-403-015
• 1i \ \ 15-13-16-451 -006 5,tun. :X r • \)15<(),,f~q S pex 4.uWiv·t~IM1 P'"+
LAND USE AND ZONING
Present Zoning: Mahomet 1-1 , RS & AC and County:CR
Proposed zoning: RS Residential, Suburban I AC Conservation District
Present Land Use: Vacant I Residential I Pond
Proposed Land Use: Sing le-family residential homes and outbuildings
Surrounding Zoning
North 1-1 / 1-2
South AC
East AC, 1-1
West 1-1 I County: CR
Page 2 of 4
Surrounding Land Use
Light Industrial
Pond
Vacant I Mini-Warehouses
Sportman's Club & Village Park
case Name: LA ~O l$ ~of
REASONS FOR REQUEST FOR ZONING AMENDMENT
NOTE: The following questions must be answered completely. If additional space is needed, attach extra pages to application. Before answering, read the NOTICE TO APPLICANTS attached hereto.
1 . Error in the present Ordinance to be corrected by the proposed change in the Ordinance (Explain fully):
The rezoning request is part of an annexation of this property to the Village of Mahomet. The request
allows for the existing on-site homes to be situated in the RS zoning and the existing and proposed
agricultural sized outbuildings to be constructed utilizing the AC district. The existing pond will be placed within the AC district. This request represents this location's highest and best use.
2. Other circumstances which justify the Amendment (Explain Fully: ____________ _
3. Does any violation of the Village of Mahomet Zoning Ordinance exist on the property at this time? YES NO X If yes, how?------------------
4. Is the subject property planned to be improved? Yes, with one additional homes and potential outbuildings
When? The timing of the additional home construction will depend on market conditions.
What improvements are planned? See attached zoning exhibit for an overview of the subdivision.
What will be the actual use of the improvements Single family homes and outbuildings
5. Will the grant of an Amendment in the form requested be in harmony with the neighborhood and not contrary to the intent and purpose of the Zoning Ordinance?
Yes X No Elaborate: The the surrounding properties are mixed use.
Proposed zoning and uses are consistent with the nature of the neighborhood.
6. Have there been major land changes since zoning was applied in 1963 (i.e. new expressway1 ,new development, etc.)? Yes~No _____,_Elaborate: Roadway improvements, the addition of a village
park and pond development have all occurred in the general area surrounding the subject tract.
Page 3 of 4
Case Name: -Z..J\ d.O \C/:, -Q \ ZONING AMENDMENT
7. Would the proposed change create an isolated district unrelated to adjacent land use or zoning? Yes No2_ Elaborate: The proposed districts would provide a logical transition
from the existing uses and adjacent zoning.
8. Can the owner of the property realize an economic benefit from uses in accordance with existing zoning? Yes __ No L Elaborate: The subject property is being annexed from the county
into the Village. The requested rezoning is necessary to maintain the use of the tract as it current exists.
9. Are there other sites available already zoned for the proposed use? _,_Y=es=---- No X Elaborate: __
Large residential lots with adjacent AC tracts are very limited and in demand.
10. Additional comments by applicant: ______ _________________ _
SKETCH PLAN
A) Is a scaled plot plan indicating the location of the premises and the nature of the variance attached. Yes X No_ (Application will not be processed without the required drawing)
B) Additional exhibits submitted by applicants: ____________________ _
I (we) certify that all of the above statements and the statements contained in any papers or plan submitted herewith are true to the best f my (our) knowledge and belief.
'Russ Taylor'; [email protected] RE: Heritage Lake Subdivision Legals heritage lake sub zoning exhibit.pdf
Abby,
Below are the future legal descriptions of the rezoning tracts. I've also attached a zoning exhibit for your use. Let me know if you need anything else.
Bryan
AC- Conservation District: Lots lOlA, 102A, 102B, 103, 104A and 105 of Heritage Lake Subdivision as recorded in the records of the Champaign County, Illinois Recorder's office.
RS - Residential Suburban District: Lots 101, 102 and 104 of Heritage Lake Subdivision as recorded in the records of the Champaign County, Illinois Recorder's office.
Bryan Bradshaw, PE, PLS I President I BKB Engineering, Inc. 301 N. Neil St., Suite 400 J Champaign, IL 61820 217.840.3546 Cell I 217.531.2971 Office I 217.531.2211 Fax
From: Abby Heckman [mailto:[email protected]] Sent: Monday, November 13, 2017 7:45 AM To: [email protected] Subject: Heritage Lake Subdivision Legals
Please submit the future (after recording) legal descriptions so I can submit the legal advertisement for the rezoning.
Abby Heckman Planner Community Development Department Village of Mahomet 503 E. Main Street P.O. Box 259 Mahomet, IL 61853-0259 (217)586-4456 ext.127 aheckman@mahomet-il .gov www.mahomet-il.gov
1
www.mahomet-il.gov
REPORT TO VILLAGE OF MAHOMET PLAN AND ZONING COMMISSION
Meeting February 6, 2018
FROM: Kelly Pfeifer, Community Development Director and Village Planner Abby Heckman, Planner
TO: Village of Mahomet Plan and Zoning Commission
CASE: Approval of the Updated Official 2018 Zoning Map.
ACTION: Recommendation to Board of Trustees
BACKGROUND:
In accordance with the Illinois Compiled Statues, the Village is required to publish an updated and current zoning map, no later than March 31st of each year. The Champaign County GIS Consortium recently completed the new zoning map entitled “2018 Official Zoning Map - Village of Mahomet, Illinois.” The new zoning map is current to December 31, 2017 and incorporates zoning classification, annexation and subdivision related information for the Village from the previous year. (A reduced copy of the zoning map is attached to the Staff memorandum. A full-sized copy will be displayed at the February 6, 2018 meeting for Plan and Zoning Commission review).
Upon adoption by the Village Board, the map entitled “2018 Official Zoning Map - Village of Mahomet, Illinois” will become the Official Zoning Map of the Village.
In 2017, the Village processed and adopted nine (9) zoning change requests. Two (2) within the Hunters Ridge Subdivision, two (2) along Oak Street, one (1) on Lincoln Street, one (1) at Taylor Field Park, one (1) east of Churchill Road and south of Oak Street, and two (2) rezonings upon annexation for the Parkhill and Lake of the Woods Apartments properties. Also, two (2) conditional use permits were issued for the MAYC and Churchill Crossing properties. The map has been updated to reflect those Board of Trustees actions.
VILLAGE STAFF RECOMMENDATION:
Staff recommends that the Plan and Zoning Commission review the updated zoning map and adopt the attached Resolution to recommend that the Board of Trustees approve the new Official Zoning Map for the Village.
Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259
phone (217) 586-4456 fax (217) 586-5696
A RESOLUTION CONCERNING APPROVAL AND PUBLICATION OF THE OFFICIAL ZONING MAP
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 land use designations and policies as set forth in Zoning Districts within the Corporate Limits of the Village; and,
WHEREAS, the Village is required to publish “a map clearly showing the existing zoning uses,
divisions, restrictions, regulations and classifications of such for the preceding calendar year”, no later than March 31st of each year; and,
WHEREAS, the Village previously published a map entitled “2017 Official Zoning Map - Village
of Mahomet, Illinois” as its Official Zoning Map; and, WHEREAS, the Village of Mahomet Official Zoning Map has been updated to reflect
annexations, rezonings, subdivisions and other changes which have taken place over the past year; and,
WHEREAS, the Village Planner and staff have reviewed the 2018 Official Zoning Map and
recommended approval of the updated map; and, WHEREAS, the Plan and Zoning Commission met and reviewed the 2018 Official Zoning Map
as submitted. BE IT THEREFORE RESOLVED this 6th day of February, 2018 by the Plan and Zoning Commission of the Village of Mahomet, Illinois, that: 1. The Plan and Zoning Commission does hereby recommend the Board of Trustees
approve/disapprove and adopt/not adopt the map, entitled, “2018 Official Zoning Map - Village of Mahomet, Illinois”, pursuant to Chapter 65, division 5, Section 11-13-19 of the Illinois Municipal Code (65 ILCS 5/11-13-19) as the Official Zoning Map of the Village of Mahomet.
2. The Plan and Zoning Commission does hereby recommend that Board of Trustees direct that
the Official Zoning Map be published and made available to the public, as required by statute. Chair, Plan and Zoning Commission
www.mahomet-il.com
Village of Mahomet503 E. Main Street - P.O. Box 259 - Mahomet, IL 61853-0259
phone (217) 586-4456 fax (217) 586-5696
REPORT TO PLAN AND ZONING COMMISSION Meeting February 6, 2018
FROM: Abby Heckman, Planner Kelly Pfeifer, Community Development Director and Village Planner
REQUESTED ACTION: Recommendation to the Board of Trustees (BOT) Approval of Final Plat Approval of Subdivision Ordinance Waiver
INTRODUCTION: The Plan and Zoning Commission is asked to consider all the documents concerning the subject subdivision. The subdivision contains ten (10) total lots which consist of one (1) outlot, one (1) commons lot, and eight (8) buildable lots along with roadway dedication for Cates Drive (formerly Commercial Drive). The plat is to be submitted in accordance with the standard procedures set forth in the Mahomet Subdivision Ordinance.
LOCATION / SITE DESCRIPTIONS: The site is located north of Oak Street, east of Sandy Ridge Subdivision, and west of Cates Drive. The final plat includes 29.604 ± acres, which is the entire area included in the approved preliminary plat for this area. Outlot 410 is expected to be replatted as future phases of Hunters Ridge develop and will remain unbuildable by recorded covenants until property subdivided (replatted). The final plat includes a northern extension of Cates Drive north of Hunters Ridge Court.
LAND USE AND ZONING:
DIRECTION LAND USE CURRENT ZONING
ON-SITE Under development (with approved construction plans / building permits)
AC Conservation R-1B and R-1C Single Family Residential
R-3 Residential Multiple Family Residential NORTH Interstate 74 n/a SOUTH Commercial businesses C-1 Neighborhood Commercial EAST Single-Family Residential
Multi-Family Residential Detention Pond
R-1C Single-Family Residential R-3 Multiple Family Residential
C-2 General Commercial WEST Single-Family Residential R-1B Single-Family Residential
CONFORMANCE TO ZONING ORDINANCE: The proposed lot sizes, lot widths, and yard setbacks appear to comply with the requirements of the Village of Mahomet Zoning Ordinance.
Hunters Ridge Subdivision Phase 4 Approval of Final Plat
February 6, 2018 Page 2 of 3
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 in this area should continue to consist of a mix of single-family, two-family, and senior housing. The Comprehensive Plan Land Use Plan shows the possibility of 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 proposed plat conforms to these principles. PUBLIC WATER AND SANITARY SEWER FACILITIES: Public sanitary sewer and water mains are to be operated by the Village of Mahomet. Sanitary sewer and water main extensions were approved as part of the Construction Plans, have now been installed, and passed required testing. AVAILABILITY OF PUBLIC UTILITIES: This site is adjacent to standard public municipal utilities (gas, cable television, electric, phone). Extension of public utilities to serve the subdivision is feasible. This subdivision involves the necessary extensions of services to all platted lots and accommodates future extensions to adjacent undeveloped by the provisions of utility easements. STREET ACCESS / TRAFFIC: This site is currently accessible from Oak Street by way of Cates Drive as well as both existing Hunters Ridge Court and Timber Wolf Lane. Development of the lots proposed were anticipated with the street design. All of the proposed lots will have public right-of-way frontage. Proper access control along Oak Street and Cates Drive is being platted as required. STORMWATER MANAGEMENT: Construction Plans for this phase were approved by the BOT in August 2017. The approved Construction Plans indicated a dry and wet detention basin in the southwest corner of the property. As part of the Construction Plan approval one (1) waiver was granted to allow an existing outlet structure that was already in place in the dry basin to remain because it was installed under the previous Subdivision Ordinance. The current Subdivision standards apply to the wet basin. POLICE AND 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. Cornbelt is consulted on any submitted site construction plans or building plans. OUTSIDE AGENCY REVIEW: The Final Plat has been forwarded to outside agencies for review. No objections had been received at the time of this report and easements included on the plat as necessary. SUBSIDIARY DOCUMENTS: The Owner’s Certificate and other legal documents were submitted to the Village for review. Staff identified a few minor revisions to the documents. The developer is addressing the staff review comments. FINAL PLAT: The Final Plat is complete at this time with very few minor technical changes necessary.
Hunters Ridge Subdivision Phase 4 Approval of Final Plat
February 6, 2018 Page 3 of 3
WAIVER REQUESTED: 1. Waive the requirement for dedication of right-of-way for temporary cul-de-sacs at the north end of Cates Drive and
the east and west ends of Oliger Drive.
Village staff supports the requested waiver. Hunters Ridge Court and Timber Wolf Lane provide traffic the ability to turnaround within the existing street network. Oliger Drive along the west side of this property is existing and only serves one (1) lot within Sandy Ridge Subdivision. Oliger Drive along the east side of this property only serves two (2) lots. A waiver of temporary cul-de-sac construction was granted with approval of the Construction Plans.
PROCEDURAL ISSUES: A complete Final Plat application has been submitted, and the application fee has been paid. The petitioner submitted a Final Plat to the Village for review and approval. Staff identified some minor modifications to the Final Plat and forwarded them to the developer’s engineer as technical comments. Subject to revisions, the Final Plat appears to meet the technical requirements of the Village Subdivision Ordinance. The petitioner also submitted, an Owner’s Certificate, and other supporting documents. Village staff reviewed the materials and identified a few minor modifications. Subject to the revisions, the documents appear to meet the technical requirements of the Village Subdivision Ordinance. VILLAGE STAFF RECOMMENDATION: Staff supports a recommendation by the Plan and Zoning Commission for approval of the Final Plat and waiver subject to the standard conditions. SUMMARY: A recommendation to the BOT by the PZC related to the approval of the final plat and related waiver is requested by the developer. A draft resolution is enclosed for consideration by the Commission. The Plan and Zoning Commission should feel free to modify the resolution as it sees fit. ATTACHMENTS:
A. Aerial Exhibit with Zoning B. Final Plat C. Draft Resolution D. Application
MEMO FP Hunters Ridge 4th Sub PZC 02062018.doc
Champaign County GIS Consortium
This 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-specific analysisor resolution of legal matters. Users assume all risk arising from the use or misuse of this map and information contained herein. The use of this map constitutes acknowledgement of this disclaimer.
Date: Thursday, February 1, 2018
MAP 2017-03:HUNTERS RIDGE SUBDIVISION PHASE 4
N380Feet
A RESOLUTION FOR THE PLAN AND ZONING COMMISSION
CONCERNING THE FINAL PLAT FOR
HUNTERS RIDGE SUBDIVISION PHASE 4 VILLAGE OF MAHOMET, CHAMPAIGN COUNTY, ILLINOIS
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 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 Hunters Ridge Subdivision Phase 4 submitted certain documents,
including a Final Plat, for review and approval by the Village of Mahomet; and, WHEREAS, Village staff, Village Consulting Engineer and Village Attorney reviewed the Final Plat and
supporting technical documents for Hunters Ridge Subdivision Phase 4 and found that subject to minor modifications, the documents are satisfactory and in a form that complies with the Village of Mahomet Subdivision Ordinance requirements, and made recommendations concerning approval of said Final Plat; and,
WHEREAS, The Village Attorney reviewed the Owner’s Certificate, County Clerk’s Tax Certificate, and other
legal documents for Hunters Ridge Subdivision Phase 4 and found that subject to minor modifications, they comply with the Subdivision Ordinance requirements; and,
WHEREAS, the developer submitted all required documents per Ordinance; and, WHEREAS, the developer has requested a waiver with the Final Plat approval for the Hunters Ridge
Subdivision Phase 4;
1. Waiver of the requirement for dedication of right-of-way for temporary cul-de-sacs at the north end of Cates Drive and the east and west ends of Oliger Drive; and,
WHEREAS, the Plan and Zoning Commission met and reviewed the Final Plat, and the various subsidiary
documents submitted, and found that it is, with minor modifications, generally satisfactory and in the prescribed form.
BE IT THEREFORE RESOLVED this 6th day of February, 2018, by the Plan and Zoning Commission of the Village of Mahomet, that: A. The Plan and Zoning Commission does hereby recommend APPROVAL / DENIAL of the Final Plat for the
Hunters Ridge Subdivision Phase 4 upon completion of modifications identified by the Village staff and does hereby authorize the Chairman to sign the Certificate of Approval of said Plat upon completion of said modifications.
B. The Plan and Zoning Commission does hereby recommend APPROVAL / DENIAL of the requested waiver:
Resolution for Plan and Zoning Commission Hunters Ridge Subdivision Phase 4
Village of Mahomet, Champaign County, Illinois February 6, 2018
Page 2 of 2
RES FP Hunters Ridge 4th Sub PZC 02062018.doc
1. Waiver of the requirement for dedication of right-of-way for temporary cul-de-sacs at the north end of Cates Drive and the east and west ends of Oliger Drive.
C. The approval of the Final Plat recommended above is further subject to the following conditions:
1. Submission of all supporting documentation in proper form
2. The approval of the Final Plat recommended above is further subject to the review and approval of the Final Plat and supporting documents as applicable by other relevant agencies and utility service providers.
3. In the event that the modifications to the Final Plat are not completed, the outside agency reviews
are not completed, all supporting documents are not submitted in final form, or the conditions set forth above are not met within sixty (60) days from the date of approval by the Board of Trustees, the approvals recommended herein shall be null and void.
_____________________________ Chair, Plan and Zoning Commission
