Chambana Sun

Village of Mahomet Plan and Zoning Commission met April 2.

Here is the minutes provided by the commission:

CALL TO ORDER: The Plan and Zoning Commission called the meeting to order at 7 pm on Tuesday April 2, 2019.

ROLL CALL:

Members Present: Mike Buzicky, Damian Spencer, Earl Seamands, Bob Buchanan, and Robert DeAtley.

Members Absent: Jay Roloff and Steve Briney

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

Administrator Patrick Brown, Police Chief Michael Metzler, Village President Sean Widener and Village Attorney Joe Chamley

Patrick Brown stated that in the absence of the chair the Commission will need to elect an acting chair.

Buchanan moved to make Robert DeAtley the acting chair. Buzicky seconded the motion. ROLL CALL. 4-1

DeAtley voted against the motion. Motion Passed.

PUBLIC COMMENT:

Sean Widener, Village President, thanked the Commission for the pivotal role it plays in Mahomet’s future. He made a statement relating to the current state of the Village related to growth. The Village has invested more than a decade in a pro-business and pro-growth stance with the creation of planning documents and while working with businesses, residents, school system, library and many others have come together to move forward with a common goal. The Village and school system depend on each other for success and will be measured on success by both of our actions. The Village communicates a lot with the school district at all levels. Two hot issues right now are apartments and traffic. The Village has a balanced approach to zoning and the official zoning map shows the community intentions for land uses. Planned apartments will have little impact given market trends do not predict lots of families locating to apartments. The market will only bear so many apartments and will react to additional apartments that are in development now. The Village is acutely aware of traffic impacts. The school district is helping to spread out traffic impacts with their future school plans. The Village is working on the South Mahomet Road extension. It is a long-term project and we are in the early steps. The goal is to connect South Mahomet Road to the school campus, but also to continue the road to eventually connect to Prairieview Road. It will be the much-needed south roadway connection for folks to have other routes to get around. The PZC is the first stop for new projects and we appreciate your recommendations and welcome feedback on projects and planning in the Village.

Mr. DeAtley stated there is a lot of misinformation that is being spread in the community right now and he takes every opportunity to spread correct information.

REVIEW/APPROVE MINUTES: March 5, 2019

Buchanan moved to approve the March 5, 2019 minutes as submitted. Spencer seconded the motion. ROLL

CALL. 4-0-1 Seamands abstained. Motion Passed.

ORDINANCES, RESOLUTIONS and MOTIONS (TO BE ACTED UPON):

VAR2019-01: CIRCLE K GAS STATION

A RESOLUTION CONCERNING A VARIANCE OF DEVELOPMENT STANDARDS RELATING TO TWO FREESTANDING SIGNS ON 3.019± ACRES OF LAND, COMMONLY KNOWN AS 506 S PRAIRIEVIEW ROAD, MAHOMET IL.

Abby Heckman introduced the staff memo and facts of the requested variances.

Karen Dodge, with Municipal Resolutions representing Circle K, stated the property was recently annexed into the Village. They reduced the signage on the gas pump canopies to meet requirements but would like to just change out the panels on the freestanding signs.

Abby Heckman stated sign permits have been issued for signage changes on the convenience store building and the gas pump canopies. They worked with staff to reduce the signage on those structures to meet current Village requirements. Staff felt like the highway-oriented sign was a reasonable request considering the minimal visual impact on Prairieview Road and to allow them to maintain their visibility from the interstate. Staff did encourage the applicant to redesign the freestanding sign along Prairieview Road, but the applicant chose to make the request for the sign as it is currently.

Mr. DeAtley asked if the signs will be retrofitted for LEDs lighting.

Karen Dodge stated it would be retrofitted with LED lighting.

Mr. Buzicky asked about the sizing for the individual parts of the Prairieview Road freestanding sign.

Karen Dodge went over the sizes of the different components of the freestanding sign along Prairieview Road.

Mr. Seamands stated the sign situation has changed over the last 10 years. The reliant on signs is much different with technology.

Kelly Pfeifer stated that this site is one business and there is a lot of undeveloped land in this area. The area is expected according to our Comprehensive Plan to have businesses in this area on both sides of Prairieview Road. The proposed sign is more than two times the allowed size and this request could set a precedent on what is considered reasonable along this corridor. The speed on the road is 40MPH which doesn’t require as big of sign lettering to be seen. Staff did not provide a recommendation because we felt that redesign for compliance is possible but the applicant chose to pursue the variance as presented. The PZC will need to find special circumstances to pass on to the ZBA for the public hearing and for their final decision.

Mr. Buzicky stated he was torn because this area will develop, and he didn’t want to see a plethora of signs.

Mr. DeAtley stated that he was also torn because he feels that 50 square feet is very restricted, and the sign is existing. He stated we have dealt with signs a lot. He asked if the sign was placed the closest it could be to Prairieview Road.

Abby Heckman stated that the sign appears it is placed at the property line so it is about as close as it can be to Prairieview Road.

Kelly Pfeifer asked for specific measurements.

Karen Dodge stated the top of the sign which now says Mobile is 62 square feet and the whole bottom part is 43 square feet. She stated that she spoke with corporate and is authorized to reduce the sign request to 90 square feet.

Abby Heckman pointed out when looking north at the sign while at the entrance of the Dollar General, the top part of the freestanding sign blocks the canopy signage.

Mr. DeAtley stated when he looked south at the freestanding sign, the bottom part of the sign is blocked by vegetation.

Kelly Pfeifer stated that vegetation on their property is blocking visibility of the freestanding sign and that condition is self-created.

Abby Heckman stated the Village has not done very many sign variances. Many of the recent signage accommodations had to do with Conditional Use Permit requests where we addressed signage as part of conditional uses where multiple businesses are operating on one site.

Kelly Pfeifer stated that the sign ordinance is older and has challenges. The resolution can be amended to reflect the reduction to 90 square feet.

Patrick Brown stated that staff is more comfortable supporting the request with the reduction to 90 square feet and supports reuse of the existing highway-oriented sign.

Mr. Spencer stated he wasn’t too worried about setting precedent considering the business is existing. Any new development would need to comply.

Mr. Buzicky asked for clarification about when business must to comply with Village sign requirements.

Abby Heckman stated that if they were making no changes to the sign, the sign could remain. There is a provision in the sign ordinance where the Village can force compliance but that has not been the Villages policy up to this point.

Mr. Buzicky asked the applicant if she knew how the reduce sign would be configured.

Karen Dodge stated she expected the sign face would be reduced and moved up on the frame.

The PZC did not express issue with the highway-oriented sign placement.

Spencer moved to amend the variance request from 124.34± square feet to a maximum of 90 square feet and approve with the following findings of fact for VAR2019-01: Circle K Gas Station.

Mr. DeAtley stated the special circumstances are that the signs are existing signs were established under a difference zoning jurisdiction and the location off of the interstate is negligible he would go through the findings of fact and make suggested answers.

Mr. Buzicky stated the open space differential from the initial 124.34 square foot request to the reduced 90 square feet shall be provided from ground level up to provide more open area under the sign and all other aspects of the sign shall comply with Village Ordinances.

Buzicky moved to GRANT #3 of the findings of fact with a 90 square foot sign area maximum and to GRANT #4 of the findings of fact as requested with the special circumstances and findings of fact as stated below. Spencer seconded the motion. ROLL CALL. 5-0. Motion Passed.

DeAtley seconded the motion. ROLL CALL. ALL YES. Motion Passed.

BE IT THEREFORE RESOLVED this 2nd day of April, 2019 by the Plan and Zoning Commission of the Village of Mahomet that:

1) The Plan and Zoning Commission sets forth the following findings of fact concerning the requested variances;

A. That the special circumstances or conditions applying to the land or building for which the variances are sought are:

The signs are existing sign and were established under a difference zoning jurisdiction.

The existing placement, distance from the interstate right-of-way, of the highway-oriented sign is negligible.

B. That concerning the variances requested:

1. There ARE special circumstances or conditions applying to the land or building for which the variances are sought; and,

2. The said special circumstances or conditions ARE peculiar to such land or buildings and do not apply generally to land or buildings in this neighborhood; and,

3. The said special circumstances or conditions ARE such that the strict application of the provisions of the Zoning Ordinance could deprive the applicant of the reasonable use of such land and building; and,

4. The granting of the requested variances ARE NOT necessary for the reasonable use of the land and building; and,

5. The variances requested ARE the minimum variances that will accomplish this purpose; and,

6. The granting of the requested variances WILL be in harmony with the general purpose and intent of the Zoning Ordinance; and,

7. The requested variances WILL NOT be injurious to the neighborhood or otherwise detrimental to the public welfare; and,

8. The requested variances WILL NOT be in conflict with the Comprehensive Plan.

2) The granting of the variances, if approved, shall be subject to the following conditions:

The open space differential from the initial 124.34 square foot request to the reduced 90 square feet shall be provided from ground level up to provide more open area under the sign and all other aspects of the sign shall comply with Village Ordinances.

3) The Plan and Zoning Commission does hereby recommend that the Zoning Board of Appeals of the Village of Mahomet GRANT the requested variance to allow a freestanding sign of 90 square feet, instead of the 50 square feet maximum allowed sign area (§ 152.072(D)(1)(b)).

4) The Plan and Zoning Commission does hereby recommend that the Zoning Board of Appeals of the Village of Mahomet GRANT the requested variance to allow a sign directed toward users of an interstate highway to remain approximately 865 feet from the interstate right-of-way, instead of the allowed 600-foot maximum distance from the interstate right of-way (§ 152.072(D)(7)(d)).

COMMISSIONER COMMENTS:

Mr. Buzicky and Mr. DeAtley stated they had heard comments about the burning of trees that are coming down at Lake of the Woods Road and Oak Street.

Patrick Brown stated that the developer was issued a burn permit. There are special circumstances where we will issue permits to burn using special equipment. The equipment uses a blower in an underground area to create a very hot fire.

Mr. Buchanan asked about the condition of Mid America Road and who maintains it.

Patrick Brown stated there is an agreement for payment from the gravel company to do oil and chip and it is scheduled for this year but they are responsible for filing pot holes not the Village.

ADJOURN:

Buzicky moved to adjourn the meeting. Spencer seconded the motion. ROLL CALL, ALL YES. The meeting was adjourned at 8:00pm.

https://www.mahomet-il.gov/vertical/Sites/%7B8D137460-5EE3-4B54-9DF0-146867CF080D%7D/uploads/MINUTES_PZC_04022019_approved.pdf