City of Sycamore Planning and Zoning Commission met Sept. 9.
Here is the agenda provided by the commission:
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes from the August 12, 2019 Meeting
5. Public Comment
6. Old Business
7. New Business / Action Items
A. Consideration of a Request by Joel and Halie Howells for a Special Use Permit to Operate a Professional Office at the Property Located at 240 Edward Street in Sycamore, Illinois (PIN 06-32-380-007).
Joel and Halie Howells are the owners of Wellspring Center for Counseling, LLC, a therapy practice currently operating in Elgin, Illinois. The couple hopes to operate a second location in Sycamore and have entered into a contract to purchase the property at 240 Edward Street from Ryan and Karen Weckerly.
Wellspring Center for Counseling offers counseling for individuals, families and couples. Initial plans are to have four therapists operate at the location during regular business hours and early evenings. Each therapist works two to four days per week and counsel six to eight clients per day. The petitioners noted that the property can accommodate off-street parking for up to fourteen cars, which will serve current needs while allowing growth potential to utilize the 5+ offices within the property.
To learn more about the company and the services that are offered go to their website at: https://www.wellspringcenterforcounseling.com.
The property in question is zoned residential and has housed Morningstar Media for approximately fifteen years after a special use permit was granted in late 2003. Prior to Morningstar Media occupying the building, it was the home of the Masonic Temple for many years.
In June, an amendment was made to the Unified Development Ordinance (UDO) to make professional offices a special use in R-1, R-2 and R-3 residential districts provided a special use for professional offices previously existed for the property in question.
Professional Office: Shall mean any office used primarily for accounting, engineering, legal, consulting, correspondence, editing, administration and related services.
Per Section 4.3.3 of the City’s Unified Development Ordinance, a Special Use Permit shall be granted only if evidence is presented to establish that:
A. The proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public and will contribute to the general welfare of the neighborhood or community;
B. The proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety, and general welfare; and
C. The proposed structure or use will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations.
Staff has reviewed the request and feel that the proposed use does not substantially differ from the previous use when applied against the special use criteria.
A public hearing regarding the Special Use Permit will be held at the Planning and Zoning Commission meeting. Notices of the public hearing were mailed to property owners within 500 feet, posted in the local newspaper and a sign was installed on the property.
A favorable recommendation to the City Council is requested.
8. Considerations / Workshop Items
A. Consideration of a Request by Jim Mason of Mason Properties for a Workshop Item to Discuss Construction Plans for the St. Albans Property at South Main Street.
In late July, fire ravaged the forty-unit St. Albans Greens Apartment complex on S. Main Street. Jim Mason, the owner of the property, is putting together plans for the site of the former apartment building and has requested a workshop for discussion and direction.
Mr. Mason has indicated a desire to build thirty-three units, each with three bedrooms and a two-car garage on the roughly 2.2-acre site. While the preliminary plan includes less density (33 vs. 40 units) the City’s development guidelines when St. Albans Greens apartments were built differ from today’s standards. The City’s comprehensive plan outlines low density as 0- 3 units per acre, moderate density at 3-6 units per acre and high density at 6-9 units per acre. While the comprehensive plan is a guideline, the Unified Development Ordinance (UDO) calls for 3,000 square feet of land per three-bedroom unit for lots platted before 1996 and 4,000 square feet of land per three-bedroom unit on lots platted after that date.
The plan for 33 units on 2.2 acres equates to 15 units per acre, which is beyond the guideline in the comprehensive plan for high density residential development and about nine units greater than what is allowed in the UDO using today’s standard and a little more than one unit above using the pre-1996 standard if the 2.2 acre section was considered on its own.
While there are examples of Planned Unit Developments that exceed density guidelines, the City has taken a firm stance on maintaining density requirements as new construction proposals come forward. Staff recommends that the property be subdivided to reflect two parcels, one for each development. The resubdivision would mean a date of platting after 1996; while keeping it one parcel would require the number of units and bedrooms of the existing building be factored in using the pre-1996 standard. Given the circumstances and that this is redevelopment, staff recommended a workshop as a starting point.
B. Consideration of a Request from St. Mary’s Church of Sycamore for a Workshop Item to Discuss the Expansion of the Special Use Permit on Waterman Street.
St. Mary’s Church owns the “purple house” on the corner of Waterman and Somonauk Streets (503 S. Somonauk St.). The church intends to demolish the house due to noted structural and deferred maintenance issues.
As the church contemplates the future use for the property, an expansion of the current special use permit would be required to utilize it to support church or school related uses. At this point the church is exploring options and staff recommended a workshop for discussion and direction.
9. Reports
10. Adjournment
https://cityofsycamore.com/wp-content/uploads/2019/09/Plan20190909a.pdf
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