City of Sycamore Planning and Zoning Commission met Nov. 11.
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 September 9, 2019 Meeting
5. Public Comment
6. Old Business
7. New Business / Action Items
A. Consideration of a Request by Greg LeSage, President of Tech Weld Inc., for a Special Use Permit to operate a Welding and Welding Equipment Use, at 805 Thornwood Drive as required by Article 5.3.1.E of the Sycamore Unified Development Ordinance (PIN number 09-06-426-014).
Tech-Weld Inc. is a full-service custom manufacturer of precision welded tubes, tanks, cones and weldments. The family-owned and operated business started in 1992 and has tripled in size over the past twenty-five years. Given the continued growth, the company is looking to relocate to a 32,147 square-foot building at 805 Thornwood Drive in the Sycamore Prairie Business Park. Tech-Weld has a contract to purchase the M-1, Light Manufacturing zoned property which formerly housed Smart Motion Robotics.
According to the City’s Unified Development Ordinance (UDO), Welding and Welding Equipment Uses require a Special Use Permit within M-1 zoning. Greg LeSage, the founder and President of Tech-Weld has submitted a petition for a special use permit that would enable his company to relocate to Sycamore.
E. Manufacturing and Processing
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.
Tech-Weld serves many industries including Aerospace, Aircraft, Automotive, Agricultural, Defense/Government, Motor Housing, Petrochemical, Food Processing and Water/Air Treatment. A significant portion of the work that Tech-Weld performs is tungsten inert gas (TIG) welding, an arc welding process that uses a non-consumable tungsten electrode to produce the weld. The process is not overly noisy and will be contained within the pre-cast building at the proposed location.
In mid-October, representatives of the City of Sycamore, the DeKalb County Economic Development Corporation, the Sycamore Prairie Industrial Park and the Sycamore School District visited Tech-Weld at their current location in Elburn. The visit provided an opportunity to learn more about the company, meet the family behind the business and view the operations. It is evident that the company takes pride in the products it makes and the image it portrays within the community. The multi-generational family business displays characteristics that align with those within the business park and the community.
Staff has reviewed the request and feel that the proposed use will be a good fit.
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.
B. Consideration of Amendments to the Sycamore Unified Development Ordinance Article 1.3, Definitions, to include Definitions for the Regulation and sale of Recreational Cannabis – Adult Use and Modifications to Article 5.2, Conditions of Use and Article 5.3, Permitted Uses.
The State of Illinois has enacted the Cannabis Regulation and Tax Act, which pertains to the possession, use, cultivation, transportation and dispensing of adult-use cannabis. The City of Sycamore has the authority to adopt ordinances and to promulgate rules and regulations that protect the public health, safety and welfare of its citizens. The City Council voted on November 4th to permit adult-use recreational cannabis dispensaries beginning January 1, 2020. The adult-use recreational cannabis dispensaries shall operate consistent with zoning ordinances regulating these business establishments, including rules governing the time, place, manner and number of cannabis business establishments, and minimum distance limitations between cannabis business establishments and locations the City deems sensitive through a special use process. The appropriate zoning ordinances, rules and definitions shall be promulgated in the City’s Unified Development Ordinance (UDO) effective January 1, 2020.
Staff has prepared amendments to Article 1.3, “Definitions,” Article 5.2, “Conditions of Use,” and Article 5.3, “Table of Permitted Uses,” of the UDO as a starting point to create the necessary zoning regulations for adult-use recreational cannabis. The proposed guidelines factor regulations discussed by the Planning and Zoning Commission and City Council in 2014 for medical cannabis and provisions of the Illinois Cannabis Regulation and Tax Act.
Article 1.3, Definitions (add new definition):
Cannabis, Recreational – Retail Dispensing Organization (Adult Use): A facility operated by an organization or business that is licensed by the Illinois Department of Financial and Professional Regulation to acquire cannabis from licensed cannabis business establishments for the purpose of selling or dispensing cannabis, cannabis-infused products, cannabis seeds, paraphernalia or related supplies to purchasers or to qualified registered medical cannabis patients and caregivers, per the Cannabis Regulation and Tax Act, (P.A.101-0027), as it may be amended from time-to-time, and regulations promulgated thereunder.
Article 5.2, Conditions of Use (create new section)
A new section is proposed in Article 5.2, “Conditions of Use,” to outline certain criteria related to adult use recreational cannabis operations within the City of Sycamore as follows:
F. All uses involving the sale or dispensing of adult use recreational cannabis shall be subject to the following additional conditions:
1. Dispensaries must be a minimum of 1,000 feet from the property line in all directions of any pre-existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part day child care facility and cannot be in an area zoned residential. A 250-foot setback to residential-zoned property is required.
2. On-premises cannabis consumption within any district is prohibited.
3. Craft-growers, or any other dispensary or retail location other than those defined under the “Cannabis, Recreational – Retail Dispensing Organization (Adult Use)” definition in Article 1.3 are prohibited.
4. A minimum separation of 1,500 feet between cannabis dispensaries is required.
5. No drive-thru dispensaries are allowed.
6. Business hours are limited to 6:00 a.m. to 10:00 p.m. for dispensaries per State law.
7. A maximum of one (1) dispensary shall be permitted for every 9,000 in population. A three-fourths (3/4) vote of the Corporate Authorities shall be required to waive the population proration to accommodate an additional dispensary.
8. No dispensary shall operate before January 1, 2020.
Article 5.3, Table of Permitted Uses
The table of permitted uses will be amended to outline and differentiate medical and adult-use cannabis dispensaries and calls for both to require a special use permit within C-3, Highway Business Zoning as follows:
K. Retail Trade Uses
The Special Use Permit process requires that petitioners demonstrate that the use is consistent with the criteria outlined Section 4.3.3 of the UDO and a public hearing is held.
A public hearing regarding the proposed amendments to the Unified Development Ordinance will be held at the Planning and Zoning Commission meeting. The required notification for the public hearing was made in the local newspaper.
A favorable recommendation to City Council is requested.
C. Consideration of a Request by Andrew Christensen on behalf of Pet IQ, for a Special Use Permit to operate a Veterinary Clinic at 541 Puri Parkway, Unit C, as Required by Article 5.3.1.A of the Sycamore Unified Development Ordinance. (PIN number 06-31- 330-011).
PetIQ provides pet health and wellness products and veterinary services to pet families through retail channels across the country. The veterinary arm of the business provides services at retail centers and is called VetIQ. Services provided include vaccines, minor illness treatments, prescriptions, nail trims, retail pet health & wellness products, and microchipping. No major surgeries, boarding, kenneling or overnight stays are planned.
The company plans to lease a 764 square-foot tenant space (Unit C) to operate VetIQ within the Meijer store at 541 Puri Parkway. According to the City’s Unified Development Ordinance, a Veterinary Clinic requires a special use to operate within C-3, Highway Business District Zoning.
VetIQ will have an entrance and exit that is separate from Meijer, therefore pets will not have access to the retail store at any time.
Table 5.3.1
A. Agriculture Uses
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.
Given that VetIQ will have a separate entrance and exit, the proposed use within the Meijer store is consistent with traditional multi-tenant strip centers. These types of arrangements are commonly found within the commercial zoning of the proposed location.
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 for a Workshop Item to Discuss Concept 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 continues to work on plans for the site of the former apartment building. Mr. Mason brought a concept plan to the Planning and Zoning Commission in September requesting to build 33 units, each with three bedrooms and a two- car garage on the roughly 2.2-acre site. While the preliminary plan included less density (33 vs. 40 units), the City’s development guidelines when St. Albans Greens Apartments were built differ than 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 4,000 square feet of land per three-bedroom unit.
The Planning and Zoning Commission directed Mr. Mason to consider meeting today’s density guidelines which would allow for twenty-four three-bedroom units on the 2.2-acre site. Since that time, staff has met with the petitioner and his team to discuss a Planned Unit Development (PUD) that factors in Planning and Zoning Commission discussion and concerns including lot coverage, density, total bedrooms, and opportunities to enhance and bring the adjacent Building B into better conformance with current regulations. These discussions led to the framework of a PUD as follows:
Number of Units/Density:
The initial concept plan assumed a site of 2.2-acres; however the revised concept plan indicates a subdivided “Lot Two” that is 2.48 acres or 107,930 sq. ft. The remaining 2.60-acres of the property become “Lot One” and is the site of Building B, the remaining apartment complex. With 4,000 square feet required per three-bedroom unit, a total of 26.98 units could be built without a PUD. The proposed plan would allow for 27 three-bedroom units and 1 one- bedroom ADA accessible unit. This brings the total number of bedrooms proposed to 82, matching the number that was in the building that was destroyed.
Lot Coverage:
Significant discussion focused on lot coverage during the workshop in September. The proposed plan for Lot 2 includes 70% lot coverage (buildings and impervious surface), which is below the 75 percent maximum.
Parking:
The proposed plan meets the requirement of 77 parking spaces for Lot 2 as 85 are provided (2 within each unit and 29 existing spaces). As part of the PUD an additional 22 parking spaces (includes two ADA stalls) are being constructed on Lot 1 to bring the parking for Building B into better conformance.
Building B:
As part of the PUD the petitioner will upgrade the fire alarm system in Building B. While the current manual system is operable, it is older technology than the system that was in Building A when the fire started in July. The new system likely played a role in ensuring that the residents were able to safely exit the building. This is an important component of the PUD as it enhances the existing building by adding heat and smoke detection in the hallways and common areas.
This is presented as a workshop item for discussion and direction.
9. Reports
10. Adjournment
https://cityofsycamore.com/wp-content/uploads/2019/11/20191111PlanAgenda-final.pdf
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