REVOCATION OF PUD, ZONING MAP AMENDMENTS, SITE PLAN, PRELIMINARY PLANNED UNIT DEVELOPMENT South Cottage Village PUD/J & M PUD

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1 REVOCATION OF PUD, ZONING MAP AMENDMENTS, SITE PLAN, PRELIMINARY PLANNED UNIT DEVELOPMENT South Cottage Village PUD/J & M PUD Case #s: PC, -03-PC, -04-PC, -05-PC, -06-PC Applicant: Illinois Construction LLC Location: 1000 S. Cottage and Property Adjacent to the South and East Date: April 6, 2017 Summary: The developer of the South Cottage Village PUD proposes to revoke the PUD, rezone the existing age-restricted multifamily property (1000 S. Cottage) to S-2 Public Lands & Institutions, establish a Site Plan for 1000 S. Cottage, rezone the remainder of the South Cottage Village PUD to R-1B Single Family Residential, and establish a Preliminary Planned Unit Development (the J & M PUD ) for the R-1B area. Staff Recommendation: To be noted within the report The staff report addresses all of the items pertaining to the South Cottage Village PUD matter; however, the Planning Commission should vote on the items separately. PROJECT DESCRIPTION The Town approved the South Cottage Village PUD in 2007 (Res. No. 4005). The PUD encompassed /- acres of land on the east side of Cottage Avenue, east of the Jewel Osco and Family Video. The PUD was approved as a C-1 Multi-Use Office Park with the purpose of providing housing and services targeting a senior population. The PUD included one platted lot at 1000 S. Cottage, where the developer built an age-restricted, low-income housing complex. Four additional lots were planned for development within the PUD, all with access off a new cul de sac called Village Court, and one large outlot was planned on the east end of the property where development is not possible due to poor soil conditions. (See attached illustration entitled Amended Preliminary Plan ) As part of the approved PUD, the undevelopable outlot on the east end was to be seeded with native prairie grasses and a walking trail was to be installed along with drainage swales. In addition, a landscaped berm was to be constructed all along the south side of the PUD to provide screening from the adjacent lime pond owned by the Town of Normal. None of these features have yet been installed. The original South Cottage Village PUD was surrounded by the following zoning districts:

2 1. North: R-1B Single Family Residential (single-family houses and a large undeveloped lot owned by Grace Church) 2. East: R-2 Mixed Residential (Oaks on Hovey multifamily development) 3. South: S-2 Public Lands & Institutions (Town s lime pond) 4. West: Commercial zoning (Bloomington) In June 2015 the Town Council approved an Amended Final Development Plan for the South Cottage Village PUD to remove 1.5 +/- acres at the southwest corner of the PUD (Res. No. 5123) and to rezone that property to C-2 Neighborhood Shopping (Ord. No. 5589). That property was subsequently developed as a Dollar General subject to a Site Plan approved later in 2015 (Res. No. 5153). This left the South Cottage Village PUD with approximately 16.5 acres, including the already-developed Lot 1 (senior housing at 1000 S. Cottage) and the large Outlot 2 that encompasses the three remaining planned lots accessed off Village Court and the large area furthest east designated for a prairie planting and trail. No specific development plans were ever developed for the three lots to be accessed off Village Court. Current Proposal The current proposal contains many aspects, although the overall goal is to develop the remaining property (minus the prairie area) as single-family attached dwelling units. Action Item #1: Revoke the South Cottage Village PUD The current PUD is a C-1 Mixed Use PUD with the specific purpose of providing retail, housing, and services targeting a senior population. This zoning classification and the PUD s specific purpose do not work for the proposed development for two reasons. First, a C-1 Mixed Use PUD should not be entirely residential. Second, the developer does not want to restrict the proposed housing to seniors. Thus, the developer is requesting that the entire PUD be revoked. Action Item #2: Rezone the Age-Restricted Housing at 1000 S. Cottage to S-2 If the PUD is revoked, the underlying C-1 Office District zoning would no longer be suitable for a purely residential use such as the age-restricted housing at 1000 S. Cottage. It would be a nonconforming use. Thus, the developer is requesting that 1000 S. Cottage be rezoned to S-2 Public Lands & Institutions, which permits multiple family dwellings provided that such dwelling units are restricted to those 55 and older. (Note that this zoning map amendment was initiated by the Town Council in February 2017 rather than the developer due to a timing issue with one of the out-of-town owners of 1000 S. Cottage, who has since engaged with the public process.) Action Item #3: Approve a Site Plan for 1000 S. Cottage The zoning code requires that all properties zoned S-2 have an approved Site Plan (Sec (E)). As it exists, the residential development at 1000 S. Cottage meets the zoning requirements for S-2 landscaping, green space, parking lot screening, lighting, parking with the exception of the building height. Although there is no height limit in S-2 districts, there is a transitional height requirement that limits the height of a building to the maximum 2 stories of an adjacent single family zoning district. The property north of 1000 S. Cottage is a single-family home, limited to 2 stories in height. Thus, a code variance is required for the existing 3-story building. 2

3 Action Item #4: Rezone the Remaining Property to R-1B In order to build single-family dwellings, the first step is to rezone the land to R-1B Single Family Residential. These homes could not be built within C-1 zoning. Action Item #5: Approve a Preliminary PUD for the R-1B District The proposed Preliminary PUD includes one lot of record containing 74 units (37 duplexes) accessed off Village Court with no additional curb cuts onto South Cottage. Village Court is currently dedicated as public right-of-way in the original cul de sac configuration. As part of the new proposed PUD, the right-of-way encompassing the bulb on the east end of the cul de sac will be vacated and will revert to private ownership. The loop road serving the dwelling units on the east end of the PUD will be a private street, as will the dead-end street serving the dwelling units north of Village Court. The developer proposes no sidewalks on the private streets, although sidewalk is proposed for both sides of Village Court as shown on the plan. Storm sewer will be private; however, the sanitary sewer and water main will be public based on the potential future plan to subdivide the dwelling units into their own lots. The residential units will each have an attached, 1-car garage and 1-car driveway. The developer proposes two styles of duplex along with plans to vary the materials and colors to ultimately provide four different appearances. Additional parking (24 spaces) will be provided in four clusters of off-street parking around the private loop drive. Cluster mailboxes will be provided as required by the Post Office. The zoning requires residential PUDs to comply with the Community Design Standards landscaping requirements, which in this case requires at least 118 trees and 590 shrubs/ornamental grasses to be planted throughout the 14 +/- acres. The developer is requesting a variance from this requirement and proposes that each unit have foundation plantings as shown on the attached typical landscaping plan (6 shrubs and 2 ornamental grasses per duplex, or a total of 296 shrubs/ornamental grasses) along with one tree per duplex (a total of 37 trees, not currently shown on the plan). The developer also proposes 8 evergreens along Cottage Avenue to screen the residences from the street. The proposed PUD also includes an outlot on the east end of the property for the previously described prairie planting and trail. A gravel trail connection will be provided for access between the residences and the gravel trail installed and maintained through the prairie for use by the residents of the PUD. This outlot will also include a drainage channel for stormwater leading into Sugar Creek. The drainage channel will be designed with native plants as well and will thus provide some amount of stormwater cleansing. The Town will install a 6-foot wooden privacy fence along the portion of the lime pond property adjacent to rear yards. Representatives of the South Cottage Village PUD will be available to answer questions about the proposed development during the public hearing. STAFF ANALYSIS AND RECOMMENDATION Action Item #1: Revoke the South Cottage Village PUD Staff Recommendation: Approval Prior to the approval of the South Cottage Village PUD in 2007, the property had never been developed. In fact, it had been platted many decades before as an R-1B Single Family neighborhood with right-of-way dedicated for public streets and alleys. See attached aerial map 3

4 showing the historic property lines and public rights-of-way, all of which have been vacated. The 2007 concept of a development targeted at seniors was an acceptable alternative development plan for the property, and Town staff supported the rezoning to C-1 for development as a mixeduse, senior-oriented PUD. However, over time the development has not progressed and the developer is ready to try something different. Revoking the PUD itself will leave the ground zoned C-1 Office District, which is an appropriate zoning classification for the area. Office uses within C-1 are fairly low-intensity and tend to have restricted hours of operation. For these reasons, Town staff recommends approval of the PUD revocation. Action Item #2: Rezone the Age-Restricted Housing at 1000 S. Cottage to S-2 Staff Recommendation: Approval Standards to rezone property are set forth in Sec (C) of the Municipal Code and include the following: 1) the suitability of the subject property for uses authorized by the existing zoning; 2) the length of time the property has remained vacant as zoned considered in the context of land development in the area; 3) the suitability of the subject property for uses authorized by the proposed zoning; 4) the existing land uses of nearby property; 5) existing zoning of nearby property; and 6) relative hardship or gain to the public compared with that of the owner resulting from the outcome of the zoning map amendment decision. Town staff finds the proposed rezoning of the age-restricted development at 1000 S. Cottage to meet these standards. The existing development is not suited to the underlying C-1 zoning classification but is suited to S-2 zoning. Furthermore, S-2 zoning itself is appropriate for the area given that S-2 uses are oriented toward those with an inherent public interest and require a public process through Site Plan review. Thus, even if 1000 S. Cottage were to be redeveloped in the future, such development under the S-2 zoning would be compatible with the surrounding land uses. For these reasons, Town staff supports the rezoning to S-2 Public Lands & Institutions. Action Item #3: Approve a Site Plan for 1000 S. Cottage Staff Recommendation: Approval with Transitional Height Variance The Site Plan standards, set forth in Sec , are listed as follows: A. The extent to which potential incompatibilities between the proposed development and surrounding existing development and/or zoning is minimized by such design features as placement of buildings, parking areas, access driveways and existing or proposed topography. B. The extent to which the proposal minimizes any adverse impact of the development upon adjoining land, including the hours of use and operation and the type and intensity of activities which may be conducted. C. The extent to which adequately improved streets connected to the improved arterial street system are available or can be reasonably supplied to serve the uses proposed in the development. D. The extent to which the proposed development is essential or especially appropriate in view of the available alternatives within the Town. 4

5 E. The extent to which the proposed development will favorably or adversely affect other persons or property and, if so, whether because of circumstances peculiar to the location the effect is likely to be greater than is ordinarily associated with the development of the type proposed. Town staff finds the age-restricted development at 1000 S. Cottage to meet the goals of Site Plan review in the following ways: The development has been built and occupied since 2011 and has presented no problems for neighboring properties. This is based in part on the attractive design of the building, adequate provision of parking, code-compliant landscaping, and tasteful outdoor lighting. The development also helps to fill a critical need for affordable housing for those over the age of 55. The transitional height variance for the 3-story height was supported when the original process occurred, and Town staff continues to support the appropriateness of the height variance given the overall site design. For these reasons, Town staff recommends approval of the Site Plan with a transitional height variance. Action Item #4: Rezone the Remaining Property to R-1B Staff Recommendation: Approval Standards for rezoning a property were set forth in Action Item #2. Town staff finds a rezoning of the remaining South Cottage Village PUD property to R-1B to meet these standards. First, the property was zoned R-1B for many decades. Second, it is one of the least intense zoning classifications, so it should not have a negative impact on surrounding properties. Third, the zoning classifications of surrounding properties are highly variable and range from single family to B-1 General Business. Finally, the street network in the area is well suited to handle single family as a land use. For these reasons, Town staff supports the rezoning to R-1B Single Family Residential. Action Item #5: Approve a Preliminary PUD for the R-1B District Staff Recommendation: Approval with Conditions The proposed J & M PUD could not be developed under the conventional R-1B subdivision code for several reasons, which is why it has been proposed as a PUD. For example, the subdivision code for R-1B would require larger lot sizes, would not permit attached units, and would not permit a private street. Per the subdivision code, the required public street would have a greater pavement width and more right-of-way. In combination, these factors would greatly reduce the number of possible dwelling units. By the same token, the subdivision code does not require a common recreational space and does not present the opportunity for the Town to require upgraded building designs, enhanced landscaping, or other amenities. More specifically, Sec. 15, Div. 9 of the zoning code permits the creation of Planned Unit Developments with several goals in mind. PUDs encourage and allow more creative and imaginative design for land development than could be accomplished under more conventional zoning regulations. Another important goal of PUDs is to promote the efficient use of land and to provide space for recreation. The trade-off for this flexibility is a higher quality development project with amenities. The code sets forth specific requirements for Residential PUDs (including those zoned R-1B) in Sec The first step in that process is to present a Preliminary Planned Unit Development Plan with all required details, including housing layout, density calculation, utility layout, common 5

6 recreational space, building design, landscaping, and more. As presented the Preliminary Plan for the J & M PUD meets all the baseline code requirements set forth in Sec : 1. Attached single-family dwelling units in groups of no more than 5 attached units They only propose duplexes (2 attached units). 2. Minimum land area of 5 acres They have 14 +/- acres. 3. Minimum of 5 dwelling units They propose 74 units. 4. Maximum Net Density (Dwelling Units/Acre) of 8 DU/A Their density is 5.42 units/acre. 5. Maximum Floor Area (% of Land Area) of 34.8% -- They propose 20.7%. 6. Minimum Open Space (% of Floor Area) of 210% -- They propose 418%. (Note 12 on the PUD cover sheet is in error regarding this calculation.) 7. Minimum Common Recreation Space (% of Floor Area) of 14% -- They propose 37.8%. Town staff finds the proposed Preliminary PUD to generally meet the overall goals of the PUD regulations. Most importantly, the development provides 74 residential units near commercial destinations, bus lines, a public park, and likely modest rental rates. Furthermore, the common recreational area will be unique in its provision of a natural area with a trail and Best Management Practices implemented to improve the quality of stormwater runoff into the creek. The dedication of an easement for a potential future extension of the Constitution Trail along the creek is also a plus. The walkability of the development on the private streets is a bit compromised by the lack of sidewalks; however, walking in the street will be an acceptable option if the streets are posted No Parking. Given the narrow street widths, a No Parking designation will also make it easier for vehicles to maneuver in and out of the off-street parking spaces. The McLean County Regional Planning Commission routinely evaluates developments greater than 5 acres in size through the Consistency Review process. This is an intergovernmental review process that has existed for many years, and the purpose is to evaluate significant projects and make recommendations as to how they could better address regional planning goals. The review includes a grade. The commission reviewed an earlier version of the J & M PUD plan and found many positive attributes akin to those referenced above. However, certain changes have been made to the plan subsequently that make the commission s review grade less relevant. For these reasons, Town staff recommends in favor of the proposed Preliminary Plan for the J & M PUD with the following conditions: 1. Add one shade tree to the front yard of each unit (or 2 per duplex). 2. Add 8 evergreens along the property line adjacent to the Town s lime pond. 3. Submit a landscaping plan showing that all plantings meet the minimum code size for installation. 4. Install the outlot prairie planting concurrent with the first phase of residential development. 5. Provide a drainage swale design that complies with Best Management Practices as determined by the Illinois Department of Natural Resources, which will ensure higher quality stormwater runoff from the development toward the creek. 6. Hard surface the sidewalk connection from the private loop drive to the prairie area, as a gravel path through the side yards of Units 48 and 49 will be difficult to maintain. 7. Post No Parking signs on all private streets. 8. Include a hold harmless agreement to protect the Town from any claims arising from Town work on public underground utilities. 6

7 1000 South Cottage Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 2,575 Printed: 2/14/2017 9:36:09 AM

8 1000 South Cottage Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 3,262 Printed: 3/29/2017 2:06:00 PM

9 South Cottage Village PUD (existing) Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 3,430 Printed: 1/26/2017 2:21:47 PM

10 South Cottage Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 14,523 Printed: 1/26/2017 2:22:19 PM

11 Amended Preliminary Plan Previous Preliminary Plan, showing four lots to be developed and accessed off Village Court. Outlot 6 was planned for prairie. Lot 3 subsequently became Dollar General. Prairie Dollar General

12 South Cottage Village PUD (Historic plat showing lots, streets, and alleys) Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 3,479 Printed: 3/2/2017 5:01:26 PM

13 PC Letter of Revocation

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15 PC Zoning Map Amendment (1000 S. Cottage)

16 NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that a public hearing on the following proposed changes or amendments to Chapter 15 ZONING of the Municipal Code of the Town of Normal, Illinois, 1969, as amended, will be held in the Council Chambers, City Hall, 11 Uptown Circle, Normal, McLean County, Illinois, on the 9 th day of March 2017 at 5:00 p.m., prevailing time. Consideration will be given to the following request: REPRESENTATIVE, Town of Normal, 11 Uptown Circle, Normal, IL representing Cottage Apartment Ltd. Partnership, 4804 Linscott Ave., Downer s Grove, IL is petitioning for the following described property: Lot 1, South Cottage Village Subdivision PIN: Common Location: 1000 S. Cottage Ave, Normal, Il The representative requests a rezoning from C-1 OFFICE DISTRICT zoning classification to S-2 PUBLIC LANDS AND INSTITUTIONS DISTRICT zoning classification. A copy of the application for Zoning Map Amendment is on file in the office of the Town Clerk, 11 Uptown Circle, Normal, Illinois for public review and will be available at the public hearing. Individuals with disabilities, who plan to attend the hearing, require certain accommodations in order to allow them to observe and participate, have questions regarding the accessibility of the facilities, or any individuals with limited English proficiency who need assistance communicating are requested to contact the A.D.A. Coordinator at (309) Questions concerning this item coming before the Planning Commission should be directed to the Town Planner at TOWN OF NORMAL, ILLINOIS PLANNING COMMISSION Rick Boser Chairperson PUBLICATION DATE: February 16, 2017 The Normalite

17 Town of ll] APPLICATION FOR ZONING MAP AMENDMENT Normal PROJECT NAME: i=or.0fr1ce; LA.Sc ONLY: FILE:STAM'P PHONE#:~qt;q6 FAX#: ADDREss: ~ do. v s~a.. f\o..r~.o~ PROPERTY INTEREST:-~ "+'-'.=¼~ :d:..._- (~1 plicant) FILINl'.i i=e:e:: sacxtoo N ~ CASE: N IA.M~ Pv(BLICATION t>at6: PU"BLIC tte:ar.inl'.i t>at6: COUNCIL ACTION t>at6: OWNER APPRDV6t> t>e:n 16t> NAME.A\tl\l t- k:<j.~.,..j L-vJ ~~.:;...,.. o_rd_'n_a_nc_eo_#=~=========----l ADDREss: 4%0 4-- L,"'...,u,,.U bv-{_ OCJ-.UY\<Vr< t):t?j q 11:L {16S\S- PHONE #:g'z$,,.~ \ FAX#: ADDRESS: ~U,.. \ \ (! l~, US""" \ NAME: ATTORNEY/REPRESENTATIVE js() '-"'- S)~ ADDRESS: \ \ l) ~-k:-v- &r:c;l J~~ ~ PHONE#:l\0'7 PROPERTY INFORMATION: ADDREss: \Wo ~ &>\kcae./\0{. \ (/; LOT SIZE IN SQUARE FEET: \ 01 \ -z_. PRESENT USE: l,)4 \ CURRENT ZONING DISTRICT: ~--- (,, - \ PROPOSED ZONING: -=----="---- "?-'Z- USE OF ADJAC~ T ~ OPERTY & ZONING: NORTH:~~ \ "\$ SOUTH:...,,, C..--T""" \ ~ EAST: ]2...\ ~ WEST: C REASON FOR REQUEST: A ZONING MAP AMENDMENT [Per Section 15.6] FOR THE ABOVE PROPERTY IS REQUESTED AS FOLLOWS: ~ b;,6'1'.. l. ~"" ' 6 - l 4-() S-l- 1 ~\ \ :+e.,,t (. '(' ~c)ge-~hdv ' ~ t1,..s..\-\ J '"? 0 0 (>...J <~ ~ ~ \ \ <.. h. -+h~ (? '('C) ~<*i f;l U:x-.Wr--\ D'f\,~ '())<~<\vi ~( (/1- "5'~~ ~~

18 PROPERTY IDENTIFICATION NUMBER# LEGAL DESCRIPTION: (Attach Separate Page if Necessary) HAS A PREVIOUS ZONING MAP AMENDMENT BEEN REQUESTED? NO (CIRCLE ONE) (IFYES): D"1~TWAS MA::: DENIEDD ~ c.jthse CHECK ONE) DATE OF APPROVAL OR DENIAL: ADDITIONAL ATTACHMENTS (Additional Information May Be Requested): 1. ATIACHMENT: - +'N\ '-+",412 "--1' ATIACHMENT:...,- 3. ATIACHMENT: 4. ATIACHMENT: CERTIFICATION BY THE APPLICANT I certify all the information contained in this application form or any attachments, documents, or pl submitted herew are true to the best of my knowledge and belief. CERTIFICATION BY PROPERTY OWNER I certify that I am the owner of the property, which is subject of this request. The applicant has received my approval to proceed with this request. OWNER SIGNATURE DATE NOTICE: You will be notified of the date and time of the Planning Commission Meeting. You and/or your representative must be present at the meeting and be prepared to present your case to the Planning Commission. If you and/or your representative are not present, the Commission may not hear your request. 100 E. Phoenix Avenue - Normal, Illinois

19 PC Site Plan (1000 S. Cottage)

20 NOTICE OF A PUBLIC HEARING PLEASE TAKE NOTICE that a public hearing will be held in the Council Chambers, City Hall, 11 Uptown Circle, Normal, McLean County, Illinois, at 5:00 p.m., prevailing time on the 9 th day of March 2017, to consider a Site Plan as provided in Chapter 15 of the Municipal Code of the Town of Normal, Illinois, 1969, as amended, on the property described as follows: Lot 1, South Cottage Village Subdivision PIN: Common Location: 1000 S. Cottage Ave., Normal, McLean County, Illinois This Site Plan pertains to the existing age-restricted multifamily development. A copy of the application and proposed Site Plan is on file in the office of the Town Clerk, 11 Uptown Circle, Normal, Illinois, for public review and will be available at the public hearing. Individuals with disabilities, who plan to attend the hearing, require certain accommodations in order to allow them to observe and participate, have questions regarding the accessibility of the facilities, or any individuals with limited English proficiency who need assistance communicating are requested to contact the Assistant City Manager, Ben McCready at (309) Questions concerning the proposal may be directed to the Town Planner at TOWN OF NORMAL, ILLINOIS PLANNING COMMISSION Rick Boser Chairperson PUBLICATION DATE: February 16, 2017 THE NORMALITE

21 Town llj of Normal APPLICATION FOR: SITE PLAN REVIEW X (or) AMENDED SITE PLAN REVIEW PROJECT NAME: I 1000 South Cottage Avenue (A/KIA Cottage Apartments) APPLICANT FOROFFIC61,.(,56 ONLY: I NAME: Cottage A~artments Limited Partnershi~ FIL6STAMP ADDRESS~ 4804 Linscott Avenue Downers Grove, IL PHONE#: FAX#: ADDRESS: luann@affordablehousinghelp.com PROPERTY INTEREST: Owner FILIN<; F66: $300,00 (of applicant) CAS6 NL-<Ml!.6R; NAME: PIA.l!.LICATION t)at6: PIA.l!.LIC tt6arin<; t)at6: COIA.NCILACTION t)at6: OWNER Al"PR.OV6t) I)6N16t) R.6.sOLIA.TION It. Same as above ADDRESS: PROPERTY INFORMATION: ADDRESS: 1000 South Cottage Avenue PHONE#: FAX#: LOT SIZE IN SQUARE FEET: 107, 157 (2.46 acre s) ADDRESS: ATTORNEY/REPRESENTATIVE NAME: Elizabeth Megli ADDRESS: 115 West Jefferson Street Bloomington, IL PHONE#: FAX#: ADDRESS: emegli@lbbs.com PRESENT USE: Senior Housing ZONING DISTRICT: S-2 USE OF ADJACENT PROPERTY & ZONING: NORTH: R1B SOUTH: C1 EAST: R1B WEST: C2 REASON FOR REQUEST: A SITE PLAN REVIEW [Per Section (A)] OR AMENDED SITE PLAN REVIEW [Per Section (0 )] FOR THE ABOVE PROPERTY IS REQUESTED AS FOLLOWS: Approve a site plan and necessary waivers for an existing Senior Housing Facility under a new S-2 zoning classification. The site plan for which approval is requested is the same as the site plan for Lot 1 of the South Cottage Village Planned Unit Development previously approved by the Town of Normal pursuant to Resolution No adopted March 1, 2010, with the exception that the references on the Site Plan to "Proposed Building" should be changed to "Existing Building." 100 E. Phoenix Avenue - Normal, Illinois

22 PROPERTY IDENTIFICATION NUMBER# LEGAL DESCRIPTION: (Attach Separate Page if Necessary) LOT 1 OF THE SOUTH COTIAGE VILLAGE PLANNED UNIT DEVELOPMENT IN THE TOWN OF NORMAL RECORDED ON THE 16TH DAY OF SEPTEMBER, 2010, AS DOCUMENT NO , MCLEAN COUNTY, ILLINOIS. HAS A PREVIOUS SITE PLAN BEEN REQUESTED? YES (CIRCLE ONE) (IFYES): DATE REQUEST WAS MADE: APPROVED OR DENIED DATE OF APPROVAL OR DENIAL: REQUIRED ATTACHMENTS (Additional Information May Be Requested): Twenty-Two (22) Copies of the Following: (attached electronically) 1. Site Plan of the proposed development drawn to scale, showing: Location & Dimensions of all Existing & Proposed Buildings with Setbacks, Driveways, Curb Cuts and Parking Areas with spaces marked & numbered Refuse Storage Area & Type of Screening Material to be used Lighting Plan including a Manufacturer's Rendering of Light Fixtures and Foot Candle Beam Spread as it would be located on the Site Plan Elevation of Building(s) Signs - Design, Location and Dimension All Mechanical Equipment (A.C. Condensers, Meters, Etc.) 2. Photographs or artists' rendering of the property as it currently exists and a rendering of other visual demonstration of the property after development 3. Detailed Landscaping Plans Indicating Species, Size and Location of All Plantings 4. Samples & Color of Exterior Siding and Roofing Materials CERTIFICATION BY THE APPLICANT I certify all the information contained in this application form or any attachments, ~~~~ren~lans submitted ;er~wi~are true to the best of my knowledge and ~ ~...,JJ,,t, "'- February , 2017 APPLICANT SIGNATURE Rebecca Teel Daou, President of Cottage Grove Housing Partners, NFP, th e general partner of Ap~~~tlFICATION BY PROPERTY OWNER DATE I certify that I am the owner of the property, which is subject of this request. The applican~y a~::&:;:. w;th th;s request. OWNER SIGNATURE Rebecca Teel Daou, President of Cottage Grove Housing Partners, NFP, February 9, 2017 DATE the general partner of Owner. You will be notified of the date and time of the Planning Commission Meeting. You and/or your representative must be present at the meeting and be prepared to present your case to the Planning Commission. If you and/or your representative are not present, the Commission may not hear your request. 100 E. Phoenix Avenue - Normal, Illinois

23 As explained in the application, this was approved as part of a PUD but the PUD is being revoked and 1000 S. Cottage is being converted to a Site Plan. These documents show how the site has been developed.

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25 Site Plan

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29

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31 PC Zoning Map Amendment (South and East of 1000 S. Cottage)

32 NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that a public hearing on the following proposed changes or amendments to Chapter 15 ZONING of the Municipal Code of the Town of Normal, Illinois, 1969, as amended, will be held in the Council Chambers, City Hall, 11 Uptown Circle, Normal, McLean County, Illinois, on the 9 th day of March 2017 at 5:00 p.m., prevailing time. Consideration will be given to the following request: REPRESENTATIVE, Elizabeth Megli, 115 W. Jefferson, Bloomington, IL representing Illinois Construction, LLC, 138 E. Beaufort St., Normal, IL is petitioning for the following described property: Outlot 2, and all of the Village Court Public Right of Way, in South Cottage Village Subdivision to the Town of Normal, according to the Plat thereof recorded September 16, 2010 as Document No , in Mclean County, Illinois, except a part of said Outlot 2, platted as Lot 1 Dollar General Addition, recorded August 20, 2015 as Document No , in McLean County, Illinois. PIN: Common Location: East of Cottage and South of Kern St. extended, Normal, Il The representative requests a rezoning from C-1 OFFICE DISTRICT zoning classification to R-1B SINGLE FAMILY RESIDENCE DISTRICT zoning classification. A copy of the application for Zoning Map Amendment is on file in the office of the Town Clerk, 11 Uptown Circle, Normal, Illinois for public review and will be available at the public hearing. Individuals with disabilities, who plan to attend the hearing, require certain accommodations in order to allow them to observe and participate, have questions regarding the accessibility of the facilities, or any individuals with limited English proficiency who need assistance communicating are requested to contact the A.D.A. Coordinator at (309) Questions concerning this item coming before the Planning Commission should be directed to the Town Planner at TOWN OF NORMAL, ILLINOIS PLANNING COMMISSION Rick Boser Chairperson PUBLICATION DATE: February 16, 2017 The Normalite

33 Town of rlj Normal PROJECT NAME: I APPLICANT :f & M P:H:B: APPLICATION FOR ZONING MAP AMENDMENT FOR.OFFIC6 l,(.56 ONL.y: I NAME: ILLINOIS CONSTRUCTION, L.L.C. F1L STAMP ADDRESS: 138 E. BEAUFORT STREET ' ()~.it, J\, \c..'\ ot( 1... ('I 0 NORMAL, IL ~t.~ o 7 \ PHONE#: (309) ',=AX #: N/A ~('.. f' I. ADDRESS: PROPERTY INTEREST: OWNER FILINCi F66: $300,00 (of applicant) CAS6 Nl,(Ml!;.6R! PUl!;.LICATlON t>at6: Pt.-<.1!;.LIC H6ARINCi t>at6: COUNCIL ACTION t>at6: OWNER APPRDV6t> t>6n16t> NAME: ILLINOIS CONSTRUCTION, L.L.C. 0Rl)INANC6 #: ADDRESS: 138 E. BEAUFORT STREET NORMAL, IL PREPER1l ast o JNFOR~ATION: ottage ADDRESS:North of Kern St. Extended PHONE#: (309) ~ #: LOT SIZE IN SQUARE FEET:14 ACRES +/= VACANT ADDRESS: PRESENT USE: CURRENT ZONING DISTRICT: C-1 ATTORNEY/REPRESENTATIVE NAME: ELIZABETH B. MEGLI PROPOSED ZONING: B-JB ADDRESS: 115 W. JEFFERSON ST., STE 400 USE OF ADJACi..J~NG: NORTH: - /CHIJRCll SOUTH: - BLOOMINGTON 1 IL EAST: R-2 ATTACHED HOMES WEST: COB B-1 AfTSlVTDF.Q sro RE PHONE#: ~AX#: C-2 DOLLAR GENERAi. ADDRESS: emegli@lbbs.com REASON FOR REQUEST: A ZONING MAP AMENDMENT [Per Section 15.6) FOR THE ABOVE PROPERTY IS REQUESTED AS FOLLOWS: APPLICANT10WNER SEEKS TO REZONE THE PROPERTY FROM ITS EXISTING C-1 ZONING CLASSIFI CATION TO THE MORE RESTRICTI VE ZONING CLASSIFICATION OF R-lB. R-lB ZONING IS CONSISTENT WITH THE NEI GHBORHOOD, AND IDENTICAL TO THE ZONI NG THAT EXI STED-PRIOR TO ESTABLI SHMENT OF THE SOU'O[ COTTAGE VILLAGE POD. OWNER/APPLICANT BELIEVES THE CHANGE IN ZONING WILL SERVE THE INTERSTS OF THE COMMDNin:'.ABD SURROUNDING PROPERTY OWNERS. 100 E. Phoenix Avenue - Normal, Illinois

34 PROPERTY IDENTIFICATION NUMBER# LEGAL DESCRIPTION: (Attach Separate Page if Necessary) SEE A'ITACBED HAS A PREVIOUS ZONING MAP AMENDMENT BEEN REQUESTED? YES NO (IFVES): (CIRCLE ONE) DATE REQUEST WAS MADE: _F_e_b_ru_a_ry~~2~0~0~7 APPROVED~ OR DENIED0 DATE OF APPROVAL OR DENIAL: MafPc'!Af9 ;H2_f>'69NE) ADDITIONAL ATTACHMENTS (Additional Information May Be Requested): 1. ATIACHMENT: 2. ATIACHMENT: 3. ATIACHMENT: 4. ATIACHMENT: CERTIFICATION BY THE APPLICANT I certify all the information contained in this application form or any attachments, documents, or plans submitted herewith are true to the best of my knowledge and belief. 2\u\1, NATUR 0..ti~+ruc...H 01'\. DATE CERTIFICATION BY PROPERTY OWNER I certify that I am the owner of the property, which is subject of this request. The applicant has received my approval to proceed with this request. I);..~ (5.~ ~Q~.,Jt(;n.ois OWNER SIGN1' R U)t\f.)\-v'u.C..h Cfh. DATE NOTICE: You will be notified of the date and time of the Planning Commission Meeting. You and/or your representative must be present at the meeting and be prepared to present your case to the Planning Commission. If you and/or your representative are not present, the Commission may not hear your request. 100 E. Phoenix Avenue - Normal, Illinois

35 Legal Description Outlot 2, and all of the "Village Court" Public Right of Way, in South Cottage Village Subdivision to the Town of Normal, according to the Plat thereof recorded September 16, 2010 as Document No , in McLean County, Illinois, except a part of said Outlot 2, platted as Lot 1 of Dollar General Addition, recorded August 20, 2015 as Document No , in McLean County, Illinois.

36 PC Preliminary Planned Unit Development (South and East of 1000 S. Cottage)

37 NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that a public hearing will be held in the Council Chambers, City Hall, 11 Uptown Circle, Normal, Illinois, McLean County, Illinois at 5:00 p.m., prevailing time, on the 9 th day of March 2017 to consider a proposed preliminary planned unit development as provided for in Chapter 15 of the Municipal Code of the Town of Normal, Illinois, 1969, as amended, on the property legally described as follows: Outlot 2, and all of the Village Court Public Right of Way, in South Cottage Village subdivision to the town of Normal, according to the Plat thereof recorded September 16, 2010 as Document No , in McLean County, Illinois, except a part of said Outlot 2, platted as Lot 1 of Dollar General Addition, recorded August 20, 2015 as Document No , in McLean County, Illinois PIN: Common Location: East of Cottage and South of Kern St. extended, Normal, McLean County, Illinois A copy of the application and proposed Preliminary Planned Unit Development is on file in the office of the Town Clerk, 11 Uptown Circle, Normal, Illinois, for public review and will be available at the public hearing. Individuals with disabilities, who plan to attend the hearing, require certain accommodations in order to allow them to observe and participate, have questions regarding the accessibility of the facilities, or any individuals with limited English proficiency who need assistance communicating are requested to contact the Assistant City Manager, Ben McCready at (309) Questions concerning this item coming before the Planning Commission should be directed to the Town Planner at TOWN OF NORMAL, ILLINOIS PLANNING COMMISSION Rick Boser Chairperson PUBLICATION DATE: February 16, 2017 THE NORMALITE

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41 Town l]j of Normal APPLICATION FOR: PRELIMINARY DEVELOPMENT PLAN PLANNED UNIT DEVELOPMENT xx (or) AMENDED PRELIMINARY DEVELOPMENT PLAN PLANNED UNIT DEVELOPMENT PROJECT NAME: I J & K P.U.D. I i, APPLICANT f'or OfflC6 L,{.56 ONLY:, ~rk's Orne. W:l uf om NAME: ILLINOIS CONSTRUCTION 1 L.L.C. FIL6STAMP FEB F.CF\V~ ADDRESS: 138 E. BEAUFORT STREET NORMAL, IL LeSs tna"" 2 acres -f to 15 acres.,f: PHONE#: (309)888::4444FAX #: NIA 15to 25acres -fh ADDRESS: 25 acres avl-d l,(p.,t;:roo.oo PROPERTY INTEREST: OWNER FILINCi F66: $ (of applicant) CAS6 Nl,{M"S6R.: l>vl."slication t:>a T6: l>vl."slic 1-t6AR.INCi t:>at6: COvl.NCILACTION t:>at6: OWNER Al>PR.OV6t:> t:>6n16t:> R.6SOLL,\.TlON #: NAME: ILLINOIS CONSTRUCTION, L.L.C. ADDRESS: 138 E. BEAUFORT STREET PROPERTY INFORMATION: NORMAL, IL ~itt.l88ml~inorth OF KERN ST. EXTENDED PHONE#: (309)888::4U 4FAX #: N/A ACREAGE: 14 A<;RES +/ - ADDRESS: ATTORNEY/REPRESENTATIVE NAME: ELIZABETH B. KEGLI ADDRESS: 115 W. JEFFERSON ST. I STE.400 BLOOKINGTON 1 IL PHONE#: {309)82&,528:FAX #:{309) ADDRESS: emegli@lbbs.com. PRESENT USE: VACANT ZONING DISTRICT: C-1 use of ADJAct~I 'ch' r'i.iv tl~s NORTH:R-lB RESIDENTIAL/CHURCH SOUTH:S-2 LIKE P I TS EAST: R-2 ATTACHED HOKES COB B-l APTS./VIDEO STO lib WEST: C-2 DOLLAR GENERAL REASON FOR REQUEST: A PRELIMINARY DEVELOPMENT PLAN - PLANNED UNIT DEVELOPMENT OR AMENDED PRELIMINARY DEVELOPMENT PLAN - PLANNED UNIT DEVELOPMENT FOR THE ABOVE PROPERTY IS REQUESTED AS FOLLOWS: TO DEVELOP A TWO (2) LOT RESIDENTIAL P.U.D. 100 E. Phoenix Avenue - Normal, Illinois

42 LEGAL DESCRIPTION: (Attach Separate Page if Necessary) SEE A'ITACHED HAS A PREVIOUS PRELIMINARY DEVELOPMENT PLAN PUD BEEN REQUESTED? YES /N<)') (CIRCLE ON~ (IF YES): DATE REQUEST WAS MADE: APPROVEDO OR DENIEDD (PLEASE CHECK ONE) DATE OF APPROVAL OR DENIAL: RESIDENTIAL PLANNED UNIT DEVELOPMENT (SECTION } LAND USES (SPECIFY NUMBER OF UNITS: Semi-Detached, Single-Family Dwelling Units: Attached Single-Family Dwelling Units: Townhouses: Row Houses: Multiple-Family Units: Neighborhood Center: Other Uses Authorized in Underlying Zoning Dist. AITACBEO DWELLING UNITS (74) LAND AREA IN PUD: 14 ACRES ±t TOTAL NUMBER OF DWELLING UNITS: 74 DENSITY: Dwelling Units Per Acre: 5.25 Floor Area: Amount of Open Space:.. Amount of Common Recreation Space: NUMBER OF OFF-STREET PARKING SPACES: "l 1 COMMERCIAL PLANNED UNIT DEVELOPMENT (SECTION } LAND USES (SPECIFY NUMBER AND TYPE OF USES): LAND AREA IN PUD: FLOOR AREA: AMOUNT OF LANDSCAPED OPEN SPACE: NUMBER OF OFF-STREET PARKING SPACES: 2.83 ACRES ' ACRES 5-lZ ACRES INDUSTRIAL PLANNED UNIT DEVELOPMENT (SECTION } LAND USES (SPECIFY NUMBER AND TYPE): LAND AREA IN PUD: FLOOR AREA: AMOUNT OF LANDSCAPED OPEN SPACE: NUMBER OF OFF-STREET PARKING SPACES: 100 E. Phoenix Avenue - Normal, Illinois

43 REQUIRED ATTACHMENTS (Additional Information May Be Requested): Twenty-Two (22) Copies of the Following: 1. Site Plan of the proposed development drawn to scale, showing: Location & Dimensions of all Existing & Proposed Buildings with Setbacks, Driveways, Curb Cuts and Parking Areas with spaces marked & numbered Refuse Storage Area & Type of Screening Material to be used Lighting Plan including a Manufacturer's Rendering of Light Fixtures and Foot Candle Beam Spread as it would be located on the Site Plan Elevation of Building(s) Signs - Design, Location and Dimension All Mechanical Equipment (A.C. Condensers, Meters, Etc.) 2. Photographs or artists' rendering of the property as it currently exists and a rendering of other visual demonstration of the property after development 3. Detailed Landscaping Plans Indicating Species, Size and Location of All Plantings 4. Samples & Color of Exterior Siding and Roofing Materials CERTIFICATION BY THE APPLICANT I certify all the information contained in this application form or any attachments, documents, or plans submitted herewith are true to the best of my knowledge and belief. t.j1~i,d::b B.~,Cdh.t. ~\liocis Cbn.s+rud-ion ~2-lu~\...,..1,~- APPL~ NAT~E DATE CERTIFICATION BY PROPERTY OWNER I certify that I am the owner of the property, which is subject of this request. The applicant has received my approval to proceed with this request. I h~ e~ OWNER SI Io..~.,,J\\inaLS l,pyj:)n:uc.tiot, ATURE '2.{u [11 DATE NOTICE: You will be notified of the date and time of the Planning Commission Meeting. You and/or your representative must be present at the meeting and be prepared to present your case to the Planning Commission. If you and/or your representative are not present, the Commission may not hear your request. 100 E. Phoenix Avenue - Normal, Illinois

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46 PROJECT DESCRIPTION South Cottage Village Planned Unit Development ( South Cottage PUD ) was approved by the Town of Normal in The South Cottage PUD was established to meet anticipated needs of a niche market; principally, the elderly. Consistent with that intended use, South Cottage Village, a low-income senior living facility, was constructed. With changes in market conditions, previously anticipated uses, consistent with the established South Cottage PUD were not economical. As a result, developers seek to revoke the existing South Cottage PUD, which is presently zoned C-1. In conjunction with developer s request to revoke the existing South Cottage PUD, it is seeking to establish J & M P.U.D., and rezone the property from C-1 to the more restrictive R-1B zoning. Developer anticipates establishing two (2) lots within the newly established J & M P.U.D. Lot 1 will be used to construct approximately seventy-four (74) units. Parking will be available at each unit, and additional parking will be available within J & M P.U.D. The Outlot is undevelopable, and will be maintained as green space with a walking path and prairie plantings. A sidewalk from the residential area, to the Outlot, will be provided. To meet development needs, developer seeks to vacate the bulb currently existing at the end of the cul-de-sac. Additionally, the developer seeks to modify and establish appropriate easements as reflected on the Preliminary Development Plan, which is submitted herewith. Vacating that portion of the cul-de-sac, requested by developer, and the establishment and relocation of easements, will not negatively impact existing utilities and storm drainage previously approved as a part of South Cottage Village P.U.D.

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49 AUSTIN ENGINEERING, CO., INC. Consulting Engineers / Surveyors 311 SW Water St., Suite 215 Peoria, Illinois License No

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62 AMENDED FINAL DEVELOPMENT PLAN Case #: PC Applicant: Baby Fold Location: Oglesby (One Normal Plaza PUD) Date: April 6, 2017 Summary: Relocate the Baby Fold high school and junior high school operations to 612 Oglesby and construct a new, 2-lane drive lane with an adjacent row of diagonal parking across the front of the property between the building and Oglesby. Staff Recommendation: Conditional Approval PROJECT DESCRIPTION: The One Normal Plaza Planned Unit Development (former Illinois Soldiers and Sailors Children s School or ISSCS ) is located at the northeast corner of Pine Street and Beech Street. ISSCS closed as an orphanage in the late 1970s, and the State of Illinois divested itself of the property. Most of the lots were ultimately sold to private citizens, while the Town of Normal assumed ownership of the rest. At this time, the Town owns the Community Activity Center, adjacent parking lot, and most of the open green space. In 1983 the Town approved the One Normal Plaza Planned Unit Development, which contains a mix of uses, including residential, commercial, and civic. Included amongst the most significant projects at ISSCS have been the renovation of the former school building into the Baby Fold, the rehabilitation of the former power plant into a residence, the conversion of the boys dormitories into single-family residences, and in 2008 the construction of the Masonic Lodge (Res. No. 4236). The Baby Fold currently uses the facilities at Oglesby for a combination of offices in the building closest to Oglesby (612 Oglesby) and long-term residential care for adolescents in the rear building (614 Oglseby). This residential use is being downsized. The Baby Fold proposes to remodel the facility into a school to accommodate its high school operation (currently on Towanda Avenue in the old Eureka plant at 1500 N. Towanda) and its junior high school operation (currently in the Hammitt School building at 108 E. Willow). Most elementary school children will continue to attend at 108 E. Willow. Remodeling of the existing buildings will primarily be on the interior; however, to accommodate drop-off and pick-up of students, the Baby Fold proposes to add a 2-lane driveway with diagonal parking across the front face of the building. The transport of Baby Fold students is unlike drop-off and pick-up at other schools for two main reasons. First, students are coming from different school districts across central Illinois. They are transported in a variety of vehicles, including full-size buses, small buses, vans, and personal vehicles. Anywhere from vehicles transport the students to and from school daily, and the Baby Fold has no control over the means of transport. The proposed 2-lane driveway would be designed to permit vehicles

63 to queue in the lane closest to the building and to pull around to exit once the student(s) is loaded or unloaded. Second, the students at the Baby Fold have special needs that require loading to occur close to the school entrance. Students cannot be required to travel much of a distance from the school entrance to their designated vehicle. The installation of the drive lanes will eliminate the existing 15 parking spaces in the curved parking lot adjacent to the front entrance and the 6 parking spaces located immediately west of the easternmost Oglesby driveway. The two existing curb cuts will also be eliminated, and curb and gutter and sidewalk will be restored to match the rest of the street. The proposed plan includes the installation of 24 diagonal parking spaces on the south side of the drive lanes, of which 4 would be ADA spaces. (Code requires a minimum of 2 ADA spaces in this location.) The overall site currently has approximately 125 parking spaces, including a parking lot on the south side of Oglesby. The Baby Fold is not certain how many parking spaces will be required after the transition to a school operation, as they will be gaining teachers but reducing the residential treatment staff. If necessary, they have room on the property to add more parking. The zoning code s Community Design Standards (CDS) apply to the new construction area of an already-developed site. In this case, the CDS pertains to the construction of the new drive lanes and parking, which will require the removal of 12 trees. These are shown as dark circles on Sheet C101, and the tree sizes are indicated in inches. The CDS requires replacement trees when desirable shade trees at least 12 inches across are removed. In this case, only one tree requires replacement the 24-inch red maple on the west end. The rest of the trees are either smaller than the 12-inch threshold, less desirable fruit tree species, or are ash trees (which are dying from Emerald Ash Borer infestation). Removal of the 24-inch maple requires that at least 24 inches of new tree be installed, with every tree at least 4 inches across at installation. In other words, of the trees that the Baby Fold installs on the site, at least 6 of them must be 4 inches at installation. The CDS also has provisions pertaining to the screening of parking from a public street. 1. At least 10 feet of greenspace is required between the parking lot and the property line with a decorative fence, trees, and dense shrubbery. 2. At least 1 tree is required per 25 feet of parking lot perimeter adjacent to the public street in this case, the approximately 350 feet of parking adjacent to Oglesby requires at least 14 trees. The Baby Fold s proposed landscaping plan is on Sheet L101. This plan is currently under revision, and the trees shown along Oglesby are not to be planted in that location. Rather, the Baby Fold proposes to plant a dense screen of shrubs along the length of the new parking area. They are requesting a variance from the fence requirement as well. In order to meet the rest of the planting requirements, the Baby Fold will plant a total of 14 trees. Of these, at least 7 must be a shade variety (and at least 6 of those must be 4 inches in size). The remaining 7 trees can be shade, ornamental, or evergreen varieties. Sheet L101 also shows a proposed monument sign at the westernmost side of the new parking area. The sign falls below the code s permitted maximum height and size. No new exterior lighting is proposed for the site. Presuming the project is approved by the Town, the Baby Fold hopes to start construction this year and open for school in Fall A representative of the Baby Fold will be present during the public hearing to answer any questions about this project. 2

64 ZONING & GENERAL LAND USE One Normal Plaza is zoned C-1 Mixed Use PUD. The operation of a school facility within the One Normal Plaza PUD is appropriate within this zoning classification. PROJECT ANALYSIS/STAFF RECOMMENDATION Sec. 15, Div. 9 permits the creation of Planned Unit Developments. Sec sets forth specific goals and requirements for C-1 Multi-Use Office Park PUDs. The purpose of the C-1 PUD is to accommodate the redevelopment and encourage the re-use of an existing set of structures on a site that has been vacated by the previous tenant/owner. Town staff finds the proposal to relocate the Baby Fold s high school and junior high school operation to 612 Oglesby to meet the goals of the C-1 PUD. The addition of the 2-lane driveway and new angled parking is necessary to meet the uniquely challenging circumstances of student drop-off and pick-up. This must be accomplished in a constrained space between the existing building and the street, leaving less than ideal space for the required tree planting and decorative fence. Town staff, therefore, supports the planting of the required trees elsewhere on the site. For these reasons, Town staff supports the proposed Amended One Normal Plaza PUD conditioned on the submittal of a landscaping plan containing the following: The Baby Fold must plant a total of 14 trees. Of these, at least 7 must be a shade variety (and at least 6 of those must be 4 inches in size). The remaining 7 trees can be shade, ornamental, or evergreen varieties. 3

65 Baby Fold ( Oglesby) Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 1,235 Printed: 3/24/2017 2:04:17 PM

66 Baby Fold ( Oglesby) Miles By using any McGIS products or services, you indicate your acceptance of the Licensing Agreement: Notes 1: 3,154 Printed: 3/24/2017 2:03:20 PM

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69 A B C D E F G H J K L M 1 date revised 02/23/2017 drawn by checked by JLL ELE/LDY 2 Design Firm Registration # COPYRIGHT 2016 BY BLDD ARCHITECTS, INC. All rights reserved. No part of this document may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording, or by any information or storage retrieval system, without the written permission of the author, except where by permitted by law. 4 5 LAYOUT PLAN OGLESBY HIGH SCHOOL CONVERSION THE BABY FOLD 612 OGLESBY AVE, NORMAL, IL sheet C102 project PUD DEVELOPMENT APPLICATION

70 A B C D E F G H J K L M LANDSCAPE PLANTING LEGEND KEYNOTE DESCRIPTION QUANTITY 1 HONEY LOCUST (GLEDITSIA TRIACANTHOS) 6 4" CALIPER 2 SUGAR MAPLE (ACER SACCHARUM) 4" 6 CALIPER 3 COLORADO SPRUCE (PICEA PUNGENS) (6') 5 4 WHITE SPRUCE (PICEA GLAUCA) (6') 5 5 BOXWOOD HEDGE (3 GAL.) 30 LANDSCAPING GENERAL NOTES ' DIAMETER HARDWOOD BARK RING FOR NEWLY PLANTED TREES. ALL LANDSCAPE BED AREAS - HARDWOOD BARK MULCH TO A 4" DEPTH. 4 TRUNK WRAPPING MATERIAL TO EXTEND FROM LOWEST BRANCH TO ROOTBALL date revised 2/15/ /2 WIDTH OF ROOTBALL FINISH GRADE PLANT PROTECTOR STAKES - 3 PER TREE CABLE drawn by checked by MJH BAM CUT AND REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL Design Firm Registration # ' - 0" 2' - 6" MIN TYP. TREE PLANTING DETAIL 3/4" = 1'-0" 8' - 0" COPYRIGHT 2016 BY BLDD ARCHITECTS, INC. All rights reserved. No part of this document may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording, or by any information or storage retrieval system, without the written permission of the author, except where by permitted by law. 4 5 SCHOOL SIGN (23) (7) ' - 6" 4' - 0" SCHOOL SIGN 1/2" = 1'-0" WELCOME TO HAMMITT JR/SR. HIGH SCHOOL 612 OGLESBY AVENUE SITE - LANDSCAPE PLAN HAMMITT SCHOOL JR/SR HIGH RELOCATION THE BABY FOLD 612 OGLESBY AVE, NORMAL, IL sheet 1 Landscaping plan 1" = 30'-0" 0' 15' 30' 60' 120' L101 project 132EX /2/2017 1:59:09 PM C:\Revit_TEMP\132EX TBF Hammitt School Relocation_Central_mjh.rvt 100% DESIGN DEVELOPMENT

71 NOTICE OF A PUBLIC HEARING PLEASE TAKE NOTICE that a public hearing will be held in the Council Chambers, City Hall, 11 Uptown Circle, Normal, McLean County, Illinois, at 5:00 p.m., prevailing time on the 6 th day of April 2017, to consider Amended Final PUD as provided in Chapter 15 of the Municipal Code of the Town of Normal, Illinois, 1969, as amended, on the property described as follows: One Normal Plaza P.U.D. Subn., 1 st Addn., Lot 10 PIN: Common Location: 612 Oglesby, Normal, McLean County, Illinois This Amended Final PUD pertains to the proposed use of the property for a junior high school and high school with the addition of a drive lane and angled parking across the front (south) side of the building adjacent to Oglesby. As configured, the drive lane and parking will not comply with the Community Design Standards in regard to parking lot screening. A copy of the application and proposed Amended Final is on file in the office of the Town Clerk, 11 Uptown Circle, Normal, Illinois, for public review and will be available at the public hearing. Individuals with disabilities, who plan to attend the hearing, require certain accommodations in order to allow them to observe and participate, have questions regarding the accessibility of the facilities, or any individuals with limited English proficiency who need assistance communicating are requested to contact the A.D.A. Coordinator at (309) Questions concerning the proposal may be directed to the Town Planner at TOWN OF NORMAL, ILLINOIS PLANNING COMMISSION Rick Boser Chairperson PUBLICATION DATE: March 16, 2017 THE NORMALITE

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