To: Sycamore Plan Commission From: Brian Gregory, City Manager Date: November 9, 2017 Re: November 13, 2017 Plan Commission Meeting The Plan Commission has one action item and three workshop items. I. Action Items A. Consideration of a request by Carls Oil Company for a change of zoning of the property located at 503 East State (PIN number 06-33-302-005) from the current zoning of C-1, Neighborhood Business District to C-2, Central Business District. In December 2016, Western Trail Outpost, LLC, a sister company of the Carls Oil Company received a special use permit to construct a gas station and convenience store at 439 E. State Street. Carls Oil intended to construct the new facility to replace the previous station that operated at 503 E. State Street. When the Plan Commission and City Council considered the special use request, there was discussion about the future of the site where the station previously operated. Randy Carls, on behalf of the Carls Oil indicated that the canopy, fuel dispensers and underground tanks would be removed and the building would be repurposed for commercial use. This summer, the demolition and tank removal took place and Mr. Carls approached staff regarding potential uses for the property. When reviewing the current zoning it was determined that the property is zoned C-1, Neighborhood Business District. C-1 zoning restricts the types of uses to those primarily associated with what the Unified Development Ordinance refers to as Finance, Insurance and Real Estate Uses and Personal and Business Services Uses. The UDO defines this district as follows: NEIGHBORHOOD BUSINESS DISTRICT. The Neighborhood Business District is established to provide locations for a limited range of retail and food service businesses and services for residential neighborhoods and residents. Such districts shall be generally located at the intersection of collector and arterial streets, and in front of public squares. The map symbol and short name for this district shall be "C-1".
The majority of the uses associated with Retail Trade Uses and many Food Service Uses are not allowed in C-1 zoning, but are in C-2, Central Business District. Among the uses the current zoning allows are banks, insurance companies, real estate offices, legal services and other professional services. These types of uses are allowed in the proposed C-2 zoning along with uses such as gifts shops, hobby stores, book stores and restaurants. The UDO defines Central Business District as follows: CENTRAL BUSINESS DISTRICT. The Central Business District is established to provide standards for a wide range of businesses and services; to protect and maintain the economic viability of the established downtown commercial neighborhood; to preserve the use, value and enjoyment of property in adjoining residential districts; and to maintain the central commercial core area as the social, civic, cultural and commercial focus of the City of Sycamore. It is the intention of this district to provide for the ongoing update of a mix of business, office, government and residential uses to encourage traditional social, cultural and civic functions in the City. The center of this district is, generally speaking, State Street and is generally bounded by Exchange Street on the north, Governor Street on the east, Elm Street on the south, and Sacramento Street on the west as shown on the City of Sycamore s Zoning Map and Land Use Map. The map symbol and short name for this district shall be "C-2. The downtown area is zoned C-2 and similar types of uses would be expected for this parcel if it were to be rezoned. At this point Carls Oil has not identified a specific user or use but is prepared to make additional investment in the building to attract a commercial user to occupy the building. Mr. Carls inquired about the possibility of attracting a small restaurant or retail use by rezoning the property to C-2, Central Business District. As staff considered the request, the zoning of the properties surrounding this parcel was reviewed. The property (as shown below) is bordered on three of the four sides by properties that are zoned consistent with the Central Business District designation. In fact, the only property that surrounds it that is not zoned C-2 is the Sycamore Armory, which is zoned Institutional meaning it is owned by a governmental body. All of the property in the general area north of Route 64 have the same zoning Carls Oil is requesting.
Given that the C-2, Central Business zoning classification takes into account nearby residential uses by aiming to preserve the use, value and enjoyment of property in adjoining residential districts, the fact that adjacent properties are zoned the same and that the frontage of the subject property is a main road, it seems logical to allow different types of commercial uses, including office, retail and restaurant by supporting the rezoning request. Notice of the public hearing was made in the local newspaper on October 26 th, mailers were sent to neighbors within 500 feet and a sign was placed on the property. A favorable recommendation to the City Council is requested. II. Workshop Items A. Consideration of a Draft Regional Concept Exhibit for the 300.99 Acres Commonly Known as the Northwest Sub Area. In May 2016, the City Council approved pre-annexation agreements for 300.99 acres of land in the northwest quadrant of the City for a rural conservation subdivision north and west of Motel Road. The properties, when annexed are to be zoned as R-4, Rural Residential. This consideration will outline the owner s intentions with regard to the development of these properties, provide a combined concept plan of the development, include a brief review of the R- 4, Rural Residential classification and review the steps in the development process. BACKGROUND In February 2011, the City Council approved the Northwest Sub Area Plan to provide for a rural conservation subdivision north and west of Motel Road shown on the City s Future Land Use Map as rural residential. This land use designation was intended to recognize the existence of areas within the City s mile-and-a-half planning jurisdiction that already have an established rural residential character, and which might see the development of additional, large-acre home sites utilizing individual wells and individual septic tank absorption fields. The western edge of this property was seen as a natural stopping point for development in the City s northwest quadrant. With large lot homes to the north, south and west, the City s comprehensive and land use plans identified this area as rural residential. It was thought that larger lot style homes would blend with surrounding residential uses and provide a natural edge, with reduced density as development moves outward. A map depicting the surrounding uses is attached to the background that identifies large lot residential uses adjacent to the Northwest Sub Area. The Unified Development Ordinance defines and outlines R-4 zoning and development requirements as follows: RURAL RESIDENTIAL DISTRICT (R-4) According to the City s Unified Development Ordinance the Rural Residential District is established to define appropriate guidelines for development in the rural residential area comprising the Northwest Sub-Plan Area that was approved by the Sycamore City Council on
February 7, 2011. This area is bounded on the south by Freed Road, on the west by the east branch of the South Branch of the Kishwaukee River, on the north by North Grove Road, and on the east by the Koehling Farm adjacent to Brickville Road. This sub-area comprises approximately 370 acres and presently features small farms, a local church, and a wellestablished hunting and fishing preserve, close to single family housing that was established with a rural character within the DeKalb County political jurisdiction in the 1970s. In this area, low density single family housing was developed on one-to-five acre lots with individual wells and septic tank absorption fields, utilizing rural County road designs that feature ditches to convey storm water runoff. It is the City s intent that parcels within this sub-area shall be annexed in a sequential and orderly fashion, and that they shall retain their rural character so as to constitute a final planning edge to the community s northwest side. Accordingly, lot sizes shall be a minimum of three (3) gross acres (0.33 units per gross acre). These lots will not be large enough to support commercial agriculture, but will be large enough to permit private stables and accessory buildings for a limited number of horses or other livestock. The map symbol for this district shall be R-4. LOT DEVELOPMENT STANDARDS Minimum Lot Width: 250 foot minimum Minimum Lot Depth: 400 feet Minimum Lot Area: Three gross acres. Front and Corner Side Setback: 50 feet Side Yard Setback: 25 feet on interior lots. A minimum of 25 feet must be provided between a driveway and a side lot line. Rear Yard Setback: 50 feet. Lot Coverage (maximum): 30% Frontage Look : Porch, Fence, Stoop, Forecourt, Dooryard The Development Process 1. Annexation Agreement 2. Concept Plan 3. Petition to Annex 4. Preliminary Plat 5. Final Plat Defines and dictates the rules of annexation. Establishes zoning upon annexation. Annexation occurs later in development process. Agreement was Approved May 2016. Properties Concept Plan submittal. Review by staff and Plan Commission. Requires Plan Commission support to continue. Petition to Annex and Plat of Annexation submitted. Typically are submitted concurrent with Preliminary Plat. Requires approval from the City Council. Submitted to the Plan Commission and City Council. Approval of the preliminary plat allows the preparation of the final plat. Submitted to the Plan Commission and City Council. Approval allows the commencement of construction. With annexation agreements established, the next step in the development process is the concept plan. Collectively, the property owners have expressed intentions of annexing the properties in two phases. The first phase as shown below in yellow includes a total of roughly 190 acres and establishes the required contiguity. Each of the properties, which will be developed as subdivisions, are at varying stages of the development process, however the concept exhibit shown below should provide a basic vision for how the property is intended to be developed, where roads are planned, the overall number of lots, etc.
Before annexation can occur, the property owners of all of the properties required to be annexed need to present a concept plan to the Plan Commission for review and approval. Two of the four property owners in the first phase of the annexation will present concept plans for consideration later in this agenda. The remaining property owners in the first phase will need to submit concept plans consistent with the requirements of Article 4.5, Subdivision Plats and Procedures before any of the properties or subdivisions can move to the annexation and preliminary plat steps of the development process. B. Consideration of a Concept Plan for Country School Estates Subdivision. As part of the development process, Rick Hoffman has submitted a Concept Plan for a R-4, Rural Residential zoned single-family subdivision. The proposed 87.08 acre subdivision would be called Country School Estates and would be comprised of 18 residential lots ranging in size from 3.0 to 8.4 acres, with a net average lot size of 4.0 acres. In addition, a 6.9 acre wooded nature preserve area would be remain for the benefit of residents of the subdivision. The final 0.4 acre parcel adjacent to the existing one-room schoolhouse would be transferred to the school.
Per the City s Unified Development Ordinance, any person proposing to subdivide or develop any parcel of land shall file a Concept Plan with the Staff in a quantity and form as required by the City Engineer. The Concept Plan shall include the following: a. Name of the proposed subdivision. b. A location map showing its location in the City of Sycamore. c. Acreage and zoning classification of the proposed subdivision and the configuration and number of lots, including all proposed public and private streets, storm water retention areas, parks, and other open spaces. d. The names and addresses of adjoining property owners, and the zoning classifications of adjacent property. e. Name, address and telephone number of the owner, subdivider, engineer, and any other contact person. f. A north arrow and scale. The recommended scale is 1 inch equal to one hundred feet (1 =100 ).
The information required in the concept plan submittal, including the map depicting the proposed develop and a narrative describing the project are attached. Among the features of the proposed subdivision that are consistent with the R-4 zoning classification is that all the proposed lots are 3 or more acres, the plan outlines areas suitable for private well and septic fields, the internal streets are private, a series of trails are shown around the perimeter of the property with 20 foot easements for a future improved path along Motel Road and Brickville Road, and 10 foot easements for mowed trails along areas where the subdivision does not touch a public street. While staff noted that the concept plan generally is consistent with the requirements of R-4 development standards, there are some areas that do not specifically meet the requirements but may satisfy the overall intent. The lot development standards require the frontage to be 250 and the depth to be 400. A rectangle lot that is 250 x 400 totals 2.3 acres, therefore with a net average lot size of 4.23 acres the deviation in either the frontage or depth dimensions are compensated for by the other. Lots 11-15 meet or exceed 250 x 400 configurations, however these lots are turned sideways so the frontage is over 400 and the depth is over 250. Lot 7 is located on a curve and only has 139 feet of frontage but over 600 feet of depth and an overall size of 4.5 acres. The last lot that fails to meet the precise requirement is Lot 1, which has 222 of frontage and 723 of depth. The added depth is part of the establishment of a detention basin within a conservation area which is designed to maintain the natural, country feel and to help filter run-off and improve aesthetics. The petitioner has performed preliminary soil testing and would begin an engineering study and design after consideration of the concept plan. It is advisable that the subdivider contact other agencies, as appropriate, to obtain their requirements that may affect the proposed subdivision. Such agencies include the Illinois Department of Transportation c/o District Engineer; DeKalb County Highway Department; DeKalb County Soil and Water Conservation District; Water Resource Division (DNR); State of Illinois Environmental Protection Agency; State of Illinois Historic Preservation Agency; State of Illinois Department of Natural Resources; and, local public utility companies. The property includes parcels 06-19-200-021 owned by Richard L. and Jane T. Hoffman and 06-19-200-003, 06-19-200-023, 06-19-100-003 and 06-19-100-004 owned by Albert F. and Lois M. Hoffman. The petitioner will present the concept plan to the Plan Commission and be available to answer questions. C. Consideration of a Concept Plan for Fowler Farms Estates Subdivision. As part of the development process, Steven G. Glasgow has submitted a Concept Plan for a R-4, Rural Residential zoned single-family subdivision. The proposed 41.97 acre subdivision would be called Fowler Farms Estates and would be comprised of 8 residential lots ranging in size from 3.0 to 7.6 acres, with a net average lot size of 4.23 acres. In addition, a 5.5 acre common area would remain for the benefit of residents of the subdivision.
Per the City s Unified Development Ordinance, any person proposing to subdivide or develop any parcel of land shall file a Concept Plan with the Staff in a quantity and form as required by the City Engineer. The Concept Plan shall include the following: a. Name of the proposed subdivision. b. A location map showing its location in the City of Sycamore. c. Acreage and zoning classification of the proposed subdivision and the configuration and number of lots, including all proposed public and private streets, storm water retention areas, parks, and other open spaces. d. The names and addresses of adjoining property owners, and the zoning classifications of adjacent property. e. Name, address and telephone number of the owner, subdivider, engineer, and any other contact person. f. A north arrow and scale. The recommended scale is 1 inch equal to one hundred feet (1 =100 ).
The information required in the concept plan submittal, included the map depicting the proposed develop and a narrative describing the project are attached. Among the features of the proposed subdivision that are consistent with the R-4 zoning classification is that all the proposed lots are 3 or more acres, the plan outlines areas suitable for private well and septic fields, the internal streets are private, a series of trails are shown around the perimeter of the property with 20 foot easements for a future improved path along Motel Road and 10 foot easements for mowed trails along areas where the subdivision does not touch a public street. While staff noted that the concept plan generally is consistent with the requirements of R-4 development standards, there are some areas that do not specifically meet the requirements but may satisfy the overall intent. Many of the lots are narrower at the frontage than the 250 standard however most of these widen as they get deeper and compensate with added depth. A rectangle lot that is 250 x 400 totals 2.3 acres, therefore with a net average lot size of 4.23 acres the deviation in either the frontage or depth dimensions are compensated for by the other. The petitioner has performed preliminary soil testing and would begin an engineering study and design after consideration of the concept plan. It is advisable that the subdivider contact other agencies, as appropriate, to obtain their requirements that may affect the proposed subdivision. Such agencies include the Illinois Department of Transportation c/o District Engineer; DeKalb County Highway Department; DeKalb County Soil and Water Conservation District; Water Resource Division (DNR); State of Illinois Environmental Protection Agency; State of Illinois Historic Preservation Agency; State of Illinois Department of Natural Resources; and, local public utility companies. The property includes parcel 05-24-200-026 owned by Steven G. and Michelle T. Glasgow. The petitioner will present the concept plan to the Plan Commission and be available to answer questions.