Town of Normal Zoning Board of Appeals met July 20.
Here are the minutes provided by the board:
Members Present:
Mr. Blakney, Ms. Brand, Mr. Coates, Mr. Palmgren, Mr. Queen, Mr. Anderson
Members Absent:
Mr. Schaab
Others Present:
Director of Inspections Greg Troemel, Town Planner Mercy Davison, Assistant Corporation Counsel Kevin Sheahan, Office Associate Hilary Houk
Call to Order:
The meeting was called to order at 5:00 p.m. by Chairman Anderson and he noted a quorum was present.
Approval of Minutes:
Mr. Palmgren moved to approve the minutes of the regular meeting of June 15, 2023. Mr. Queen seconded the motion. The minutes stood as written.
Public Hearing:
a. 23-07-11-SU: Special Use Permit to continue the operation of a temporary parking lot at 603 Dale Street.
Ms. Davison reviewed the staff report. The property at 603 Dale Street is currently used as a temporary parking lot through a Special Use Permit that was approved in September 2018 (18-09-07-SU). When the Special Use Permit was approved in 2018, the owner had previously wished to redevelop the site; however, the plans had fallen through. This Special Use Permit is set to expire September 2023.
The property is located in the Parking Impact Zone, which permits temporary parking lots as a Special Use. These temporary lots are not required to comply with Town requirements regarding hard surfacing (concrete or asphalt) or drainage (connection to the storm sewers). They must be built in a manner that does not create drainage issues for the street or neighboring properties, and they must be constructed of a non-porous or semi-porous surface not consisting of gravel.
The applicant wishes to extend the approval of the Special Use Permit to allow the continuation of the temporary parking lot for another 5-year period. The applicant would like to ultimately redevelop the site; however, he believes the market conditions are not suitable for redevelopment at this time. The parking lot currently serves as excess parking for Buffalo Wild Wings, a business that meets onsite parking requirements but that benefits from additional, nearby spaces.
Staff is recommending denial.
Doug Reichl, 350 W Hubbard St Ste 640, Chicago, IL, was sworn in by Chairman Anderson. Mr. Reichl stated that when they purchased the property the intent was to develop it. There has been a series of events that have taken place over the past few years that have changed that plan (Covid, construction costs, etc). The lots were never intended to remain parking lots, but there became a need for them. Mr. Reichl stated that the lots would be developed when the time presents itself.
Mr. Anderson asked Mr. Reichl how much more time they were looking for.
Mr. Reichl responded that they hoped to figure it out in the next couple of years. There were plans to purchase the adjacent gas station eventually and develop even further.
Mr. Palmgren asked if three years would be enough time.
Mr. Reichl responded he couldn’t really give a time frame due to the lending market. The plan would be a couple of years.
Mr. Blakney asked if Buffalo Wild Wings would be willing to help pay for the parking lot improvements.
Mr. Reichl responded that conversation had not taken place yet, but possibly. Mr. Anderson asked if staff had heard from any neighbors.
Ms. Davison responded staff heard from one person that just wanted to know what was going on.
Mr. Anderson said that some of the commissioners were on the board when this development first came around. He thought that 5 years was a fair amount of time to fulfill the requirements of the code and that other businesses have to meet parking lot design requirements. The commission tries to support the code that is in place to try and remain fair.
Mr. Anderson asked the other commissioners if they could think of any reasons that they should not support the code as written for this site.
There was a brief discussion regarding the code and when it was written.
Mr. Blakney asked what the current condition of the lot was.
Mr. Troemel responded that it is in good condition. When complaints were received, they were corrected in a timely manner.
Mr. Queen asked if it would have an impact on Buffalo Wild Wings if they lost the extra parking.
Mr. Reichl responded that when the restaurant is busy, they need that parking. Ms. Brand asked if the Special Use was not granted, what would have to be done to the lots. Ms. Davison responded per code it is to be restored to greenspace.
Mr. Palmgren stated that he is more inclined to extend for a 3-year period. At that point they would be required to pave it.
Mr. Blakney said he was thinking another 2 years and then it would need to be paved.
Mr. Anderson stated that he felt strongly about supporting the code, noting that in 3 years, we could be right back in the same spot. 5 years is a reasonable amount of time.
Ms. Brand stated that she agreed. If Buffalo Wild Wings would like to continue to use the lot, they could help with the cost of paving it.
Mr. Blakney moved, second by Ms. Brand to adopt the findings and recommended denial as presented by staff.
Ayes: Ms. Brand, Mr. Coates, Mr. Blakney, Mr. Palmgren, Mr. Anderson
Nays: Mr. Queen
The motion carried 5-1.
b. 23-07-11-SU: Special Use Permit to continue the operation of a temporary parking lot at 612 Kingsley St.
Ms. Davison stated that this was the same situation as the first request just a different address and used by student apartments (612 Kingsley St).
Ms. Brand asked if the entire lot is leased by the apartment complex.
Mr. Reichl responded it is leased to student housing.
Mr. Queen asked if there was a written lease for that lot.
Mr. Reichl responded that was correct.
Mr. Reichl stated in order to comply with the parking lot ordinance, he could only have half the parking due to the size of lot.
Ms. Davison responded that there is an option that they could ask for variances for less greenspace to allow more parking.
Ms. Davison stated the geometry of this lot is not great for greenspaces, but no guarantees can be made on a variance.
Ms. Brand moved, second by Mr. Coates to adopt the finding and recommendation of denial as presented by staff.
Ayes: Mr. Palmgren, Mr. Coates, Mr. Blakney, Mr. Queen, Ms. Brand, Mr. Anderson
Nays: None.
The motion carried 6-0.
Ms. Davison explained the process of these requests going to the Town Council.
Other Business:
There will be an August meeting.
Mr. Blakney announced that he will be retiring from the board after 28 years.
Adjournment:
The meeting was adjourned at 5:36 p.m.
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