McLean County Times

Town of Normal Planning Commission met May 9.

Here are the minutes provided by the commission:

Members Present:

Mr. Broad, Mr. McCue, Mr. Ropp, Ms. Woods, Mr. Matejka

Members Absent:

Mr. McBride, Ms. Wodika

Others Present:

Director of Inspections Greg Troemel, Associate Planner Tessa Ferraro, Office Associate Hannah Neal

Call to Order:

The meeting was called to order at 5:00 PM by Vice Chairman, Mr. Matejka. Approval of Minutes:

Mr. Broad made a motion to approve the minutes from March 7, 2024. Mr. Ropp seconded this motion, and the minutes passed unanimously.

Public Hearing:

a. 24-05-02: Zoning Map Amendment, 416 W. Willow

Ms. Ferraro provided a summery of the proposed Zoning Map Amendment to change the zoning for the property from R1-B Single Family Residential to R3-A Medium Density Multi-Family Residential. The property is currently a single-family dwelling and was built in 1951. It has historically been used as a student-oriented rental. The applicant would like to develop the property as a multi-family property to address the need for denser housing around Illinois State University.

It is currently the only R1-B lot along the North side of Willow. The rest of the properties along the North side of Willow are R3-A. This property is also in the parking impact zone. To the North the properties are R1-B, and the properties to the South are zoned as S-1, which is University zoning.

At this time, Ms. Ferraro reviewed the standards for rezoning. Looking at the suitablity of the proposed rezoning, it is pretty common in the University area to have R3-A zoning. The property is also adjacent to other R3-A lots. Staff does find the proposed rezoning of the property to R3-A to be suitable.

Looking at the hardship to the public, staff finds that it would be minimal. The biggest impact would be to the property to the North which is currently R1-B. However, this property does currently have R3-A zoning directly adjacent to the rear.

In regard to connectivity to other amenities and services, the property is close to ISU and the Constitution Trail. There are three transit lines in proximity to the property, as well as accessible fire and police services. There are also existing utilities to the property.

Looking at the conformance to the Town’s Comprehensive Plan, this property is in an area classified as the “University Influence Neighborhood”. This classification has two subcategories. 416 W Willow is specifically categorized as UIN 1, which calls for higher density student oriented development. Per the comprehensive plan, it is expected that this property would develop into higher density student housing.

For these reasons, staff does find that the proposed rezoning does meet the standards set forth in the zoning code.

Mr. Matejka asked if the Commissioners had any questions for Staff.

With no response Mr. Matejka called the public hearing open.

Mr. Jeff McMorrow of EA Architecture approached. He stated that his address was 14817 River Beach Dr, Chillicothe IL. He is the potential architect for the project.

Mr. Matejka asked if there were any questions for Mr. McMorrow with no response. Mr. Broad moved to approve the Zoning Map Amendment as proposed by staff. Ms. Woods seconded.

Mr. Matejka called for a vote.

Ayes: Mr. Broad, Mr. McCue, Mr. Ropp, Ms. Woods, Mr. Matejka

Nayes: None

The motion carried 6-0

Other Business:

None

Adjournment:

With no further business Mr. Broad moved to adjourn the meeting.

Mr. Ropp seconded.

The meeting was adjourned at 5:07 p.m.

https://www.normalil.gov/ArchiveCenter/ViewFile/Item/4966