McLean County Times

Town of Normal Planning Commission met July 10.

Here are the minutes provided by the commission:

Members Present:

Mr. Matthews, Mr. Ropp, Ms. Wodika, Ms. Woods, Mr. Matejka, Mr. McBride Members Absent: Mr. Broad

Others Present:

Director of Inspections Mark Clinch, Associate Planner Tessa Ferraro, Office Associate Hannah Neal, Corporation Counsel Jason Querciagrossa

Call to Order:

The meeting was called to order at 5:00 PM by Chairman Mr. McBride, who noted a quorum was present.

Approval of Minutes:

Ms. Wodika noticed a spelling error on the June 5th, 2025, minutes and asked if they could be amended. Mr. Querciagrossa said that type of error is a scrivener’s error. Mr. Matejka moved to approve the corrected minutes, and Mr. Ropp seconded.

Public Hearing:

a. 25-07-07-PC: Amended Preliminary Subdivision Plan, Vineyards 6th Addition (PINs 15-19-158-29 and –30, Cabernet Court)

Planning Commission 2 July 10, 2025

Ms. Ferraro reviewed the staff report. The Vineyards Subdivision was first annexed in October of 2004, and it has steadily built out. It is a mix of different residential zonings. The area that is being discussed is in an R-2 zoning district. This particular section was originally going to be built out as a 30 zero-lot line homes, or 15 duplexes. However, the plan was amended in 2022 to be built out as 30 detached single-family homes. In order to do that, a variance was granted to have the lots be 55-feet wide instead of the required 60-feet minimum. The applicant is now requesting to subdivide the property in question into two parcels. One would be 66-feet wide, and the other would be 43-feet and 8-inches wide. Typically, when a parcel is subdivided between adjacent landowners, it would qualify for an expedited review, which would go straight to the Town Council. However, the smaller lot would require variances, which need approval from the Planning Commission prior to Council.

There are two variance requests for this property. One would be to allow the smaller of the two lots to have a width of 43-feet and 8-inches instead of the 60-foot minimum. The other would be a lot size variance for a 6,177 square foot lot rather than the minimum 6,600 square foot lot.

Staff are supportive of this variance request for a few different reasons. Looking at the context of the subdivision, the rest of the cul de sac has already been granted variances to be 55 feet wide instead of the required 60-foot minimum. In addition, the Town has approved lots with similar lot width variances for the Blackstone Subdivision. When the Vineyards was originally developed, it was seen as an innovative subdivision due to mixed housing types and zoning classifications, as well as street configurations, which this variance would support. For further context, Town staff are looking at the current zoning code to see how we could have different housing densities. One way to do that could be to have smaller lot sizes. Staff also believe that this variance follows the Town’s Comprehensive Plan, which calls for increased residential densities and a mix of housing types. Staff also find that this request meets subdivision regulations. Overall, Staff recommends approval.

Mr. McBride asked if there were any questions for staff.

Mr. McBride asked if there was a rough timeline on when the code updates would be completed.

Ms. Ferraro said they hoped to have a work session with the Council in the fall. She added that this process may also involve hiring a consultant.

Mr. Ropp commented that when the first re-subdivision was originally approved and the two lots were made into one, that they vacated the easement. He wanted to know if the easement was still vacated.

Ms. Ferraro stated that the original easement would remain vacated but new easements would be drawn up as part of the subdivision development.

Mr. Greg Troemel of 2709 McGraw Dr, Bloomington IL approached and was sworn in. He stated that he was present on behalf of Farnsworth group to answer any questions.

Mr. Troemel confirmed that the easement would remain vacated. Re-subdividing the lot would not affect those utilities.

Mr. McBride asked if there were any questions for the applicant. No commissioners had questions.

Mr. McBride asked if anyone from the public wished to speak. No one responded. He then asked for a motion.

Mr. Matejka moved to adopt the findings and recommendation as proposed by staff. Ms. Woods seconded.

With no further discussion, Mr. McBride called for a vote.

All in favor: 6

Opposed: 0

The motion carries.

With no further business, the meeting was adjourned at 5:14 PM.

https://www.normalil.gov/ArchiveCenter/ViewFile/Item/5327