HomeMy WebLinkAbout231219 PZ Agenda____________________________________________________________________________
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Planning and Zoning Commission Agenda
Meeting – 5:30 p.m.
City Council Chambers
City Hall, 55 W Tompkins St
December 19, 2023
A G E N D A
Approve Minutes of the October 24, 2023 meeting
Update Past Planning and Zoning Commission items
Receive General citizen comments
PZ-23-1201 Public Hearing Fence variance, 377 Lincoln St
PZ-23-1202 Public Hearing Sign variances, 735 W Main St
COMMISSION MEMBERS: PLEASE NOTIFY ME IF YOU ARE UNABLE TO ATTEND AT 345-3619.
cc: Mayor Alderpersons (7)
City Manager City Attorney/Administrative Services Director
Fire Chief
Deputy City Clerk
Director of Public Works
City Engineer
Information Systems Supervisor Executive Secretary
Construction Inspectors (3)
File Copy
Buildings & Grounds
News Media (7)
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MINUTES
PLANNING AND ZONING COMMISSION MEETING
COUNCIL CHAMBERS OF GALESBURG CITY HALL
55 W TOMPKINS ST, GALESBURG, IL
Tuesday, October 24, 2023 at 5:30 p.m.
MEMBERS PRESENT: Katina Cochrane, Bill Johnson, Carla Markwart, Steve McKelvie, Neil Thomas, 5.
MEMBERS ABSENT: Ardennia Leahy, Mark Lee, David Uhlmann, 3.
OTHERS PRESENT: Jason Jording – City Attorney, Michael Doi, Director of Public Works and Steve
Gugliotta AICP-Director of Community Development.
Chairman declared quorum present.
Approve Minutes of the September 19, 2023 meeting
Member Johnson mentioned that on item PZ-23-0901 he abstained, but the minutes
show he voted no.
Member McKelvie moved to approve the minutes with the above mentioned
correction, seconded by Member Markwart.
Minutes were approved by voice vote.
Update Past Planning and Zoning Commission items
x Variance of Section 152.231 (A) (1) to allow two On-premise free-standing (pole, pylon, ground or
monument) signs on the lot, located at 120 N Kellogg St was approved and a Sign Permit was issued.
x Variance of Section 152.067 (F) (2) to reduce a required side yard setback from 10 feet to 7 feet to
allow for the construction of an accessory garage, located at 1764 Bluebird Dr was approved and a
Building Permit was issued.
x Variance of Section 152.111 (B) to allow an accessory garage to be 2,520 sq ft instead of 2,000 and a
variance of 152.111 (B) (8) (f) to allow 5 accessory buildings instead of 3 and a variance of 152.111
(B) to allow an accessory building to be 20 feet in height (mean height level between eaves and ridge)
instead of 18 feet, located at 2149 N Broad St, was approved and a Building Permit was issued.
Receive Citizen Comment
None Received.
PZ-23-1001 Public Hearing Minor Plat, Greenspace Subdivision, located at 905 Maple Ave,
PIN 99-10-126-030.
The applicant, City of Galesburg, was present.
Linda Kidder, 1055 Maple Ave, was sworn in by the Chairperson. Ms. Kidder mentioned she lives adjacent to this
property on the north end and mentioned that she was concerned about a park being open until 2 am; users of
the green space driving and parking vehicles on the grass; damage of the chain link fence on the north end that
has been like that for some time; rotting stumps from trees she had taken down on her property; and wanted to
confirm the grass area will remain green space.
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Gugliotta responded that parks are typically dawn to dusk; he would let the Park & Recreation Department know
about the damaged fence and vehicles on the grass and that at this time the intent is to keep the area as open
green space.
Tom Simkins, 767 N Academy St, was sworn in by the Chairperson. Mr. Simkins mentioned there is a city warning
siren on the proposed Lot 2 that is proposed to be sold and wondered if the siren would be relocated.
Gugliotta stated he would pass along the comment to the Galesburg Fire Chief.
Amy Smith, 948 N Academy St, was sworn in by the Chairperson. Ms. Smith stated there was a stake with a pink
flag located toward the rear of her property and the location would indicate the property line is much further
south that she thought. In fact, the property line would actually run through 4 to 6 feet of her garage and also
mean the fence on the north side of her property is in the right-of-way.
Gugliotta stated the subdivision plat was done by a licensed surveyor and is accurate. What is before the Planning
and Zoning Commission tonight is to vote on whether or not they recommend approval. City staff can look at the
situation with the garage and fence after the meeting and determine what needs to be done as a separate issue
from the subdivision.
Member McKelvie questioned whether there would still be access to Lot 2 after the subdivision and if Lot 2 is sold
to someone else.
Gugliotta stated the subdivision plat has an ingress/egress easement written directly on the plat that would allow
access across what would be a city parking lot to access the parking lot and drive of Lot 2.
The Commission members considered the following items:
x The subdivision is in compliance with the Development Ordinance.
x The Development Review Committee reviewed the proposed Minor Plat at their October 4, 2023 meeting
and recommended approval.
Member Thomas moved, seconded by Member Markwart to recommend approval of the Minor Plat.
Roll Call #1
Ayes: Cochrane, Johnson, Markwart, McKelvie, Thomas, 5.
Nays: None.
Abstentions: None.
Chairperson declared the motion approved.
There being no further business, the meeting adjourned at 6:00 p.m.
________________________
Steve Gugliotta, Director of Community Development
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
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Planning and Zoning Commission Letter
December 19, 2023
AGENDA ITEM: PZ-23-1201 Variance for fence height at 377 Lincoln St.
SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the
variances during their December 6, 2023 meeting and recommend approval.
BACKGROUND:The owner is seeking a variance of Section 152.019 8) to install an 8-foot chain
link fence in a front yard instead of the allowed 4-foot, located at 377 Lincoln St, property
identification number 99-11-332-001.
This property is zoned B2, General Business which generally requires a zero, or if provided, at
least a five foot setback. In this case, the frontage within the block is shared among different
zoning districts and the deepest front yard required applies to the entire frontage. In this case, a
25 foot front yard is required.
Zoning Land Use
North M1, Light Industrial Residential (on other side of
RR tracks)
West R2, Two Family RR tracks
East R2, Two Family Residential
South R2, Two Family Residential
SUPPORTING DOCUMENTS:
1. Standards for granting variances
2. Aerial – General location
3. Street view photo
4. Application
cc: File Copy
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
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(C) Standards for granting variances.
(1) The Planning and Zoning Commission shall not vary the provisions of this chapter as authorized
in this section unless it shall have made affirmative findings based upon the evidence presented
to it in each of the following specific cases:
(a) That the property in question cannot yield a reasonable return if permitted to be used only
under the conditions allowed by the regulations governing the district in which it is located.
Applicants must submit evidence identifying the price paid for the property. Paying more
for the property than it is worth, purchasing it at a price which anticipates and obtains
variances, or showing that the property would be worth more if a variance is granted is not
evidence of lack of a reasonable return;
(b) That the situation of the owner is due to unique physical circumstances of the property; and
(c) That the variance, if granted, will not alter the essential character of the neighborhood.
(2) For the purpose of supplementing the above standards, the Planning and Zoning Commission,
in making this determination whenever there are practical difficulties or particular hardships,
shall also take into consideration the extent to which the following facts, favorable to the
applicant, have been established by the evidence:
(a) That the particular physical surroundings, shape or topographical conditions of the specific
property involved would bring a particular hardship upon the owner as distinguished from
a mere inconvenience if the strict letter of the regulation were to be carried out;
(b) That the conditions upon which the petition for variance is based would not be applicable
generally to other property within the same zoning classification;
(c) That the purpose of the variance is not based exclusively upon a desire to make more money
out of the property;
(d) That the alleged difficulty or hardship has not been created by any person presently having
an interest in the property;
(e) That the granting of the variance will not be detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in which the property is located;
and
(f) That the proposed variance will not impair an adequate supply of light and air to adjacent
property, substantially increase the danger of fire, otherwise endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
(3) The Planning and Zoning Commission may require conditions and restrictions upon the premises
benefited by a variance as may be necessary to comply with the standards set forth in this
division (C) to reduce or minimize the injurious effect of the variance upon other property in
the neighborhood, and to implement the general purpose and intent of this chapter.
cc: File Copy
Google street view, July 2023
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
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Planning and Zoning Commission Letter
September 19, 2023
AGENDA ITEM: PZ-23-1202 Variances for an off-premise sign to be located at 735 W Main St.
SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the variances
during their December 6, 2023 meeting and recommend the following:
x Recommend approval of 3 sign faces instead of 2 (vote 6 ayes)
x Recommend approval of reduction of no off-premise sign within 750 lineal feet of another off-
premise sign down to 300 feet (vote 5 ayes, 1 nay)
x Recommend denial of increasing the height from the allowed 25 feet to 27 feet (vote 6 nays)
x Recommend approval of allowing illumination between the hours of 10pm and 6am when display
surface is closer than 500 feet to nearest property zoned to allow residential – for emergency
alerts and notifications only. (vote 6 ayes)
BACKGROUND:The owner is seeking variances of:
1. Section 152.209 B) 1) and 152.209 C) 3) to allow for three sign faces instead of two
2. Section 152.209 C) 1) states no off-premise sign may be within 750 feet lineally of any other off
premise sign, petitioner is requesting that be reduced to 300 lineal feet.
a. There is an existing off-premise sign approximately 350 feet (applicant indicates it is 419
feet) to the east (677 W Main St)
3. Section 152.209 C) 5) requires a 25-foot maximum height and the bottom of the sign must be at
least 10 feet from the ground. Their request is to go 27 feet in height and 13 foot ground
clearance.
4. Section 152.209 E) 2) requires no illumination during the hours of 10pm and 6am if the display
surface is closer than 500 feet from the nearest lot line of a property zoned for residential use.
They are requesting 24/7 illumination for emergency alerts and notifications. Approximately 180
feet away is a B1 zoning district that does allow detached single family uses as permissive, there
is a Two family zoning district about 320 feet to the northeast and a single family zoning district
about 350 feet to the northwest.
Zoning Land Use
North B1, Neighborhood Business Liquor store
West B2, General Business Office
East B2, General Business Office
South B2, General Business Auto repair, dog grooming
SUPPORTING DOCUMENTS:
1. Standards for granting sign variances
2. Aerial – General location
3. Application
cc: File Copy
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
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152.191 Appeals and Variances.(Signs)
(A) Appeals. Hear and decide appeals by the sign permit applicant where it is alleged there is an error
in any order, requirement, decision or determination made by the Building Inspector in the
enforcement of this subchapter;
(B) Variances. Grant variances from the requirements of this subchapter and §§ 152.205 through
152.220 or 152.230 through 152.233 where the Building Inspector has denied granting a sign permit
as a result of noncompliance with the requirements of these subchapters.
(C) Criteria for decision. The Planning and Zoning Commission shall have the power to grant a variance
from the provisions or requirements of this subchapter only where the following criteria have been
considered:
(1) The literal interpretation and strict application of the provisions and requirements of this
subchapter would cause undue and unnecessary hardship to the sign user because of unique or
unusual conditions pertaining to the specific building or property in question;
(2) The granting of the requested variance would not be detrimental to or endanger the public health,
safety, morals, comfort or general welfare;
(3) The granting of the variance would not be injurious to the use and enjoyment of other property
in the immediate vicinity, nor substantially diminish or impair property values within the adjacent
area;
(4) The unusual conditions applying to the specific property do not apply generally to other buildings
or properties in the city; and
(5) The granting of the variance will not be contrary to the general objectives set forth in § 152.019.
(D) Determination of conditions. In granting a variance, the Commission may impose any conditions
regarding the location, character or other features of the proposed sign as it may deem necessary
to carry out the purpose and intent of this subchapter and §§ 152.205 through 152.220 or 152.230
through 152.233.
cc: File Copy