Zoning Board of Appeals

Page 1 CITY OF BELLEVILLE, ILLINOIS ZONING BOARD OF APPEALS June 27, 2019 Members: Rebecca Boyer Present Tim Price Present Don Rockwell Present Andy Gaa Present Steven Zimmerman Present Dan Nollman, Chairman Present Mitoshia Scott Present Staff present: Joel Glasscock, Planner and GIS Coordinator Amy Toenjes, Economic Development, Planning & Zoning Secretary Brian Flynn, Assistant City Attorney Present: Present: Alderman Joe Hazel No Alderman Ken Kinsella No Alderman Carmen Duco No Alderman Jane Pusa No Alderman Scott Ferguson Yes Alderman Kent Randle No Alderman Raffi Ovian Yes Alderman Johnnie Anthony No Alderman Ed Dintelman No Alderman Shelly Schaefer No Alderman Chris Rothweiler No Alderman Mary Stiehl No Alderman Phil Elmore No Alderman Dennis Weygandt No Alderman Roger Wigginton No Alderman Roger Barfield No Public present: Amanda O’Connor, Deon Graham, Sarah Capps, Laura Nollman, Kinsey Mordini, Talley Hanson, Kathy Mordini, Emily Smith, Jeremy Hall, Laura Spellbring, Dan Spelbring, Russ Erlinger, Jeff Blair, Molly McKenzie, Paula Haniszewski The Zoning Board of Appeals (ZBA) meeting was held at Belleville City Hall, Council Chambers, 101 South Illinois Street. The meeting was called to order at 7:00 p.m. by Chairman Dan Nollman. Roll was called and a quorum declared. Chairman Nollman noted that all Zoning Board cases heard at this meeting would be considered at the July 15, 2019 City Council meeting. Chairman Nollman explained the emergency procedures. Chairman Nollman asked if there were any corrections to be noted for the May 25, 2019 Zoning Board of Appeals meeting minutes. With no corrections, the minutes were approved by the Board. ------------------------------------------------------------------------------------------------------------------------------------------------------------------  30-JUN19 – Gustave Koerner House Committee – A request for a Sign Installation Permit in the Area of Special Control to install signage at 127 Mascoutah Avenue (Parcel number 08-22.0-347-028) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 6 Molly McKenzie, representative of the Gustave Koerner House Committee, explained their request to install a flush- mounted sign at 127 Mascoutah Ave on the corner of the building, facing Lincoln and Mascoutah Avenue across from the Koerner House. Currently, a plywood insert is in place where a window is missing and the Gustave Koerner House Committee would like to replace the plywood with signage containing the historically correct data of the Schopp Brothers Saloon which occupied the building in 1887. An example of this proposed signage was shown to the Zoning Board Committee. Rebecca Boyer asked if this would be painted directly on the existing plywood. Ms. McKenzie stated no, this would be a fiberboard and the black lettering and boarder would be painted directly onto the material. Ms. McKenzie Meeting minutes ~ Zoning Board of Appeals, June 27, 2019  Page |2 added the Koerner House Committee has done research on advertisement designs in the 1880’s and this is the style that was used in that time. Don Rockwell inquired if any other renovations were planned at this time. Ms. McKenzie stated not at this time. With no further discussion, Chairman Nollman asked for a motion. 30-JUN19: A motion was made to APPROVE by Don Rockwell. It was seconded by Mitoshia Scott. All Members present voted in the affirmative. The motion carried 7-0.  31 – JUN19 – Jeremy Hall / Down the Hall Homebrew – A request for a Sign Installation Permit in the Area of Special Control to install signage at 122 East Main Street for Down the Hall Homebrew (Parcel number 08-22.0- 338-050) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 6 Applicant Jeremy Hall explained his request to update two graphics as he has recently purchased the Happy Hop Home Brew and is changing the name. Mr. Hall’s windows were included in staff report and shown during the request. Don Rockwell asked if the new graphics will be placed in the same location as the current Happy Hop sign. Mr. Hall stated yes; they will be in the same location. Rebecca Boyer asked if the signs stated different names as one looks to say Down the Hall Home Brew and the other states Pretty Things. Mr. Hall stated that is correct, he operates under two separate business names. With no further discussion, Chairman Nollman asked for a motion. 31-JUN19: A motion was made to APPROVE by Rebecca Boyer. It was seconded by Steve Zimmerman. All Members present voted in the affirmative. The motion carried 7-0.  32 – JUN19 – Amanda O’Connor – A request for a Use Variance to establish a two-family dwelling at 417 – 419 South 1st Street (Parcel number 08-28.0-214-018) located in a “C-2” Heavy Commercial District. (Applicable section of the Zoning Code: 162.570) Ward 5 Property Manager and Applicant Amanda O’Connor explained her request to re-establish a two-family dwelling. The subject property was purchased by an out-of-state investor whom has since started renovations of approximately $40,000 which include a new roof, clearing out of landscaping, and removal of mold. Don Rockwell asked if this property was originally built as duplex. Russ Erlinger, property owner to the south, spoke in objection. At the time he remodeled his property, the City Officials required him to have ample parking for his commercial tenants. Due to this requirement, Mr. Erlinger purchased the rear of the property in question and paved it. Mr. Erlinger currently has a single bay rented in his property but is concerned about parking should he rent out the additional space in the future. Mr. Erlinger stated he had recently taped up no parking signs which were torn down, and he has now attached them to the building with screws to ensure they stay. Don Rockwell asked what the parking lot on the southeast corner of First Street was and if it was available for parking. Mr. Erlinger stated that lot belonged to the day care and the owner did not allow parking. Mr. Rockwell asked where occupants previously parked as at some point in the properties life it was an occupied duplex. Mr. Erlinger stated he couldn’t tell as it had been vacant for some time, people would work on it, and then would abandon it. Mr. Erlinger stated a dumpster had been placed on his lot and trash had been hauled to it.. Chairman Nollman inquired to when Mr. Erlinger purchased the property. Mr. Erlinger stated approximately twenty-five years ago when Norbert Wessel was the building inspector. Mr. Erlinger noted that Mr. Wessel would not issue a permit for his body shop until he could provide additional parking. With no further discussion, Chairman Nollman asked for a motion. 32-JUN19: A motion was made to APPROVE by Rebecca Boyer. It was seconded by Mitoshia Scott. Mitoshia Scott, Rebecca Boyer, Don Rockwell, Steve Zimmerman, Andy Gaa, and Tim Price voted in the affirmative. Chairman Nollman voted nay. The motion carried 6-1. Meeting minutes ~ Zoning of Appeals June 27, 2019  Page |3  26-MAY19 – The Community Mural Project – A request for a Sign Installation Permit in the Area of Special Control to establish a mural at 111 South Jackson Street (Parcel number 08-22.0-344-029) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 6  27-MAY19 – The Community Mural Project – A request for a Sign Installation Permit in the Area of Special Control to establish a mural at 324 East Main Street (Parcel number 08-22.0-340-024) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 6  28-MAY19 – The Community Mural Project – A request for a Sign Installation Permit in the Area of Special Control to establish a mural at 225 East Main Street (Parcel number 08-22.0-334-036) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 2  29-MAY19 – The Community Mural Project – A request for a Sign Installation Permit in the Area of Special Control to establish a mural at 128 East Main Street (Parcel number 08-22.0-338-023) located in a “C-2” Heavy Commercial District. (Applicable sections of the City Code: 155.052, 155.053) Ward 6 Kathy Mordini and Paula Haniszewski of the Belleville Mural Committee explained they have returned to address some of the concerns which were discussed and ultimately resulted in tabling of their request in May. Ms. Mordini stated she has spoken with Sherwin Williams regarding paint maintenance. Representatives at Sherwin Williams stated murals can last 20-25 years with proper preparation. Ms. Haniszewski stated high-grade paint does have a longevity of approximately 25- years. She added less expensive paint, in the $30 a gallon range from a big box store such as Wal-Mart, does have a shorter longevity of approximately 15 years. Ms. Haniszewski noted the subject buildings have either brick or stucco exteriors which will impact how the walls are handled but should not affect how the walls are prepared or paint life. Ms. Mordini addressed the maintenance and stated building owners are present or have written letters stating they will take on the responsibility of maintenance. Ms. Mordini then stated she will address each building individually and their concept. Starting with 111 South Jackson, Bill Hastigns is the owner and is unable to attend. Chairman Nollman read the letter from Mr. Hastings, see attached for letter. Ms. Mordini stated the concept at this location would be based on a “Get Up and Go” concept. Ms. Haniszewski explained the open call or search for artist will include the following list of criteria:  Where building is located  Owners  Square Footage  Building Construction Material  Concept, which will include: o Interactive in nature, allowing for photo opportunities to encourage promotion of our community. o Design and implication are of a high level and excellence. o Happy, uplifting, inspiring, and colorful. o Absent of any political, social statements, or influences. o When possible, it will represent a pro-Belleville message. Ms. Haniszewski continued to explain concepts are in a general rough stage when they come in which allows owners to have an input in the final piece. Mr. Zimmerman asked whose responsibility will it be to prepare the buildings? Ms. Mordini stated the young adults on the Belleville Mural Committee have agreed to power wash and prep buildings. Mr. Zimmerman inquired who will defend the artwork if someone would find it offensive. Ms. Mordini stated she believes nothing should be offensive since the murals must follow the presented guidelines.. Chairman Nollman inquired about the mural selection process. Ms. Mordini stated the property owner has the final say and the Belleville Mural Committee is there to ensure it fits within the guidelines. Ms. Mordini stated each piece has a budget of approximately $4000 to ensure they are completed. They have several sponsorships secured and are currently looking for more. Chairman Nollman asked if the artist will have any ability to change the design? Ms. Haniszewski stated yes, as the artist may need to change small things when they see the building. Mr. Zimmerman asked if the artist is paid and if they will be responsible for their travel and lodging. Ms. Mordini stated the artists are paid and the Belleville Mural Committee intends to house the artist. Ms. Mordini stated they would like to have a push that all murals are completed prior to Chili Cook-Off and after Octoberfest. Mr. Zimmerman asked if weather will affect the project. Ms. Mordini stated it could; although, she feels fall will be better than spring and summer. Mr. Zimmerman asked if the Meeting minutes ~ Zoning of Appeals June 27, 2019  Page |4 artist will be given a time limit. Ms. Mordini stated no, they would prefer to see them done correctly. Mr. Rockwell asked if the process was like Art on Square where the committee reaches out to artists. Ms. Mordini stated not all will be that way. Jeff Blair, owner of 324 East Main, has secured Ms. Haniszewski to be his artist and has his concept completed. In reference to the building located at 11 South Jackson, Rebecca Boyer asked whose property would you be standing on if you interacted with the art? Ms. Mordini stated it would be Associated Banks Property. Mr. Rockwell asked if all neighbors were for this project? Ms. Mordini stated the signs have been displayed for the open meeting and neighbors do have the opportunity to be in attendance if they were against the project and has not heard anything negative. In reference to 324 East Main, Jeff Blair stated he and his son own the Grimm and Gorly business within the building and are happy to be a part of this project. He believes with the Farmer’s Market next to his building this mural will be a great addition to the area. Mr. Blair passed around the two sketches of his concept for the Zoning Board of Appeals to view. Mr. Blair went on to state he is excited to have Ms. Haniszewski and her husband as his artists since they are local. With no further questions regarding 324 East Main, Chairman Nollman asked to discuss 225 East Main Street, Turned Treasures. Laura Spellbring, building owner, stated she is looking for a forest theme or a big tree that is very interactive with birds or toad stools. She believes her location on the plaza would be well utilized. Ms. Boyer asked how Ms. Spellbring is planning on preparing her building. Ms. Spellbring stated she did not want to prepare her building with a large white wall. Ms. Spellbring stated she would like the mural to go with the trees that are currently planted in the plaza and maintain the brick. In reference to 128 East Main, Circa Boutique, Mrs. Mordini stated that building is under construction and Andria Powell, building owner, was unable to attend. Ms. Mordini stated the concept was on the back of the building and would feature geometrical shapes. Ms. Mordini stated Ms. Powell is an artist and will be implementing her own artwork. Ms. Boyer stated these are all very close together, which is a concern for her and asked if there is a plan to expand with more? Ms. Mordini stated they absolutely plan to expand with more. Ms. Mordini stated there are many murals close together in Nashville, TN.. Ms. Boyer acknowledged there were a large number in other larger communities and stated her concern being we are a much smaller community. Ms. Mordini stated there will be a widget on the website giving people from out of town the ability to locate the artwork, bringing people into the community as this project is about economic development. Ms. Mordini believes one will not draw consumers to the area, but multiple murals will achieve that. Ms. Boyer asked if there were plans in place for the west end. Ms. Mordini stated yes, down the road they would like to add more murals. Although there are no concrete plans, the goal is to grow and expand this project. Ms. Boyer asked if sponsors would be recognized on the murals? Ms. Mordini stated yes, on the webpage and possibly a hashtag at the bottom of the mural. Ms. Haniszewski stated the work in progress photos will be exciting as you will see scaffolding and sketches which gives notoriety to the artist and gets the community involved during the work in progress. Ms. Boyer asked what happens in twenty years when these murals need work? Ms. Haniszewski stated as someone who has removed paint and tuck pointed her home, in twenty-five years any building will need maintenance with or without a mural on it. Ms. Mordini stated this is a trendy concept right now and she believes this is going to get people downtown to patronize the businesses. Ms. Mordini stated other communities have used this to revitalize their communities and believes we need more foot traffic in downtown. Sarah Capps spoke in favor of the project stating this is a creative project and unique. She added as a resident this would add positivity and draw visitors. Kinsey Mordini spoke in favor and stated the reason why all were so close is the owners of those buildings are their friends and they happen to be close. Tally Hanson spoke in favor and stated she moved to downtown Belleville three years ago and is excited for the potential these have and the positive impact in the community. Alderman Ovian asked regarding the maintenance and who will be responsible if the mural falls victim to graffiti? Alderman Ferguson stated he is liking the vision, creativity, and excited by the project. At the May meeting he did not have the same feeling and after tonight’s presentation his mind has been changed. Meeting minutes ~ Zoning of Appeals June 27, 2019  Page |5 Ms. Mordini stated there should not be concerns of maintenance and added other murals which are downtown have not been defaced. Mr. Spellbring added her building has never had any graffiti. Ms. Haniszewski stated when artists do murals, paint numbers go into a data base at Sherwin Williams and all extra paint is given to owners. In the event of damage, the owner will be able to go to Sherwin Williams or use their extra paint and repair the mural based on the paint numbers. With no further discussion, Chairman Nollman asked for a motion. 26-MAY19: A motion was made to APPROVE by Don Rockwell. It was seconded by Andy Gaa. Andy Gaa, Don Rockwell, Steve Zimmerman, Mitoshia Scott, Rebecca Boyer and Danny Nollman voted aye. Time Price Voted nay. The motion carried 6-1. 27-MAY19: A motion was made to APPROVE by Don Rockwell. It was seconded by Mitoshia Scott. All members present voted in the affirmative. The motion carried 7-0. 28-MAY19: A motion was made to APPROVE with the stipulation that improvement to the brick wall be limited to the space where mural is to be located by Don Rockwell. It was seconded by Steve Zimmerman. Andy Gaa, Don Rockwell, Steve Zimmerman, Mitoshia Scott, Rebecca Boyer and Danny Nollman voted aye. Time Price Voted nay. The motion carried 6-1. 29-MAY19: A motion was made to APPROVE by Don Rockwell. It was seconded by Andy Gaa. Andy Gaa, Don Rockwell, Steve Zimmerman, Mitoshia Scott and Danny Nollman voted aye. Time Price and Rebecca Boyer Voted nay. The motion carried 5-2.  33 – JUN19 – Deon Graham – A request for a Special Use Permit to establish a convenience store at 530 North Douglas Avenue (Parcel number 08-22.0-128-001) located in a “C-2” Heavy Commercial District. (Applicable sections of the Zoning Code: 162.248, 162.515) Ward 1 Applicant Deon Graham explained his request to operate a Fish and Chicken with a market in the location previously occupied by Sammy’s Market. Don Rockwell asked if this would be a market with a walk-up counter and a seating area. Mr. Graham stated there would be no seating area and food would be limited to carry-out and delivery. Mr. Rockwell asked if the food would be prepared in fryers at the location. Mr. Graham stated not initially; although, he is getting ready to add fryers, a hood, and grill. Chairman Nollman asked if groceries would be sold. Mr. Graham stated yes. 27-MAY19: A motion was made to APPROVE by Don Rockwell. It was seconded by Mitoshia Scott. All members present voted in the affirmative. The motion carried 7-0. Don Rockwell made a motion to ADJOURN, which was seconded by Rebecca Boyer. All members present voted in the affirmative. Chairman Nollman adjourned the meeting at 8:28 p.m. Respectfully submitted, Amy Toenjes, Economic Development, Planning, & Zoning Department Approved:____________________________________ Date:____________ Chairman Nollman Meeting minutes ~ Zoning of Appeals June 27, 2019