Planning and Zoning Board

APPROVED MINUTES OF THE JOINT MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS AND THE BUILDING AND ZONING COMMITTEE VILLAGE OF NILES COOK COUNTY, ILLINOIS March 10, 2014 The Joint Meeting of the Niles Plan Commission/Zoning Board of Appeals and the Building and Zoning Committee was called to order at 6:08 P.M. Chairman Kanelos asked everyone to stand for the Pledge of Allegiance. Present along with Chairman Thomas Kanelos were Plan Commissioners Tom Surace, Angelo Troiani, Barbara Nakanishi, Robert Schulter and Morgan Dubiel. Present from the Building and Zoning Committee were Mayor Andrew Przybylo; Steve Vinezeano, Village Manager; Hadley Skeffington-Vos, Assistant Village Manager; Charles Ostman, Director of Community Development; Rich Wlodarski, Assistant Director of Community Development; Bruce Sylvester, Senior Planner; and Village Attorney Joseph Annunzio. Chairman Kanelos welcomed everyone and asked Senior Planner Bruce Sylvester for a brief overview of the purpose for tonight’s meeting. Mr. Sylvester explained that the Village was in the process of rewriting the zoning and subdivision ordinances, that the Village has hired the consulting firm of Camiros to assist with this work, that Camiros is a highly-regarding planning firm with extensive experience in this type of work, and that Camiros has prepared a technical report outlining deficiencies in the Village’s current zoning and subdivision ordinances and outlining—in very broad terms—recommendations for new ordinances. The purpose of tonight’s meeting is review that document and discuss the consultants recommendations for new ordinances. Mr. Sylvester then introduced the two consultants from Camiros who are working on this project—Ms. Arista Strungys and Mr. Christopher Jennette. Ms. Strungys then spent about one-half of an hour making a power point presentation to those present. (Note: This power point presentation is available on-line at the Village’s web-site…). Following the presentation, Chairman Kanelos opened-up the floor for questions from those present. Bruce Sylvester asked if rules for the annexation of lands should be included in the new zoning and subdivision regulations. Ms. Strungys stated Page 1 of 4  APPROVED MINUTES OF THE JOINT MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS AND THE BUILDING AND ZONING COMMITTEE VILLAGE OF NILES COOK COUNTY, ILLINOIS March 10, 2014 annexation rules would not be part of the zoning regulations, other than a statement that lands that are annexed into the Village may be designated with a specific zoning classification. Barbara Nakanishi asked about Floor Area Ratio (FAR) regulations and the group discussed at length the issue of set-backs, building heights, and the balance between promoting new housing and larger buildings versus protecting adjacent homeowners from new buildings that are too large. Ginger Troini expressed concerns about accommodating bicycle parking on private proprety and bicycle lanes in public streets. Barb Nakanishi asked about ‘Building Coverage Control’ and Ms. Strungys stated that it would be a regulation similar to the current ‘maximum allowed impervious surface coverage’. Morgan Dubiel asked if any type of credits could be allowed for on-site stormwater management facilities, such as pervious pavement. Tom Kanelos asked if we shouldn’t list all of the various specific land-uses and business types, as we currently do. Bruce Sylvester responded that the proposal to ‘group’ similar businesses into a category such as ‘retail sales’ makes it easier to administer the ordinances. Morgan Dubiel asked what are the common complaints or criticisms from dvelopers. Chuck Ostman responded that he will need to research that and will get back to the Commission with more information. Tom Kanelos asked about administrative variations and what type of public notice would be required. Ms. Strungys explained that less notice would be provided than for ‘standard’ variations. However, if anyone receiving a notice expressed concerns, then a second, broader notice would be provided to a larger area. The group discussed the difference between bulk versus use regulations, and that administrative variations would only be allowed for bulk regulations—not use regulations. Barb Nakanishi asked about ‘set-asides’ for senior or affordable housing under the Planned Unit Development rules on page 18. Ms. Strungys responded that the list of ‘set-asides’ on page 18 is only a suggested list and the Village may wish to expand or narrow the list. Page 2 of 4  APPROVED MINUTES OF THE JOINT MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS AND THE BUILDING AND ZONING COMMITTEE VILLAGE OF NILES COOK COUNTY, ILLINOIS March 10, 2014 Steve Vinezeano asked if any IEPA and sustainability concepts will be incorporated into the new regulations. Ms. Strungys commented that many sustainability concepts will be included, such as: regulations for stormwater management, regulations for solar panels, regulations for wind turbines, and changes to make parcels which are currently ‘non-conformiong’ into lots that are ‘conforming’ so that owners will have the ability to reinvest into existing buildings. Mike Shields asked several questions, including: is there an existing conditions report; should the Village have undertaken this process to update our zoning and subdivision ordinance already; how can we write rules to avoid ‘schlock’ in the community; and what are the issues related to conforming versus non-conforming parcels in the Village. Ms. Strungys responded that the Village’s ordinances are very outdated and it is certainly time to update them. She stated that ‘schlock’ can be avoided by including bulk regulations such as height and set-back, and also some degree of design requirements. Mr. Jennette explained that non-conforming parcels can be made to be conforming if a new zoning district is created for parcels that are currently non-conforming. Louella Preston asked several questions, including: would the proposed new rules regarding allowable first-floor height-above-grade make the homes in her neighborhood non-conforming; are the ideas for a commercial district with a maximum allowed amount of non-retail land-uses new or are they borrowed from another community; would regulations regarding the illumination of outdoor playing fields apply to the Park District and local schools; when and how would a ‘fee-in-lieu’ of providing off-street parking be administered and implemented; would the ‘concept plan’ review included in the proposed Planned Unit Development procedures be open to the public; what was the purpose of the ‘completeness review’; and what is the consultants opinion regarding the amortization of non-conforming uses or structures. Ms. Strungys responded that the new rules regarding allowable first-floor height-above-grade would only apply to buildings built after the adoption of the proposed new rules, and so existing buildings would not be made non- conforming; the ideas for commercial districts with maximum allowed non- retail land-uses is based on ideas used in other communities—such as Hinsdale—but the particular ideas recommended tonight for Niles are Page 3 of 4  APPROVED MINUTES OF THE JOINT MEETING OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS AND THE BUILDING AND ZONING COMMITTEE VILLAGE OF NILES COOK COUNTY, ILLINOIS March 10, 2014 different/new from rules in any other communities; the rules for the illumination of outdoor playing fields would apply to other jurisdictions; a ‘fee-in-lieu’ of providing off-street parking stalls would need to be worked-out at a later date—tonight’s presentation is more conceptual; the ‘concept plan’ review included in the procedures for planned unit developments would be open to the public because they would be reviewed and discussed at a public meeting of the Plan Commission; the purposed of a ‘completeness review’ is to clarify for applicants what materials must be submitted before an application can be placed on the agenda of the Plan Commission for consideration; and the amortization of non-conforming uses and/or buildings is not something that Camiros recommends including in zoning ordinances, and in fact the few times that such amortization requirments have been included they have usually been revised or elimininated through a zoning text amendment as the deadline approaches for property owner to eliminate non-conformities. Chairman Kanelos then entertained a motion to adjourn. Commissioner Surace moved to adjourn. Seconded by Commissioner Troiani, on roll call the vote was: AYES: 6 Surace, Troiani, Nakanishi, Schulter, Dubiel, Kanelos NAYS: 0 ABSENT: 1 Diamond There being six (6) affirmative votes the motion carried. The meeting adjourned at 7:45 p.m. Bruce Sylvester, acting Recording Secretary Page 4 of 4