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Planning and Zoning Commission Minutes 2023 11-08-23APPROVED 1/10/24 Page 1 of 4 PLANNING & ZONING COMMISSION City Hall Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, November 8, 2023 7:00pm Meeting Called to Order Vice-Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a quorum was established. Roll Call Greg Millen-yes, Richard Vinyard-yes, Danny Williams-yes, Rusty Hyett-yes, Reagan Goins-yes City Staff Krysti Barksdale-Noble, Community Development Director Lynn Dubajic Kellogg, Economic Development Director Other Guests Christine Vitosh, Court Reporting Services Jacob Victor, Northpointe Development Lane Manning, DreamLane Real Estate David Schultz, HR Green Ron Luken, Chestnut Circle Mr. Shawn Klingberg, Chestnut Circle Tom Gilmour, Chestnut Circle Judy Gilmour, Chestnut Circle Alexandria Sandoval, YHS Intern Joanne Kennedy? Previous Meeting Minutes October 11, 2023 The minutes were approved on a motion by Mr. Williams and second by Ms. Goins. Roll call vote: Vinyard-yes, Williams-yes, Hyett-yes, Goins-yes, Millen-yes. Carried 5-0. Citizen’s Comments None Public Hearings Mr. Vinyard explained the procedure for taking testimony and swore in those who would speak either for or against the Petition. A motion was made by Mr. Williams and seconded by Ms. Goins to open the Public Hearing at approximately 7:03pm. Roll call: Vinyard-yes, Williams-yes, Hyett-yes, Goins-yes, Millen-yes. Carried 5-0. Page 2 of 4 Mr. Vinyard read the petition for the Public Hearing as follows: 1. PZC 2022-23 Jacob Victor, on behalf of Northpointe Development Corporation, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification of an approximately 3.43-acre parcel located at the southeast corner of Veteran's Parkway (U.S. Route 34) and Sycamore Road in Yorkville, Illinois. The petitioner is seeking to rezone the property from the B-3 General Business District to the R-4 General Multi-Family Residence District. Additionally, the petitioner is requesting variance approval to increase the maximum allowable density in the R-4 General Multi-Family Residence District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. The purpose of the rezoning and variance requests is to establish and operate a three (3) story, forty-eight (48) dwelling-unit senior Apartment complex (Fox Hill Senior Living). (See Court Reporter's transcript) (Petitioner requested their responses to the rezoning and variance request to be included in official record) There was no further testimony and at approximately 7:35pm, Mr. Williams moved and Ms. Goins seconded to close the Public Hearing. Roll call: Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes. Williams-yes. Carried 5-0. Unfinished Business None New Business 1. PZC 2022-23 Jacob Victor/Northpointe (see full description above) Ms. Noble provided additional information about this petition. She described the property as being 3.4 acres and the development will be a 3-story with 48 units. The maximum density for R-4 is 8 units per acre and the petitioner is asking for 14. She said all the other senior developments in the city exceed the 8 units per acre. In addition, she said the maximum height for R-4 is 80 feet and this development would be 40-45 feet. She described the surrounding land uses and provided the details for lot coverage, parking, circulation, guest parking and trip generation studies. The primary access for the development is off Sycamore Road. Staff was OK with the change of land use from neighborhood retail and this change will be incorporated in the future Comprehensive Plan revisions. Commissioner Hyett asked about the outside storage and Mr. Victor replied that it is lockers on the first floor. Mr. Vinyard asked if a light study is required and the petitioner will provide. A study regarding aging in place was done recently and it addressed housing issues of the aging. Participants commented they wanted more senior housing. Action Item: Rezoning Request A motion was made by Mr. Williams and seconded by Ms. Goins to approve petition PZC 2022-23 Northpointe Development rezoning request. The motion was read by Mr. Page 3 of 4 Williams as follows: In consideration of testimony presented during a Public Hearing on November 8, 2023 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council of a request for a map amendment to rezone the parcel located at the southeast corner of US 34 and Sycamore Road (PIN #02-30-203-006) from B-3 General Business District to R-4 General Multi-Family Residence District. Roll call: Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 5-0. Action Item: Variance Request A motion was made by Mr. Williams, seconded by Ms. Goins to approve PZC 2022-23 Variance Request. Mr. Williams read the motion as follows: In consideration of testimony presented during a Public Hearing on November 8, 2023 and approval of the findings of fact, the Planning and Zoning Commission recommends approval to permit an increase in maximum dwelling unit density within the R-4 District from eight (8) units per acre to fourteen (14) units per acre for the property located at the southeast corner of US 34 and Sycamore Road (PIN #02-30-203-006). Roll call: Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 5-0. 2. PZC 2023-15 Luz M. Padilla, on behalf of Abby Properties, LLC, petitioner, is seeking Final Plat approval for an approximately 9.4-acre site consisting of 44 single-family attached dwelling units and an open space lot within Phase 4 of the Kendall Marketplace Townhome Development. The property is generally located south of Blackberry Shore Lane and north of Gillespie Lane in Yorkville, Illinois (Townes of Kendall Marketplace). Ms. Noble said the petitioner is seeking Final Plat for the last phase of this townhome development—Phase 4. It is comprised of 44 units and 1 unit for open space. The previous phases, 1 through 3, hold 120 townhome units in various stages of construction. In Phase 4, patios will be allowed, however, fences will not and language will be added to individual plats to reflect this. Gillespie Road will be opened after Phase 4 is finished. Action Item: Final Plat A motion was made and seconded by Mr. Williams and Ms. Goins, respectively, to approve PZC 2023-15 Abby Properties Kendall Marketplace Lot 52 Phase 4. The motion was read as follows by Mr. Williams: In consideration of the proposed Final Plat of Subdivision for the Kendall Marketplace Development Lot 52, Phase 4, the Planning and Zoning Commission recommends approval of the plat to the City Council as presented by the Petitioner in a plan prepared by HR Green, dated last revised October 5, 2023. Roll call: Goins-yes, Millen-yes,Vinyard-yes, Williams-yes, Hyett-yes. Carried 5-0. Additional Business 1. 2024 Planning and Zoning Commission Meeting Schedule All Commissioners were OK with the meeting schedule as presented. Page 4 of 4 2. City Council Action Updates Ms. Noble said PZC 2023-08 Ali Bukhres, special use for QuikTrip was approved. PZC 2023-12 Alexander Berman, Kendall Holdings, final plat of resubdivision was approved. Adjournment There was no further business and the meeting was adjourned at 7:52pm on a motion by Mr. Williams and second by Mr. Hyett. with a unanimous voice vote. Respectfully submitted by Marlys Young, Minute Taker 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, November 8 , 2023 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 2 PRESENT: Mr. Richard Vinyard, Acting Chairman, Mr. Danny Williams, Mr. Greg Millen, Mr. Rusty Hyett, Ms. Reagan Goins. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Marlys Young, Minute Taker. - - - - - I N D E X WITNESS: PAGE JACOB VICTOR 6 LANE MANNING 9 TOM GILMOUR 20 SHAWN KLINGBERG 26 JUDY GILMOUR 31 - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 3 (WHEREUPON, the following proceedings were had in public hearing:) CHAIRMAN VINYARD: There is one public hearing scheduled for tonight's Planning and Zoning Commission meeting. The purpose of this hearing is to invite testimony from the members of the public regarding the proposed request that is being considered before this commission tonight. Public testimony from persons present who wish to speak may be for or against the request or to ask questions of the petitioner regarding the request being heard. Those persons wishing to testify are asked to speak clearly, one at a time, state your name and who you represent, if anyone. You are also asked to sign in at the podium over here. If you plan to speak during tonight's public hearing as a petitioner or as a member of the public, please stand, raise your right hand and repeat after me. (Witnesses sworn.) CHAIRMAN VINYARD: Thank you. You guys 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 4 can be seated. Okay. So the order for receiving testimony during the public hearing tonight is going to be as follows: The petitioner is going to do their presentation, those two; the next are those who wish to speak in favor of the request; followed by those who wish to speak in opposition of the request. So may I have a motion to open the public hearing on Petition number PZC 2022-23, Northpointe Development Corporation, for rezoning and variance? MR. WILLIAMS: So moved. CHAIRMAN VINYARD: All right. MR. MILLEN: Second. CHAIRMAN VINYARD: Beautiful. Roll call on the motion, please. MS. YOUNG: Yes. Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Williams. MR. WILLIAMS: Yes. MS. YOUNG: Hyett. MR. HYETT: Yes. MS. YOUNG: Goins. MS. GOINS: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 5 MS. YOUNG: And Millen. MR. MILLEN: Yes. CHAIRMAN VINYARD: So the public hearing for tonight's discussion is as follows: PZC 2022-23, Jacob Victor, on behalf of Northpointe Development Corporation, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification of an approximately 3 .43-acre parcel located at the southeast corner of Veteran's Parkway, U .S . Route 34, and Sycamore Road in Yorkville, Illinois. The petitioner is seeking to rezone the property from the B -3 , General Business District, to the R -4 , General Multi-Family Residence District. Additionally, the petitioner is requesting a variance approval to increase the maximum allowable density in the R -4 General Multi-Family Residence District from eight dwelling units per acre to 14 dwelling units per acre. The purpose of the rezoning and variance requests are to establish and operate a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 6 three-story, 48-dwelling unit senior apartment complex, Fox Hill Senior Living. MR. VICTOR: Correct. CHAIRMAN VINYARD: Is the petitioner for PZC 2022-23, Northpointe Development Corporation, ready to present? MR. VICTOR: I am, and I have here one of our development partners, Lane Manning, with DreamLane Real Estate. CHAIRMAN VINYARD: Okay, very good. Please begin. MR. VICTOR: Would you like us to stand at the podium or -- CHAIRMAN VINYARD: Sure. MS. NOBLE: Yes. You are going to have to look at the presentation back here because we don't have it on there. We can't double it up yet. JACOB VICTOR, having been first duly sworn, testified from the podium as follows: MR. VICTOR: Good evening, everybody. Thank you to the neighbors for coming out and thank you all, to all the Plan Commissioners, for 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 7 having us this evening. Jake Victor, Vice President of Development for Northpointe Development, and I have here with me -- MR. MANNING: Lane Manning, principal, DreamLane Real Estate. MR. VICTOR: We are here before you to discuss the property that was mentioned, where we are proposing the development of Fox Hill Senior Living, a 48-unit affordable housing, senior affordable housing development here in Yorkville. Northpointe Development has been in business for close to 20 years now. We have about 3 ,000 units in our portfolio that we have developed and a very strong reputation with the communities which we have worked with. Something that I kind of want to highlight, take a step back on, before we get into the full depth of the presentation, is our approach as a community or as a developer is really to identify a site, meet with the community, meet with, you know, staff that work for the community, and kind of talk about our 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 8 site in mind at a high level before we go too far down the process, kind of talk about the general concept about -- of what we are proposing, so that's exactly what we did here. We had a neighborhood meeting as well as, you know, Plan Council, Economic Development Committee, trying to gather as much feedback as we possibly could for our proposal and incorporating that into the development. MS. NOBLE: You can just tell me when. MR. VICTOR: Sure. Yeah, absolutely. These are just some example projects that we have done. I always encourage plan commissioners and city council members to reach out to the communities in which we have worked with in the past to kind of get a second opinion of us as a developer, especially when we are new to a community. The feedback that I have received is everyone is generally happy with us and very satisfied with the product that we built, and I think you'll see some of that in our presentation here. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 9 LANE MANNING, having been first duly sworn, testified from the podium as follows: MR. MANNING: My name is Lane Manning. DreamLane Real Estate is my firm. I 've been partnering with Northpointe since 2019, so we are now on our 11th project, nine in Illinois -- or Wisconsin, two in Illinois. I am also a state certified developer in the state of Illinois. I am really excited to work on this project because I have a huge passion for senior housing. It's a big thing for me, long story we can share some other time, but I have a passion for that and I am really excited about this site. The site we are talking about in question here on Veteran's Parkway and Sycamore is really exciting. I love the way that the topography works out. Right now it's a corn field, so that image isn't up-to-date, but love where it sits, in conjunction with the government building, medical laboratory, the strip mall next door and the housing right back to that. I think it's a perfect location for senior housing as we move forward, and as 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 10 development across the street takes place. I know we looked at that a lot when we were imagining this site. There is a lot of development going on and we are excited about what could happen there, what this petition might bring, track that development across the street. MR. VICTOR: So to take a step back really quick, if we could go back to the last slide here, like Lane kind of pointed out, you know, our company, we've done a lot of senior affordable housing in our past, and I think what we've done really well is positioning that in the right spots in communities. There is something really unique about this site, more so than a lot of other, you know, senior affordable housing developments that we've done. It is currently zoned commercial, but you have a little strip mall next door and it has a number of vacant commercial spots in it, but more than that, you have the park adjacent to the property where we are proposing to do, you know, a connection with a sidewalk on our property, you have medical facilities next door, so walking distance for the seniors here in the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 11 community to get to, you know, a hospital, to get to medical doctor's appointments, et cetera, so we were really excited about just the opportunity to find a site in the community that, one, was able to compete for tax credits from the state, which is incredibly competitive, and, two, that positioned seniors to live and also access amenities right next to their home. And that's just a general, a larger picture look at this site as well. So what are we talking here? We're talking about 48 units. This is the general site plan that you can see. 25 percent of the units will be two-bedroom units and the rest will be one bedrooms, all for seniors 55 years and older. We were able, and based off of the feedback that we have received so far from the community, to have two access points on the site as well as, you know, a decent amount of landscaping and gazebo space and community gardens, et cetera, for our residents, really trying to design this in a way based off of our previous senior development that will be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 12 attractive for the senior population and also accessible for them. So this is just a look at the site plan, which I 'm sure you all have seen at this point. This is a rendering of what we are proposing there. Really beautiful architecture. You'll see some renderings of the interior of the units in a few minutes here, but like I said, gazebo spaces, sidewalks connecting to the neighboring park, you know, drop-off area for seniors, et cetera. So do you want to talk a little bit about the community space that we typically offer? MR. MANNING: Sure. Sure. So this is a slide, a couple slides, of some of our finishes. Generally a lot of laminates, pool t ables, activities, TV screens, with a full kitchen, so you can have a gathering space. That bottom one is one of our newer developments in Wisconsin, came out really, really well. TVs . We were there the other day and a lot of activity comes there, people playing 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 13 cards, pool table. We've got some pretty serious games they have in that community room, I 'm here to tell you. The one on the right is kind of -- some of the paint colors that we typically use, typically neutral paint colors. I wouldn't say trendy so much, but things that would kind of fit into the trends, but have longevity, lasting impressions. The floor, slide on the right, is our -- the laminate that we've been using. MR. VICTOR: Quartz. MR. MANNING: Quartz, and quartz countertop we've been using in a lot of our properties. You can see the appliances and some of the light fixtures that we've been able to install in some of our senior properties. Paint the cabinets. We try to put color on cabinets, a trendy color on cabinets, try to give it a little bit of personality, have a little bit of longevity along the way. MR. VICTOR: So these are some actual renderings of a previous project that we completed. Something that I like to emphasize, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 14 especially when we are doing senior housing, is not only do we typically include, you know, large units, nice finishes in the actual units, but when it comes to the common space, you know, my whole concept is health and wellness of our residents, pulling them outside of their unit, providing them space to collaborate with one another, looking at the potential of partnering with local non-profits to provide, you know, community rooms and such, community rooms, fitness rooms, large gathering spaces, not just outside where -- that you all saw on the site plan, but also inside the building. Really just emphasizing being together and outside of folks' units. MR. MANNING: Another -- I 'll add to that. We have a development in one of our towns, it has a -- the town itself has an electric cycle initiative, so they have I think it's 15 stations around the community where they have electric rental cycles. One of the things we were able to do in that community was we got with that -- partnered with that, it's called E -Cycle. We put 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 15 four stations on the senior development, and we just got numbers today. I was actually impressed with how much the usage was. It was right there in the middle with the other 14 stations in the community, so they are on the bike paths, they're -- and that's an amenity, it's free, so we negotiated with the tenants of that development to use that bike for free. It's hour time tracks, but we have -- their use was right in the middle of the other 14 sites, which is very, very promising. So we think creative, we try to keep our seniors active. MR. VICTOR: So like I mentioned earlier, 48 units, 36 one-bedrooms, 12 two-bedroom units, you know, large units, at least 725 square feet for a one bedroom, thousand square feet for a two bedroom. We are adequately parking the site. I think it's , you know, probably over parked, but we wanted to do that just because of all the activity in the community. We don't want folks parking on streets, we don't want folks, you know, causing congestion, so we are over parking 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 16 the site just to ensure that the site has adequate parking and is not -- you know, traffic is not interfering with neighbors as much. The building will be certified under Enterprise Green Communities. That just means, you know, a much higher threshold for sustainability, green areas like I showed you on the site plan, walking paths, balconies for all the units. We are going to prioritize those who already live or work in the city of Yorkville, you know, specifically seniors. I think that's something that I like to do in a lot of communities just to make sure that when we are building a project like this, it's really for the community itself, it's not for -- you know, it's obviously open to folks in other communities as well, but prioritizing your seniors first. We use local laborers, contractors. Exterior storage, so, you know, seniors moving out of their single family homes into our building have adequate space to store all their stuff and don't have to keep that all in their unit actually. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 17 Non-smoking, in-unit washers, dryers, stainless steel appliances. You kind of saw the finished package that we typically incorporate into our projects. And then, most importantly, we have on-site professional third-party management that's on-site, has an office there, is dealing with, you know, tenants on a regular basis, helping tenants connect with, you know, services in the area, your senior center, you know, coordinating with them. We really push our on-site property management to go a little bit above and beyond just, you know, managing daily operations of the property, but also, you know, collaborating with tenants to provide those services and connections in the community. I think that's a really important piece of what we do really well, is just on-site property management and pushing them to kind of excel a little further than typical. So these are incoming rent limits. These are the maximum incomes that folks can be -- seniors can be earning in units. We have 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 18 about 12 30-percent AMI units; 13 50-percent; six 60-percent; and 17 80-percent units, so really providing a wide diversity of housing types and housing for seniors across the income spectrum here. Those maximum rents that you see there, those are maximums. Obviously we're going to, you know, price the apartment units to be in line with what the market actually is here, but those are the statutory maximums that we are allowed to charge. That's a look inside of one of our units. This is a rendering from the same project I showed you earlier. Once again, you know, nice large units, quartz countertops, nice finishes, stainless steel appliances, really providing somewhere where your seniors can feel proud to call home. And this is just our general time frame that we have followed so far. Plan Commission, Economic Development Committee, we did a neighborhood meeting earlier this year, now Plan Commission and City Council, and if approved at both this meeting and the City Council 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 19 meeting, we will be starting construction in April of 2024. This is the last slide. Something that I do want to note is we -- MS. NOBLE: Two more. MR. VICTOR: Yeah. MS. NOBLE: Okay. MR. VICTOR: T hose were in case any questions were asked. We did receive an award of housing tax credits from the Illinois Housing Development Authority. Just so you are all aware, incredibly competitive process. Typically I believe in those last rounds over subscribed in those communities about three to one, so really a significant resource that you now have in your community that the state wants to deploy here to build more senior affordable housing. In meeting with Krysti and other staff I 've heard loud and clear that, you know, the community has organized and, you know, come together to try to, you know, promote the development of senior housing. You all have a couple senior projects in the community already, pretty much 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 20 all of them are 100 percent occupied with waiting lists. There is, you know, a pretty significant demand here, which you all know better than me, so that's kind of what we got. Open for questions. CHAIRMAN VINYARD: Is there -- You guys can be seated for now. MR. VICTOR: Sure. Thank you. MR. MANNING: Thank you. CHAIRMAN VINYARD: You are welcome. Is there anyone present who wishes to speak in favor of the request? (No response.) CHAIRMAN VINYARD: All right. Is there anyone present who wishes to speak in opposition of the request? MR. KLINGBERG: I don't have an oppositional favor, I just have a couple questions, so -- CHAIRMAN VINYARD: Okay. Mr. Gilmour, would you like to speak? TOM GILMOUR, having been first duly sworn, testified from the podium as follows: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 21 MR. GILMOUR: My name is Tom Gilmour and I do have a few questions. In the material that I have here it said age restrictive, 65 years old, not 55. Which one is it going to be? That would be one question. And is there any limitation on how many people are living in the units? I assume if they are 65 years old they're not raising a family. How many people are actually going to be residing in these units, including the two bedroom? Another question -- I am assuming you've covered this -- is the fire department, it's been okayed with three story so they can access it, a sprinkler system? That's part of our code I believe. And are there going to be any meals provided or anything other than just a community room for the residents? I 'll give him a second to answer the question. MS. NOBLE: Jake, do you -- MR. VICTOR: Sure. I was just taking notes. I wasn't sure if you wanted me to answer 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 22 directly. MS. NOBLE: Sure. You can answer the direct question. MR. VICTOR: Sure. So the first question was 55 plus or 6 5 plus. You do have the existing affordable senior development in the community, Anthony Place, and that is 55 plus, so we will be meeting -- matching that and doing 55 plus. MR. GILMOUR: You were asking for a pretty generous concession on the zoning density. I don't think it's asking too much to spell that out a little more. MR. VICTOR: Sure. My apologies. MR. GILMOUR: 6 5 , make the deal. MR. VICTOR: Sure. The second question was how many people per unit. Our management company puts a very strict limit on two people per bedroom, but with a senior development, we don't come anywhere near that. I don't have the statistics, I probably should have included those in the presentation, but it is significantly less in our senior portfolio, so that's the absolutely 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 23 maximum, but -- MR. GILMOUR: Senior residents and assuming it's a couple, for example, just a couple, it's not the whole family -- MR. VICTOR: Correct. Correct. MR. GILMOUR: -- and everybody else. MR. VICTOR: Correct. MR. GILMOUR: And some hard explanation and understanding exactly what this is going to be about. MR. VICTOR: Absolutely. Our management company puts house rules in place that limits it at two individuals per bedroom. MR. GILMOUR: That can say a lot, doesn't it, that you could scratch your head. You've got a two-bedroom unit, you've got two bedrooms, that's four people. MR. VICTOR: Sure. MR. GILMOUR: If they are retiring at 65 years old, it sounds like there is another family there, so let's clear that up. MR. VICTOR: Absolutely. I can provide you with the statistics and the Plan Commission with those based off of our portfolio, but like I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 24 said, I don't have those handy , but I can tell you with certainty that it's less than two people per bedroom. MR. GILMOUR: My recommendation would be is that's a condition of approval of this thing. They are getting a big concession on the density in the first place. That's the rules. They can follow them. That would be my advice. MR. VICTOR: And I believe the last question was meals provided. MR. MANNING: Fire department. MR. VICTOR: Yes, the fire department will have to approve as part of the permitting process, and three stories is allowed under the zoning district I believe. MS. NOBLE: The Fire District was part of the Plan Council, which is a staff-level technical review, and they had expressed no concerns over the height. The maximum height in the district is 80 feet, or three stories. MR. GILMOUR: Well, just the occupancy, a real clear understanding of exactly what this is supposed to be. A retirement thing, that's what you are selling it as, not like oh, I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 25 brought my nieces and nephews with me or whoever else. We would like to know exactly a little more about the population of it. Are you going to provide any services like food or anything other than the general recreation area for the people? MR. VICTOR: That was your last question I believe, and we do -- we have provided and partnered with programs like Meals on Wheels before. It's not something that we are currently planning on doing, but, you know, connections to organizations like that are -- more than happy to incorporate that into the project. CHAIRMAN VINYARD: Anything else, sir? MR. GILMOUR: I think that's about it. CHAIRMAN VINYARD: Thank you. MR. VICTOR: Thank you. CHAIRMAN VINYARD: You would like to come to the podium and speak? Thank you. MR. KLINGBERG: Sure. CHAIRMAN VINYARD: Can you state your name for us as well? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 26 MR. KLINGBERG: Shawn Klingberg. SHAWN KLINGBERG, having been first duly sworn, testified from the podium as follows: MR. KLINGBERG: I 'm going to be looking at this monstrosity going up in my back yard, so that's my view. So you're starting it in April of '24. When are we planning on finishing this? MR. VICTOR: Take about 12 months, so April of '25. MR. KLINGBERG: April of '25? MR. VICTOR: Correct. MR. KLINGBERG: Okay. And then what are we going to do so I don't have to watch all this stuff going up in my back yard? Because I sit in my back yard every night, have a cigar and a few beers. I work construction for a living, I don't want to look at work when I come home, so, I mean, are we going to have some sort of fencing up with some sort of blockade so I don't -- you know what I mean? MR. VICTOR: Sure. MR. KLINGBERG: Just to keep all the -- MR. VICTOR: We will be required to do 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 27 general construction fencing by the city. MR. KLINGBERG: And then what hours are you guys planning to work on this? Because, you know, Saturday morning -- MR. VICTOR: Yep. MR. KLINGBERG: -- I don't want to hear nothing at 7 :00 o 'clock in the morning. MR. VICTOR: It's pretty hard to get my subs to work on Saturdays. MR. KLINGBERG: Well, pretty much time and a half. I mean, I work every Saturday, Sunday is double time, so -- MS. NOBLE: We do not allow construction over the weekend. MR. KLINGBERG: Okay. So it's Monday through Friday construction schedule. MS. NOBLE: Monday through Friday. MR. KLINGBERG: That's what I want to know. And then why are we going three stories? Because the other retirement center is two stories, so why -- you know, since they are keeping the age limit the same, why aren't we keeping the height restriction the same? MR. VICTOR: Yeah, the biggest driver to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 28 that is that project was done three or four years -- I believe four years ago. MS. NOBLE: It was actually done in 2015, 2016. CHAIRMAN VINYARD: 2015. MR. VICTOR: Construction costs have just skyrocketed since then. We are trying to provide the same -- nicer level of finishes for our tenants, but three stories is really the only way to make the affordable housing project work. MR. KLINGBERG: Well, I 'd like to keep everything -- because everything else around there is either a ranch or two story. I think we should keep everything at the same level. There is no reason to put a taller building into a community that's all two level building site zoned, so that's why -- I mean, to be honest with you, at the end of the day, your construction costs, it's not my pig, it's not my farm. My view of my community and the view of my neighbors ' community, everybody is at two stories. Figure out the costs and a way to do it. MR. VICTOR: Sure. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 29 MR. MANNING: What was your name? MR. KLINGBERG: Shawn Klingberg. MR. MANNING: How tall is the hospital next door? Is that three stories? Wasn't that there -- MR. KLINGBERG: I was not living there when that hospital was built. MR. MANNING: When you are in your back yard -- MR. KLINGBERG: I cannot see the hospital. MR. MANNING: You can't see that? MR. KLINGBERG: No, because they have the hospital hidden with all the tree lines and everything, so if you look at all the tree lines -- I live at 136 1 Chestnut Circle. You are more than welcome to come over to my back yard, we can sit back there, we can have a cigar and beer and you can see what my concerns are and you can see what my neighbors ' concerns are. MR. MANNING: So what we've done in a couple of developments, this is kind of back to what we were are saying how we work with our communities. We had an individual who had a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 30 garage next to our development who wanted to put solar up and there was a tree there. On our properties we keep the trees when somebody asks us to keep the tree, but he wanted to obviously make the solar work, so we got together a group, community approved it, to move that landscaping points to move that, and we removed the tree so we can make it solar. We would offer you the same thing. If there was an obstruction or get some fencing, we would help you figure out whatever -- MR. KLINGBERG: No, that's fine. I mean, that's the whole reason why we all moved into a completed unit -- a completed community, is because we don't want to hear construction. If we wanted to hear construction, we would go live in a construction zone. I mean, 90 percent of my community is all retirees, I mean -- I think I 'm the 7 0 and older community, so -- MR. MANNING: You need our housing. MR. KLINGBERG: Well, I don't . I mean, I 'm still 49. You are putting me in a senior in six years, I 'm not a big fan of that. MR. MANNING: Your neighbors are. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 31 MR. KLINGBERG: I just want to make sure everybody is not having to deal with the growing pains of a construction site in their back yard. MR. MANNING: Absolutely. MR. KLINGBERG: Because I do work construction and I know. MR. VICTOR: Appreciate it. CHAIRMAN VINYARD: Thank you. Anybody else? Ms. Gilmour? JUDY GILMOUR, having been first duly sworn, testified from the podium as follows: MS. GILMOUR: My name is Judy Gilmour. We were kind of blindsided about this. We didn't get a letter, and I was kind of surprised to find out that you had a community meeting, and I don't know which community you met with, but it wasn't -- I don't believe it was anybody in our Chestnut Circle area that I know of, so who did you meet with? MR. VICTOR: We sent out mailers based off of what the city's -- MS. NOBLE: 500. MR. VICTOR: I think I actually -- I did 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 32 double that. MS. GILMOUR: I know you sent those letters, but you said you had a community meeting? MR. VICTOR: Yes. We sent those letters to folks that live within a thousand feet of the property. MR. KLINGBERG: I got one. MS. GILMOUR: I knew you sent the letter, but you said you had a meeting with the community. MS. NOBLE: January. MR. VICTOR: Yes. It would have been sent at the end of December, beginning of January before the neighborhood meeting. MS. GILMOUR: So you did have a neighborhood meeting? MR. VICTOR: Yes. We had the neighborhood meeting, mailers were sent to folks that live within a thousand feet of the property. MS. GILMOUR: Well, I must be just like -- just beyond that because I am right there on Chestnut Circle, so -- MR. VICTOR: My apologies. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 33 MS. GILMOUR: Now, you mentioned exterior storage. Did you have a slide with that picture? MR. VICTOR: The exterior storage? MS. GILMOUR: Yes. MR. VICTOR: So when I say exterior, it's exterior to the unit itself, so it's contained within -- MS. GILMOUR: Okay. It's not a separate area, okay. MR. VICTOR: Right. MS. GILMOUR: And now, you are the developer? MR. VICTOR: That's correct. MS. GILMOUR: And are you planning to sell this to somebody else? MR. VICTOR: We are not allowed to sell the building. MS. GILMOUR: Okay. So you will be involved with it the whole time then. MR. VICTOR: Correct. Correct. MS. GILMOUR: Okay. Thank you. MR. VICTOR: Thank you for your questions. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 34 CHAIRMAN VINYARD: Would anyone else like to speak in opposition to the request? (No response.) CHAIRMAN VINYARD: All right. Are there any questions from the commissioners for the petitioners ? (No response.) CHAIRMAN VINYARD: I 've got one. There is no like assisted living, this is strictly people who can care for themselves, you don't have any units that -- so just basically a senior living center without any sort of other help, correct? MR. VICTOR: That's correct. CHAIRMAN VINYARD: Okay. MR. WILLIAMS: And I did just think of one, and this might help clarify Mr. Gilmour's question as well. You said it was two -- MR. KLINGBERG: Can you speak up a little? MR. WILLIAMS: Oh, yes, I 'm sorry. And this mic probably is off. MS. NOBLE: That one, Dan, with the green. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 35 MR. WILLIAMS: Green light? MS. NOBLE: Yes. MR. WILLIAMS: Thank you. That's better. What I was going to ask is in regards to the two person per bedroom policy, is there an age limit to that as well? Because I think Mr. Gilmour's concern was that families could be moving in with children or something like that. MR. VICTOR: Yes. MR. WILLIAMS: Is it 55 across the board? MR. VICTOR: Yes, 55 across the board. MR. WILLIAMS: Thank you. CHAIRMAN VINYARD: Thanks. MR. GILMOUR: Where did 6 5 disappear to? Right in the information I have here, it was 65 years old. MS. NOBLE: Where do you have 65? MR. WILLIAMS: I had seen 55. CHAIRMAN VINYARD: Yes. MR. GILMOUR: I got it from your office last week. CHAIRMAN VINYARD: Could you -- what 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 36 page is that, Mr. Gilmour? MS. NOBLE: Yes, can you show me? CHAIRMAN VINYARD: There is so much to it, it just kind of -- it helps us streamline and find it. MR. GILMOUR: That's a pretty big one. CHAIRMAN VINYARD: Agreed. MR. GILMOUR: You've got to read this stuff, Krysti, before you start presenting it. MS. NOBLE: I do read it, Tom. I do. That's their response, not staff's response. It was in response, in one of your variances. MR. VICTOR: Sure. CHAIRMAN VINYARD: It was not the staff's response? MS. NOBLE: It was not staff's response. Staff's understanding has always been it's 55 plus -- CHAIRMAN VINYARD: Okay. MS. NOBLE: -- as we've been told, and that is what the public hearing stated -- CHAIRMAN VINYARD: Okay. MS. NOBLE: -- for 55 plus. Staff -- MR. MANNING: Mistake on our part. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 37 MR. MILLEN: I 'd like to actually -- MR. GILMOUR: So it's 55? MR. VICTOR: 55. MR. MILLEN: I 'd like to actually say something about 55. My sister probably is in a situation who could maybe afford conventional housing, she does have some disabilities, but she is very capable of living on her own. She is just short of 6 0 , and she had to get on a wait list for a property similar to this in Oswego. Honestly, I picked her up for her birthday. She can't say enough about this type of living, from the bingo events to, you know, the gatherings, so I don't know if 55 is a big stretch. She probably is the youngest at 6 0 , so I don't know if that's a real big hardship, and just seeing it firsthand, the joy that it brings her to have that companionship, and it's a relief for me, too, I do visit with her, spend time with her, keep in touch with her, but I think there is other things when you see that facet and understand that, how it affects that age group, because at 7 5 , 8 5 , sometimes the parents are deceased, and then you've got those kids that are 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 38 between 55 and 6 5 that aren't in a position to afford housing, housing is expensive, so I don't think that's a big deal. But just my two cents. MR. MANNING: Thank you. CHAIRMAN VINYARD: Okay. Anybody else? (No response.) CHAIRMAN VINYARD: No. Petitioner, would you like the responses to the variance and rezoning standards entered into the record? MR. VICTOR: Yes. CHAIRMAN VINYARD: Okay. Very good. So this will be the conclusion of the public hearing. Since all public testimony regarding this petition has been taken, may I have a motion to close the taking of testimony in this public hearing? MR. WILLIAMS: So moved. MS. GOINS: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Hyett. MR. HYETT: Yes. MS. YOUNG: Goins. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 39 MS. GOINS: Yes. MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: And Williams. MR. WILLIAMS: Yes. CHAIRMAN VINYARD: All right. So the public hearing portion of tonight's meeting is concluded. (Which were all the proceedings had in the public hearing portion of the meeting.) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 40 STATE OF ILLINOIS ) ) SS: COUNTY OF LASALLE ) I , CHRISTINE M . VITOSH, a Certified Shorthand Reporter of the State of Illinois, do hereby certify: That previous to the commencement of any testimony heard, the witnesses were duly sworn to testify the whole truth concerning the matters herein; That the foregoing public hearing transcript, Pages 1 through 41, was reported stenographically by me by means of machine shorthand, was simultaneously reduced to typewriting via computer-aided transcription under my personal direction, and constitutes a true record of the testimony given and the proceedings had; That the said public hearing was taken before me at the time and place specified; That I am not a relative or employee or attorney or counsel, nor a relative or employee of such attorney or counsel for any of the parties hereto, nor interested directly or indirectly in the outcome of this action. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - November 8, 2023 41 I further certify that my certificate attached hereto applies to the original transcript and copies thereof, signed and certified under my hand only. I assume no responsibility for the accuracy of any reproduced copies not made under my control or direction. IN WITNESS WHEREOF, I do hereunto set my hand at Leland, Illinois, this 13th day of November, 2023. __________________________________ CHRISTINE M. VITOSH, C.S.R. Certificate No. 084-02883 /s/