Planning and Zoning Commission Packet 2024 11-13-24 - Special - Revised
REVISED AGENDA
SPECIAL MEETING OF THE
PLANNING AND ZONING
COMMISSION AND THE
PARK BOARD
Wednesday, November 13, 2024
5:00 PM
Yorkville City Hall Council Chambers
651 Prairie Pointe Drive
Meeting Called to Order: 5:00 p.m.
Roll Call:
Previous meeting minutes: October 9, 2024
Citizen’s Comments
------------------------------------------------------------------------------------------------------------------------------------
1. Presentation
a. Joint training session with the Planning and Zoning Commission and the Park Board
presented by the Illinois Chapter of the American Planning Association (APA).
------------------------------------------------------------------------------------------------------------------------------------
Regular Planning and Zoning Commission Meeting
Public Hearings
1. PZC 2024-21 Marker Inc., the contract purchaser and petitioner, along with the United City of
Yorkville, the property owner, have submitted applications to the City of Yorkville, Kendall
County, Illinois. They are requesting an amendment to the Kendall Marketplace Planned Unit
Development (PUD) Agreement and seeking preliminary and final PUD plan approval. The request
aims to develop Heartland Meadows West, a mixed-use project featuring twenty (20) single-family
residential lots for an active adult community and four (4) commercial outlots. The proposed
underlying zoning designations are R-2 Single-Family Traditional Residential District for the
residential area and B-3 General Retail District for the commercial area. The petitioner is also
requesting deviations to the side and rear yard setbacks within the R-2 District. The subject property
is located on the north side of Blackberry Shore Lane, between Northland Lane and Cannonball Trail,
on an approximately 8.3-acre vacant parcel.
2. PZC 2024-26 Drew Daniels, on behalf of Daniels Malinski Yorkville Family, LLLP,
petitioner/owner, has filed an application with the United City of Yorkville, Kendall County,
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
REVISED 11/8/24 @ 11:35 a.m.
Revised the agenda to reflect
training only will occur at 5:00
p.m. Please refer to the separately
issued agenda for the 7:00 p.m.
PZC meeting for items that will be
heard at that meeting.
Illinois, requesting rezoning classification. The real property consists of four (4) parcels totaling
approximately 268.30 acres and is generally located at the northwest corner of West Veterans
Parkway (US 34) and Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-
Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval
of annexation by the City Council).
Unfinished Business
New Business
3. PZC 2024-21 Marker Inc., the contract purchaser and petitioner, along with the United City of
Yorkville, the property owner, have submitted applications to the City of Yorkville, Kendall
County, Illinois. They are requesting an amendment to the Kendall Marketplace Planned Unit
Development (PUD) Agreement and seeking preliminary and final PUD plan approval. The request
aims to develop Heartland Meadows West, a mixed-use project featuring twenty (20) single-family
residential lots for an active adult community and four (4) commercial outlots. The proposed
underlying zoning designations are R-2 Single-Family Traditional Residential District for the
residential area and B-3 General Retail District for the commercial area. The petitioner is also
requesting deviations to the side and rear yard setbacks within the R-2 District. The subject property
is located on the north side of Blackberry Shore Lane, between Northland Lane and Cannonball Trail,
on an approximately 8.3-acre vacant parcel.
Action Items
PUD Amendment, Preliminary & Final PUD Plan Approval
4. PZC 2024-26 Drew Daniels, on behalf of Daniels Malinski Yorkville Family, LLLP,
petitioner/owner, has filed an application with the United City of Yorkville, Kendall County,
Illinois, requesting rezoning classification. The real property consists of four (4) parcels totaling
approximately 268.30 acres and is generally located at the northwest corner of West Veterans
Parkway (US 34) and Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-
Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval
of annexation by the City Council).
Action Item
Rezone
5. PZC 2024-27 Grande Reserve Units 18 & 25, the petitioner, Cesar Cruz on behalf of GR Yorkville
Residents, LLC, owner, is seeking Final Plat approval for an approximately 22-acre site consisting of
164 new residential townhome lots and four (4) open space outlots located north of the BNSF railroad
and east of Tuscany Trail in Yorkville.
Action Item
Final Plat
6. PZC 2024-28 Grande Reserve Unit 21, the petitioner, Cesar Cruz on behalf of GR Yorkville
Residents, LLC, owner, is seeking Final Plat approval for an approximately 10-acre site consisting of
60 new residential duplex dwelling units on 30 lots located west of the intersection of Crooker Drive
and Brady Street in Yorkville.
Action Item
Final Plat
Additional Business
1. City Council Action Updates
a. PZC 2024-19 Steve Weber, on behalf of PTS Corp. (contract lessee and petitioner) and
Fort Smith FD Partners, LLC (owner), has applied to the United City of Yorkville,
Kendall County, Illinois, for special use authorization to establish a cannabis dispensary
within the B-3 General Business District on a 1.33-acre parcel at 1508 N. Bridge Street,
located in the northeast quadrant of Veteran’s Parkway (U.S. Route 34) and N. Bridge Street.
The petitioner is also seeking three variances to Section 10-4-14 of the Yorkville Unified
Development Ordinance: 1) reducing the minimum distance between the dispensary and
certain pre-existing institutions from 500 feet to 450 feet; 2) extending the permitted hours of
operation to 9:00 a.m. to 9:00 p.m. Monday through Saturday, and 10:00 a.m. to 6:00 p.m. on
Sundays; and 3) allowing more than one wall-mounted sign by adhering to the current
signage regulations for similar B-3 businesses while complying with Illinois cannabis signage
rules.
Action Items
Special Use and Variances
b. PZC 2024-23 Kendall County Petition 24-26, Timothy A. Tremain, petitioner, is requesting
an approval of a map amendment (rezoning) for 3.6 +/- acres located on the north side of
River Road and approximately 0.75 miles from East Eldamain Road between 11327 and
11209 River Road from R-1 One-Family Residential District to R-3 One-Family Residential
District. The purpose of the request is to construct a maximum of two (2) single-family
houses. The real property is located immediately north of River Road and approximately 0.75
miles from East Eldamain Road in unincorporated Kendall County.
Action Item
1.5 Mile Review
c. PZC 2024-24 Kendall County Petition 24-27, Steve W. Jeffers, on behalf of Revolution
Investments, LLC, petitioners, are requesting approval of a Plat of Vacation to vacate the
public easements between two (2) parcels (Lots 110 and 111) within the Whitetail Ridge
subdivision. The purpose of the request is to construct a home in the center of the combined
lots. The real property is located at 5862 and 5834 Championship Court, which is generally
located at the north of the East Schoolhouse Road (IL Route 126) between Grove Road and
Hopkins Road in unincorporated Kendall County.
Action Item
1.5 Mile Review
Adjournment
AGENDA
SPECIAL MEETING OF THE
PLANNING AND ZONING
COMMISSION AND THE
PARK BOARD
Wednesday, November 13, 2024
5:00 PM
Yorkville City Hall Council Chambers
651 Prairie Pointe Drive
Meeting Called to Order: 5:00 p.m.
Roll Call:
Previous meeting minutes: October 9, 2024
Citizen’s Comments
------------------------------------------------------------------------------------------------------------------------------------
1. Presentation
a. Joint training session with the Planning and Zoning Commission and the Park Board
presented by the Illinois Chapter of the American Planning Association (APA).
------------------------------------------------------------------------------------------------------------------------------------
Regular Planning and Zoning Commission Meeting
Public Hearings
1. PZC 2024-21 Marker Inc., the contract purchaser and petitioner, along with the United City of
Yorkville, the property owner, have submitted applications to the City of Yorkville, Kendall
County, Illinois. They are requesting an amendment to the Kendall Marketplace Planned Unit
Development (PUD) Agreement and seeking preliminary and final PUD plan approval. The request
aims to develop Heartland Meadows West, a mixed-use project featuring twenty (20) single-family
residential lots for an active adult community and four (4) commercial outlots. The proposed
underlying zoning designations are R-2 Single-Family Traditional Residential District for the
residential area and B-3 General Retail District for the commercial area. The petitioner is also
requesting deviations to the side and rear yard setbacks within the R-2 District. The subject property
is located on the north side of Blackberry Shore Lane, between Northland Lane and Cannonball Trail,
on an approximately 8.3-acre vacant parcel.
2. PZC 2024-26 Drew Daniels, on behalf of Daniels Malinski Yorkville Family, LLLP,
petitioner/owner, has filed an application with the United City of Yorkville, Kendall County,
Illinois, requesting rezoning classification. The real property consists of four (4) parcels totaling
approximately 268.30 acres and is generally located at the northwest corner of West Veterans
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Parkway (US 34) and Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-
Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval
of annexation by the City Council).
Unfinished Business
New Business
3. PZC 2024-21 Marker Inc., the contract purchaser and petitioner, along with the United City of
Yorkville, the property owner, have submitted applications to the City of Yorkville, Kendall
County, Illinois. They are requesting an amendment to the Kendall Marketplace Planned Unit
Development (PUD) Agreement and seeking preliminary and final PUD plan approval. The request
aims to develop Heartland Meadows West, a mixed-use project featuring twenty (20) single-family
residential lots for an active adult community and four (4) commercial outlots. The proposed
underlying zoning designations are R-2 Single-Family Traditional Residential District for the
residential area and B-3 General Retail District for the commercial area. The petitioner is also
requesting deviations to the side and rear yard setbacks within the R-2 District. The subject property
is located on the north side of Blackberry Shore Lane, between Northland Lane and Cannonball Trail,
on an approximately 8.3-acre vacant parcel.
Action Items
PUD Amendment, Preliminary & Final PUD Plan Approval
4. PZC 2024-26 Drew Daniels, on behalf of Daniels Malinski Yorkville Family, LLLP,
petitioner/owner, has filed an application with the United City of Yorkville, Kendall County,
Illinois, requesting rezoning classification. The real property consists of four (4) parcels totaling
approximately 268.30 acres and is generally located at the northwest corner of West Veterans
Parkway (US 34) and Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-
Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval
of annexation by the City Council).
Action Item
Rezone
5. PZC 2024-27 Grande Reserve Units 18 & 25, the petitioner, Cesar Cruz on behalf of GR Yorkville
Residents, LLC, owner, is seeking Final Plat approval for an approximately 22-acre site consisting of
164 new residential townhome lots and four (4) open space outlots located north of the BNSF railroad
and east of Tuscany Trail in Yorkville.
Action Item
Final Plat
6. PZC 2024-28 Grande Reserve Unit 21, the petitioner, Cesar Cruz on behalf of GR Yorkville
Residents, LLC, owner, is seeking Final Plat approval for an approximately 10-acre site consisting of
60 new residential duplex dwelling units on 30 lots located west of the intersection of Crooker Drive
and Brady Street in Yorkville.
Action Item
Final Plat
Additional Business
1. City Council Action Updates
a. PZC 2024-19 Steve Weber, on behalf of PTS Corp. (contract lessee and petitioner) and
Fort Smith FD Partners, LLC (owner), has applied to the United City of Yorkville,
Kendall County, Illinois, for special use authorization to establish a cannabis dispensary
within the B-3 General Business District on a 1.33-acre parcel at 1508 N. Bridge Street,
located in the northeast quadrant of Veteran’s Parkway (U.S. Route 34) and N. Bridge Street.
The petitioner is also seeking three variances to Section 10-4-14 of the Yorkville Unified
Development Ordinance: 1) reducing the minimum distance between the dispensary and
certain pre-existing institutions from 500 feet to 450 feet; 2) extending the permitted hours of
operation to 9:00 a.m. to 9:00 p.m. Monday through Saturday, and 10:00 a.m. to 6:00 p.m. on
Sundays; and 3) allowing more than one wall-mounted sign by adhering to the current
signage regulations for similar B-3 businesses while complying with Illinois cannabis signage
rules.
Action Items
Special Use and Variances
b. PZC 2024-23 Kendall County Petition 24-26, Timothy A. Tremain, petitioner, is requesting
an approval of a map amendment (rezoning) for 3.6 +/- acres located on the north side of
River Road and approximately 0.75 miles from East Eldamain Road between 11327 and
11209 River Road from R-1 One-Family Residential District to R-3 One-Family Residential
District. The purpose of the request is to construct a maximum of two (2) single-family
houses. The real property is located immediately north of River Road and approximately 0.75
miles from East Eldamain Road in unincorporated Kendall County.
Action Item
1.5 Mile Review
c. PZC 2024-24 Kendall County Petition 24-27, Steve W. Jeffers, on behalf of Revolution
Investments, LLC, petitioners, are requesting approval of a Plat of Vacation to vacate the
public easements between two (2) parcels (Lots 110 and 111) within the Whitetail Ridge
subdivision. The purpose of the request is to construct a home in the center of the combined
lots. The real property is located at 5862 and 5834 Championship Court, which is generally
located at the north of the East Schoolhouse Road (IL Route 126) between Grove Road and
Hopkins Road in unincorporated Kendall County.
Action Item
1.5 Mile Review
Adjournment
Citizen Planner Training
United City of Yorkville
November 13, 2024
Participating Agencies
Session Leaders:
•Tom Farace, AICP
•Stan Popovich, AICP
Agenda
1.Welcome and Introductions
2.Roles in the Process
3.Responsibilities of Commission
4.Findings of Fact
5.The Fine Print
6.Tools of the Trade
7.Resources for Commissioners
STARTER QUESTIONS
•How long have you been on the Commission?
•Why did you become a Commissioner?
•What are your favorite and least favorite parts of being a Commissioner?
Courtesy of Plannersweb.com
Roles in the Process
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Role of the Commission
•Play an active role in the healthy growth of your
community. Don’t be afraid to think long-term!
•Focus on community vision and character
•Note outstanding examples of development and place-
making in other communities
•Visit developments after completion
•Keep informed on local issues via local media,
municipal newsletter
•Current tools and techniques: APA publications,
podcasts, news
Role of Elected Officials
•Non-land use responsibilities
•Final authority on land use matters
•Policy direction to Commission
•Appoint Commission
Role of the
Planner / Staff
•Planner may be a community employee,
consultant, other staff member, or part time staff
•Manages zoning entitlement process
•Collects and analyzes information from applicants
and feedback from other staff
•Works closely with Commission to provide needed
information about zoning applicants
•Guides applicant and public regarding codes and
hearings
•Educates citizens about purpose and process of
planning
•Objective and consistent with both supporters
and objectors
•Explains the request (the applicant advocates for
request)
Working with Staff
•Call staff with any questions about
upcoming case
•Review past cases to remain consistent
•Staff may suggest changes to hearing
procedure when needed
•Consider a workshop for training on
technical issues
•Request informal meeting with related
municipal committees
Staff Report
•Overview: applicant, address, action requested, notices
•Background: zoning and uses of site and surrounding area
•Data: description of site, history of prior uses, relief granted
•Comprehensive Plan objectives; zoning requirements
•Standards of review for Findings of Fact
•Documents from the applicant, reports from consultants
•Comments from other departments
•Communications from the public
•May or may not include staff recommendation
•Provide commission adequate time to read it
Examples of Related
Commissions/Boards
•Design Review Commission
•Economic Development
Commission
•Environment Commission
•Historic Preservation Commission
•Transportation Commission
Other Key
Actors
Attorney (Legal Counsel)
•Provide guidance on hearing procedure
•May or may not attend hearing
•Clarifies zoning provisions for
Commission
Public
•Listen
•Ask questions, provide testimony
•Be courteous to all
Developer’s Role
•Help to implement (build) the community’s plan
•Focus on certain types of development forms (a developer is not always in a position to provide all land uses)
•Provide complete, current, accurate information about the project (especially if seeking local funds or zoning relief)
•Work with the municipality to answer questions and resolve conflicts throughout the development process
•Conform to requirements of approval
Developer’s Perspective
•Can spend “6 figures” to be told no
•Must meet the bottom line -there can be no vision nor any development without profit
•Need to talk to the municipality early to understand the process -not all do
•Towns have lots of rules, which change from town to town
•Not all towns can explain the rules they have or why they have them
•Financing is an essential element of the process –just as important as zoning approval
DeveloperMunicipality
Development
Finance
Other Jurisdictions
•School District
•Public Library
•Park District
•Fire Protection District
•Adjoining municipalities
•Townships
•County, Forest Preserve District
•Soil and Water Conservation District
•Stormwater Management Commission
•Water Reclamation District
•State Agencies: IDOT, IEPA, DCEO
•Federal Agencies: FHWA, FEMA, EPA
Regional Planning Commission
•RPC addresses issues that cross municipal borders such as: roads, transit, economic development, housing, air quality and water supply
•RPC cooperates with municipalities to further integrated planning for all sub-areas within jurisdiction
•RPC recommends on land use issues
•Municipalities regulate land use
•RPC partners with municipalities:
•collects data
•provides technical assistance to update plans
•disseminates best practices, case studies
•develops model plans and ordinances
Hartford, Connecticut, became the first
city in the United States with an official
and permanent City Planning Commission
in 1907. Prior to this, planning
commissions were generally disbanded
once a plan had been developed.
Information and image courtesy of the American Planning Association, www.planning.org
Chapter-Only Membership:
only $50/year
The choice for non-traditional
planners, allied professionals,
commissioners, elected officials,
engaged citizens, and those that
want to stay up-to -date on
Illinois planning.
ilapa.org/membership
Become an APA-IL
Member!
1.Commissioners have an important role in developing the community.
2.Elected Officials have a different role than commissioners (policy makers).
3.Staff explains the request, and the applicant advocates for the request.
4.Public –Listen to their concerns and be courteous to all.
5.Developer –Wants a financially successful project, but also wants a project that will be supported by City staff, Commission/ZBA, and Board.
Questions and
Discussion
Responsibilities of Commission Members
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Commissioner
Responsibilities
Be Prepared
•Understand Comprehensive Plan and Zoning Ordinance
•Read packet to be informed at the hearing
•Visit site (context is important)
•Understand proposal
•Contact staff with questions (before hearing)
Play an Active Role
•Attendance is very important; alert staff if you will be absent
•Arrive on time
•Listen to staff, applicant, public, other commissioners
•Ask questions
•Consider project’s relation to Comprehensive Plan
Commissioner
Responsibilities
•Professionally perform duties
•Be consistent, fair and impartial
•Avoid jargon -use terms understandable to public
•Make all comments on the record
•Not necessary to repeat comments by other commissioners
•Be patient, courteous and respectful
•Remain calm; model appropriate behavior for all
Commissioner Responsibilities
Hearing Responsibilities
•Generally follow Robert’s Rules to give structure to
hearing, or separate rules of procedure
•Avoid esoteric details of parliamentary procedure
•Consider requiring conditions to mitigate impacts raised
by public
•Avoid debates: Hear public questions, comment later
•Obtain all information needed to make decision
•Continue hearing, if necessary, to obtain information
Commissioner
Responsibilities
Vote Based on Standards
•Explain how vote relates to standards of review
•Give appropriate weight to staff
recommendations, if any
•Keep an open mind
•Recognize audience may not represent all views
in community
•Discuss with the other members only during the
hearing
•Do not exceed authority granted by Code or
Statute
Items not Reviewed by
Commission
Some items reviewed by staff •Building code issues•Property maintenance issues •Private security
Some items reviewed by elected officials•Financing
Some items not reviewed by Municipality (not reviewed by staff, appointed officials, elected officials)•Interior design•Internal business operations•Rents, sale prices and unit mix•Business competition (free market)
Responsibilities
of the Chair
Run Efficient, Effective Meeting
•Quality decisions by Commission depend on
strong leadership by Chair
•Chair controls meeting and sets tone
•Ensures all interested parties have input
•Focuses discussion on the topic
•Expedites action
•Votes
Typical Hearing Procedure
Chair describes
rules
Chair states
the request
Staff presents
report
Petitioner
presents
proposal
Public testifies,
asks questions
Chair restates
questions
Commissioners
asks questions
Commission
discusses case
Chair restates
request
Commission
votes based on
standards
Taking Testimony
Holding a fair hearing so all views are heard
•Ensure that all have the right to speak
•Weigh relevance of testimony to standards of
review
•Consider all the testimony in voting
•Number of people for or against the
application is not criteria for decision
1.Play an active role in the process.
2.Be prepared for the meeting, and call staff with any questions ahead of time.
3.During public hearings -be patient, courteous and respectful, and avoid debates.
4.Vote based on standards / findings of fact -number of people for or against the application is not criteria for decision.
5.Chair –Sets the tone, takes testimony, and leads the meeting (not the applicant or the public).
Findings of Fact
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Findings of Fact
•Basis to ensure fair decisions
•Consistency with the Plan
•Evidence must show standards are met, based on the co de
•Refer to standards when voting
•Essential if there is litigation
•Setting a precedent
•Proposal considered on its merits
•Record clear reason for decision
Findings of Fact
Illinois Supreme Court case: La Salle National Bank of Chicago v
Cook County (1957)
•Zoning is constitutional
•Zoning cannot be arbitrary, capricious
•Health, morals, safety and general welfare of the public
The “LaSalle Factors” –basis of zoning standards:
•Existing uses and zoning of nearby property
•Suitability of property for zoned purpose
•Length of time property has been vacant
•Decrease in owner’s property values
•Promotes public health, safety and welfare
•Gain to public versus hardship to owner
Euclid v. Ambler Tackles
Zoning –November 1926
In the case of Village of Euclid,
Ohio, v. Ambler Realty Co., the U.S.
Supreme Court ruled that the
village of Euclid did not infringe on
the rights of Ambler Realty by
establishing its zoning ordinance.
The ruling more broadly affirmed
the constitutionality of zoning and
led to the growth of zoning
ordinances across the United
States.Information and image courtesy of the American Planning Association, www.planning.org
Special/Conditional Uses
Special/Conditional Uses are considered
appropriate for the Zoning District, and…
•Possess unique characteristics to consider
•Mitigate impact of us use upon
neighboring property, public facilities
•Mitigate impact of use upon environment,
natural resources, community
•Consider public need for the particular
use at the particular location
Variations
•Variations may be granted when carrying out the strict letter of the code will create a practical difficulty or a particular hardship for the owner.
•The particular physical surroundings, shape or topographical condition of the specific property involved would bring particular hardship upon the property owner
•Variation analysis pertains to the property and not the property owner
•Variation must be in harmony with the purpose and intent of the zoning code
•Ordinances often limit variations
•Use variations are not good zoning
1.Findings of Fact -Refer to standards when voting, evidence must show standards are met.
2.Request considered on its merits, do not need to focus on setting a precedent.
3.LaSalle Factors -Basis for zoning standards.
4.Special/Conditional Use –Has been deemed acceptable in zoning district, but requires additional review and public hearing.
5.Variation -May be granted when carrying out the strict letter of the code will create a practical difficultyor a particular hardship for the owner (based on a need and not a want).
Questions and
Discussion
The Fine Print
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Ex Parte
Communications
•Contact between Commissioners and applicant,
opponents or supporters outside public hearings
•Includes in person contact, phone calls, written
materials provided by applicant or interested party
•Avoid it as could invalidate ultimate determination
•Suggest the interested party attend the hearing or
send comments to staff
•At the site: avoid contact with public, if possible
•Disclose any ex parte contact at the hearing
Ethics
•Intent: serve public interest without opportunity for personal gain
•State Statute 5ILCS 430/1-1 et seq. and Municipal Code
•APA Ethical Principals in Planning
•Applies to elected and appointed officials and employees
•Limits specified gifts and certain political activities
•Some communities have Ethics Advisor or Ethics Commission
•For questions, check with staff or Attorney
Conflict of
Interest
Having a business or financial relationship with an
applicant as a client or customer
Having a financial interest in the project or are
business partner with applicant or own the property
Appearance of Impropriety
•No conflict of interest exists but it may impair ability to
exercise independent judgment
•A relationship between applicant and Commissioner such
that a reasonable person may believe a conflict exists
Conflict of Interest
•Recuse when an actual conflict of interest exists, do not participate in the hearing and leave the room
•Disclose on the record the relationship when there may be an appearance of impropriety
Conflict of
Interest
What is not a Conflict of Interest?
•Voting on general laws which
affect all citizens
•Request from organization in
which you are a member
•Commissioner related by blood
or marriage to applicant, but has
no financial connection to
project
Open Meetings Act
Why have the Open Meetings Act?
•Public access to information
•Understand decision making process
•Strengthen transparency
•Hold government accountable
Open Meetings Act
•All meetings are open to the public
•When commission hears testimony on a specific case, it is a public hearing (which requires 15 day notice)
•When commission meeting is informal workshop, it is a public meeting (which requires 48 hour notice)
•Gathering of a majority of quorum to discuss public business is a public meeting
•Meetings
•Phone calls
•Video conferences
•Email
•Instant messaging
1.Conflict of Interest –only if
•Commissioner has financial interest in
the property or project
OR
•business relationship with the
applicant.
Follow protocols if conflict exists.
2.Be careful with gathering as a
majority of a quorum to discuss
•public business
OR
•a project
outside of the public hearing.
3.Any questions, check with staff or
Attorney.
Questions and
Discussion
Tools of the Trade
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Policy Planning
Foundation for Implementation, Planning, Budgeting, Grants, CIP…
•Comprehensive Plan
•Downtown Plan
•Corridor Plan
•Neighborhood Plan
•Housing Plan
•Watershed Plan
•Transportation Plan
•Preservation Plan
•Sustainability Plan
Process fundamentals apply all Planning
Comprehensive Plan
•The community’s vision for
its future
•Authority established by
Illinois State Statutes
•Plan -general future policy
•Zoning -specific current
regulation
Comprehensive Plan
Typical topics:
•Land Use
•Environment
•Public Facilities, private
utilities
•Transportation
•Historic Preservation, urban
design
•Housing
•Economic Development
•Sustainability
The 1893 World’s Fair in Chicago showcased Daniel
Burnham’s ideas for the “City Beautiful” movement,
and offered a blueprint for growth and vision of
what cities could be.
Make no little plans; they have no magic
to stir men’s blood and probably
themselves will not be realized. Make big
plans; aim high in hope and work.
Daniel Burnham
The Plan of Chicago, written by Burnham and Bennett in 1909,
was the first comprehensive metropolitan plan in the United
States.
The plan concentrated on physical improvements, such as new
parks, lakefront upgrades, new civic and cultural centers, and
transportation development.
The Burnham Plan remains highly influential to the philosophy
and process of planning cities.
Public Participation
in Planning
•Educates and informs the public
•Public ownership of plan supports implementation
•Various formats to engage residents and
businesses
•Print, radio
•Local cable TV access channel
•Social Media
•On line survey
•Advisory groups
•Design charrette
•Open house
•Public hearing
•No right answer, customize the community
Working with the Public
•Make participation as easy as possible
•Work for maximum turnout, don’t expect it
•Keep workshops interesting, interactive, and fed
•Anticipate and answer questions –teach, don’t lecture
•Publicize meeting on websites, social media, public places, in
multiple languages if appropriate.
•Provide copies of material for public
•Public hearings
•Create atmosphere that welcomes public participation
•Arrange agenda so simple, non-controversial cases are first
Who are your Neighbors?
•Senior citizens, 65 and older; children, 18 and under
•Disabled
•Asian, Black, Hispanic, Native American, White
•High school education, graduate level education
•Speaks a foreign language at home
•Currently unemployed, retired, student
•Income below poverty line, below 80% of median income
•Lives in a single-family home (owner or renter); homeless
•Lives in a multi-family structure (apartment, townhome, condo)
•Moved from another state, moved from another country
Jane Addams (1860-1935)
•Suffragist, sociologist, and activist
•Referred to as the mother of social work
•Cofounded Hull House in Chicago in 1889, the
first settlement house in the U.S.
•Nearly 500 settlement houses opened their
doors in the U.S. by 1920
•Marine biologist, writer, and conservationist
•Wrote Silent Spring in 1962, which was instrumental in
launching the environmental planning movement
•Spurred changes in laws affecting air, land and water
Rachel Carson (1907-1964)
Plan
Implementation
•Policy: economic, environmental well
being of municipality
•Financial: CIP, TIF, SSA, downtown
façade grants
•Regulations: solar and wind farms,
casinos, cannabis
•Procedures: development review,
design guidelines
•Improvements: streetscape,
greenway and trail system
•Intergovernmental issues:
consolidation, property taxes
•Review and revise plan when needed
Questions and
Discussion
Regulating
Development
•Police Power –health, safety, welfare
•Balance community character and economic development
•Clear structure with objective codes applied consistently
•Predictable, fair, timely process
•Each community is different
•No right answer, but consider legal limitations
•Design Guidelines
Zoning •Creates predictability.
Protect residents from
others’ actions, not primarily
to limit owner’s use
•State statutes authorize local
governments to zone; case
law limits how zoning is used
•Tools to implement Plan by
regulating
•Use of land
•Amount of open space
on lot, building setbacks
•Bulk of buildings, land
coverage on lot
Zoning Districts
•Single Family
•Multiple family
•Central Business District
•Mixed Use
•Retail
•Commercial
•Office
•Manufacturing
•Institutional
•Open Space
•Agricultural
•Overlay District(s)
In July 1916, New York
City enacted the
Nation's first
comprehensive zoning
resolution.
Types of Zoning Approval
•Permitted Uses (no hearing)
•Variation or Variance
•Special Use or Conditional Use
•Planned Development or PUD
•Conditions
•Must be rational nexus to
proposal
•Listed in approving
ordinance
Planned
Development
(aka Planned Unit
Development)
Benefits to the Developer
•Flexibility in design
•Phased construction
•Consolidates variations
Benefits to the Municipality
•Public Benefit
•Open space & recreational areas
•Preserve natural features & environmental
resources
•Incentivize Community Goals (ie. historic
preservation, affordable housing)
Keeping Zoning Current
•Text Amendment changes the language in the
code
•Map Amendment changes the zoning district for
some parcels -avoid spot rezoning just one parcel
•Often amend zoning text and zoning map after
new Comp Plan adopted
Subdivision
•Procedure to regulate division of land into lots for
sale, lease, or development
•Operates with zoning code and building code
•Affects the look and function of a community
•Requirements for access, safety and health
•Technical process to confirm plat meets standards
in the ordinance
•Dedication of Land or Fee in Lieu for Schools and
Parks
Subdivision Regulations
Public Improvement Standards Define Community
Character
•Roads, curbs & gutter, street lighting
•Sidewalks (both sides of the street?), paths
•Utilities, stormwater (sewer or swale?)
Approval Process Ensures Infrastructure Installation
•Ministerial Function
•Plan Commission reviews preliminary & final
plat
•Elected officials act on preliminary & final
plat
•Utilities installed in advance of / concurrent
with lotting
Annexation
•Growth tool to expand municipal
boundaries
•Address potential impacts of adjacent
properties outside of municipality
•Voluntary Annexation may be in advance
of contiguity
•Pre annexation agreement sets
parameters for later annexation
•Force Annexation
•Required to be less than 60 acres and
surrounded by municipality
1.Comprehensive Plan/Planning
documents
a)Policy guide for community’s future
development
2.Zoning Regulations
a)Essential tools to use when
reviewing projects
3.Make public participation as easy
as possible for all members of the
community
Questions and
Discussion
Resources for Commissioners
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute
Resources:
•Staff, local library
•APA website, magazine, books, podcasts
•APA state & national conferences and webinars
•APA’s The Commissioner newsletter
•Local and National media and newspapers
•Planning Commissioner’s Journal (plannersweb.com)
1960 1960 1961
1969 1992 1993
Resources:
American Planning Association
•www.planning.org
•www.ilapa.org
•www.planning.org/ethics/ethicalprinciples/
Websites & Listservs
•www.planetizen.com
•www.plannersnetwork.org
Other Organizations
•https://las.depaul.edu/centers-and-institutes/chaddick-institute-for-metropolitan-development/pages/default.aspx
•www.strongtowns.org
•www.cnt.org
•www.pps.org
•www.landmarks.org
•www.savingplaces.org
•http://petepointnerplanning.blogspot.com/
Diversity,
Equity, and
Inclusiveness
Resources:
•APA Annual Diversity Forums: https://planning.org/diversity/efforts/
•2019 PAS Memo Increasing Diversity, Equity and Inclusion in Planning:
https://planning.org/publications/documents/9176238
•APA -IL 2017 Planning for Equity Program: https://www.ilapa.org/diversity-equity-
inclusion
•APA Ambassador Program: https://planning.org/ambassadors/
•APA Diversity and Inclusion Training:
https://learn.planning.org/local/catalog/view/product.php?globalid=LRN_PAC18_0
01
•APA course Promoting Diversity and Inclusive Communities:
https://learn.planning.org/local/catalog/view/product.php?globalid=LRN_188182
•American Association of University Women Work Smart Online:
www.salary.aauw.org
•American Planning Association Equity Policy Guide (2019):
https://planning.org/publications/document/9178541/
•Informational Videos --Jim Crow of the North: https://www.tpt.org/minnesota-
experience/video/long-lead-jiyjix/and
•The Color Tax: https://www.youtube.com/watch?v=UVHqMbyzZ-Y
Thank You!
Citizen Planner Training
APA Illinois Chapter
Chaddick Institute