The city of Highland Combined Planning and Zoning Board met Dec. 7 to review variance requests.
Here are the meeting's minutes, as provided by the board:
"The City Council has combined the Plan Commission with the Zoning Board of Appeals"
City of Highland DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT BUILDING AND ZONING DIVISION
City of Highland Combined Planning and Zoning Board Minutes of the December 7, 2016 Meeting
Chairperson Korte called the meeting to order at 7:00 p.m. Members present were Gallatin, Harlan, Lodes, J Korte, Vance, and B Korte. Koehnemann was absent. Also present were City Attorney Long, Asst City Manager Peck, Chief Building & Zoning Official Limestall, Code Enforcement Stock, and Recording Secretary Walter. 8 Citizens were present.
Minutes
The minutes of the November 2, 2016 meeting were approved with no corrections or additions.
Old Business Chairperson Korte gave a brief presentation explaining the need for the villa conversion variances. Carol Oldinski, 190A Field Crossing Highland IL asked how other individuals (potential buyers, etc) would know if the variances have been approved. Limestall stated that letters are sent to the property owners. Long stated another options would be to record the documents with Madison Co so the property owner can place the documents with their paperwork and a record be available at the Recorders Office. William Twyford, 180 A Field Crossing Highland IL thanked the board members and city staff for all their hard work on the condo conversion issue.
Public Comment Chairperson Korte opened the Public Comment section. There were no comments from those in attendance. The Public Comment Section was closed. All attendees wishing to speak were sworn in
Public Hearing Chairperson Korte opened the Public Hearing for a Special Use Permit request by Robert Chade, 27045 Camino De Estrella, Capistrano Beach CA at 308 Walnut St Highland IL. Chade was present to answer any questions. Limestall explained Mr. Chade recently purchased the property and is in the process of cleaning up 308 Walnut St. Chade is requesting to turn it into a duplex. At one time it was a duplex but converted into a Single Family home several years ago. Limestall stated access to the property is a rock drive off Walnut St, there is no alley access but there is additional on street parking on 3rd St. The property is zoned C2- Central Business and a duplex is an allowed use via Special Use Permit. Robert Chade, 27045 Camino De Estrella, Capistrano Beach CA, stated there are several duplexes and multifamily dwellings in the area and he is trying to enhance the area by cleaning up the property and making it useable again.
2610 Plaza Drive - P.O. Box 218 Highland, Illinois 62249-0218 Phone (618) 654-7115 Fax (618) 654-5570 www.highlandil.gov
Lodes asked about parking. Chade stated the deteriorated garage and fence on the property have been removed and that area will be used for parking. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Limestall stated city staff has reviewed all the documents. The request is in compliance with the City’s requirements and suggests approval of the Special Use Permit as submitted. Korte opened the discussion. Hearing no comments from the board members Korte closed the discussion. Motion made by Lodes to approve the Special Use Permit as submitted. Seconded by Gallatin. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Chad P Korte 15A Auburn Ct, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 15A Auburn Ct Highland IL. Korte was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board members Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Vance to approve the zero-lot line variance request. Seconded by J Korte. Roll call taken. All voted yes. Motion carried. Motion made by J Korte to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Harlan. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Sandra Stroff, 15B Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 15B Auburn Ct Highland IL. Stroff was present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by J Korte to approve the zero-lot line variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried. Motion made by Harlan to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Robert Keller, 25A Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 25A Auburn Ct Highland IL. Keller was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all
2610 Plaza Drive - P.O. Box 218 Highland, Illinois 62249-0218 Phone (618) 654-7115 Fax (618) 654-5570 www.highlandil.gov
the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Vance to approve the zero-lot line variance request. Seconded by Lodes. Roll call taken. All voted yes. Motion carried. Motion made by J Korte to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Maurice & Diana Frey, 25B Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 25B Auburn Ct Highland IL. Frey’s were not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Harlan to approve the zero-lot line variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried. Motion made by Gallatin to approve the maximum lot coverage from 30% to 55% variance request. Seconded by J Korte. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Barbara Heyen, 35A Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 35A Auburn Ct Highland IL. Heyen was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Lodes to approve the zero-lot line variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried. Motion made by Harlan to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Robert & Amber Dunn, 35B Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 35B Auburn Ct Highland IL. Dunn’s were not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all
2610 Plaza Drive - P.O. Box 218 Highland, Illinois 62249-0218 Phone (618) 654-7115 Fax (618) 654-5570 www.highlandil.gov
the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by J Korte to approve the zero-lot line variance request. Seconded by Lodes. Roll call taken. All voted yes. Motion carried. Motion made by J Korte to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by William & Dianne Twyford, 180A Field Crossing Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 180A Field Crossing Highland IL. Twyford was present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Vance to approve the zero-lot line variance request. Seconded by Lodes. Roll call taken. All voted yes. Motion carried. Motion made by Harlan to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried.
At this point Assistant City Manager Peck and City Attorney Long stated the city will file and record all necessary documents pertaining to the condo conversion at no charge to the petitioners. When the recorded documents are returned from Madison County they will be forwarded to the property owners.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Dennis & Nancy Dubach, 180B Field Crossing Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 180B Field Crossing Highland IL. Dubach’s were not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Gallatin to approve the zero-lot line variance request. Seconded by J Korte. Roll call taken. All voted yes. Motion carried. Motion made by Vance to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Harlan. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Carol Oldinski, 190A Field Crossing Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 190A Field Crossing Highland IL. Oldinski was present to answer questions.
2610 Plaza Drive - P.O. Box 218 Highland, Illinois 62249-0218 Phone (618) 654-7115 Fax (618) 654-5570 www.highlandil.gov
Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by J Korte to approve the zero-lot line variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried. Motion made by Vance to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Harlan. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Patricia Lohman, 190B Field Crossing Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 190B Field Crossing Highland IL. Lohman was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Lodes to approve the zero-lot line variance request. Seconded by J Korte. Roll call taken. All voted yes. Motion carried. Motion made by Gallatin to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried.
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by David & Kathleen Rinnert, 140 Auburn Ct Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 140 Auburn Ct Highland IL. Rinnert was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Lodes asked why 140 Auburn and 55 Chase Way are single petitions. Limestall explained this is a corner lot and the fronts face two different streets. Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by J Korte to approve the zero-lot line variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried. Motion made by Vance to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Gallatin. Roll call taken. All voted yes. Motion carried.
2610 Plaza Drive - P.O. Box 218 Highland, Illinois 62249-0218 Phone (618) 654-7115 Fax (618) 654-5570 www.highlandil.gov
Chairperson Korte opened the Public Hearing for variance requests to Section 90-129 by Dalton & Linda Box, 55 Chase Way Highland IL, to allow a zero-lot line and increase the lot coverage from 30% to 55% at 55 Chase Way Highland IL. Box was not present to answer questions. Limestall explained this request is for a duplex to villa conversion in Autumn Crest Subdivision. All set back and utility requirements were met at the time of construction. The petitioner has provided the party wall/cross easement access agreements. There was no opposition from those in attendance. Hearing nothing further Korte closed the Public Hearing. Korte opened the discussion. Hearing no comments from the board Korte closed the discussion. Limestall stated city staff has reviewed all the documents. The requests are in compliance with the City’s requirements and suggests approval of the requests as submitted.
Motion made by Lodes to approve the zero-lot line variance request. Seconded by Harlan. Roll call taken. All voted yes. Motion carried. Motion made by Lodes to approve the maximum lot coverage from 30% to 55% variance request. Seconded by Vance. Roll call taken. All voted yes. Motion carried.
Limestall gave a brief presentation on the changes made to the Site Plan Review at the October meeting. Board members had the following comments;
1. Section 90.057 - B Korte –could this section cause issues for the department? Lodes suggested changing “shall” to ’‘may”. Limestall – It could depending on the workload and he will change the verbiage
2. Section 90.057 - Harlan – how does the typical applicant know the procedure? Limestall – we direct them to the city’s website first for the information. They are also advised to contact us first to discuss the project before having the plans drawn up by a Design Professional.
3. Section 90.063 - B Korte – Will the CPZB have to move the scheduled meeting date to accommodate the applicant? The applicant would have to ask to have the date rescheduled and then B&Z would have to determine if it’s feasible.
4. Section 90.067 - J Korte – Is there a fee for the Home Occupation Permit? – Limestall there is a $10.00 fee but it does not apply to all home occupations. Limestall will clarify
It was the board’s consensus to bring the Site Plan Review back to the next meeting for a ruling.
Harlan inquired about the status on the FEMA mapping. Limestall gave a brief update on the new working maps.
Limestall informed the board that IDOT approved funding for the Iberg/St. Rose Rd Round-about.
Adjournment at 7:55 pm.
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