West Central Reporter

City of Jacksonville Plan Commission met Nov. 1.

Here are the minutes provided by the commission:

Chairman Michael Oldenettel called the monthly meeting of the Jacksonville Plan Commission to order at 6:00 p.m. The agenda and petition were published with the local media and by posting at the Municipal Building.

ROLL CALL: Answering present were: Michael Oldenettel – Chairman, Aaron Scott, Casey Collins, Brad Cors, Nick Little; City Clerk Skip Bradshaw. Absent from the meeting were members John Heyer and Kerris Osborn. Also in attendance were Assistant City Attorney Jeff Soltermann and Community Development Director Brian Nyberg. A quorum was declared.

MINUTES: Motion was made by Scott, seconded by Little, to approve the October 4, 2023 Plan Commission Meeting Minutes as presented in advance. By voice vote, motion carried.

CC Bradshaw read Item #3 on the agenda. Review Rezoning for property located at 832 N. Main St., requesting property be rezoned from B-2 to R-3, submitted by Mary Suarez. CC Bradshaw swore in Ms. Suarez to represent this petition. This property was formerly Barber Florist. Ms. Suarez is requesting a rezoning of this property to a single family dwelling in order to provide her brother with an ADA accessible home.

Chair Oldenettel asked for further discussion, or if there was anyone in attendance to speak in favor of or opposition to the rezoning request and there were none. Motion was made by Scott, seconded by Cors, to approve this request.

ROLL CALL: 5 Yeas; 0 Nays; 2 Absent (Heyer, Osborn)

Motion carried 5-0-2.

Chair Oldenettel read Item #4 on the agenda. Review Rezoning for property located at 731 N. Main St., requesting property be rezoned from R-3 to R-5, submitted by Morgan County Civic Services. CC Bradshaw swore in Eric Hanson, attorney for Morgan County Civic Services, to represent this petition. MCCS previously addressed the Board asking them to rezone that entire area for the Downtown Villas project. At that time there was a single homeowner that MCCS had not come to terms with, but has since secured the property and they are now looking to have that property rezoned as a Multi-Family Dwelling District.

Chair Oldenettel asked for further discussion, or if there was anyone in attendance to speak in favor of or opposition to the rezoning request and there were none. Motion was made by Scott, seconded by Cors, to approve this request.

ROLL CALL: 5 Yeas; 0 Nays; 2 Absent (Heyer, Osborn)

Motion carried 5-0-2.

Chair Oldenettel read Item #5 on the agenda. Review Rezoning for property located at 1140 S. Tendick St., requesting property be rezoned from R-3 to R-5, submitted by Michael Niehaus. Mr. Niehaus attended the meeting via telephone. CC Bradshaw swore in Mr. Niehaus to represent this petition. Mr. Niehaus explained that he is the owner and president of Windsor Development Group and they are trying to develop three apartment buildings comprised of eight one-bedroom units on the south end of Tendick Street. Uncovered off-street parking will also be provided. Chair Oldenettel pointed out that the request listed on the agenda should state from R-6 to R-5. There will only be one entrance into the complex from Tendick Street, and there is room to incorporate a cul-de-sac on the east end of the property for emergency vehicle access, and there is hope to obtain an easement on the ground that will stay zoned R-6 so that they can tie into the asphalt that is already there that makes a loop back out to Tendick Street.

Chair Oldenettel asked for further discussion, or if there was anyone in attendance to speak in favor of or opposition to the rezoning request.

Audience member Mark De Shara posed some questions about this request. Mr. De Shara asked if the entire property is to be rezoned. CDD Nyberg explained that Mr. Niehaus is sub-dividing this property, and is only rezoning the portion of the property that he is developing, the rest of the property will remain the same as its current zoning. Mr. De Shara asked if the property will be fenced. Mr. Niehaus explained that they typically do install privacy fences around their developments, and that there is a 4 ft. elevation difference on the properties to the east providing a natural division. However, they will most likely fence the south and east side of the development.

Chair Oldenettel asked for further discussion, or if there was anyone else in attendance to speak in favor of or opposition to the rezoning request. It was noted that leaving the property to the north zoned R-6 potentially opens the door for a new trailer park development. Mr. Niehaus does not wish to entertain a change of zoning classification on the north side of the property at this time as he would like to leave his options open. He also noted that the new development does not come all the way to the setback, which leaves a little room on the property.

Lori Large Oldenettel, Alderman for the City of Jacksonville, asked what type of information will be placed in the documents that would ensure that the same standards will be upheld to maintain the integrity of the property in the future. Mr. Niehaus advised that this complex will be built using state funds, and that there will be regulations, restrictions and audit requirements put in place for that purpose. With no further discussion motion was made by Scott, seconded by Little, to approve this request.

ROLL CALL: 5 Yeas; 0 Nays; 2 Absent (Heyer, Osborn)

Motion carried 5-0-2.

OTHER BUSINESS: No discussion.

PUBLIC COMMENT:

Nancy Young has a son who has been homeless for the last three years in the Jacksonville community. She and her husband recently purchased a property from Sam Holmes, Jr. and they would like to build a tiny home on the property to get their son through the winter. However, a stop-work order has been put on the build due to the fact that there are no regulations in place for tiny homes in Jacksonville at this time. CDD Nyberg advised that the Council needs to address the issue of tiny homes, and should they decide to allow tiny homes within the city limits, there are code-specific regulations for tiny homes through the international code council that could be adopted.

Ms. Young noted that the tiny home has everything needed for her son to survive aside from utilities. Per CDD Nyberg, ordinance dictates that homes must be built on a permanent foundation, have running water and sewer, and that the square footage of the lot determines the size of the home. Commissioner Collins asked if the Young’s could move forward if they put a 700 sq. ft. structure on a permanent slab, run utilities under the slab, install a permanent stairway, and stopped calling it a tiny home. CDD Nyberg said that does meet the requirements of a home so they would be allowed to move forward providing all other requirements are met. Ms. Young is concerned about the tax liability of building a small home. Jim Young talked about communities throughout the State of Illinois that have and have not accepted the international code for tiny homes. They were informed that they will need to address the City Council asking them to put the issue of allowing tiny homes to a vote so that they can move forward with their build. General discussion ensued. Mr. and Mrs. Young thanked the Commission for their consideration and their time.

ADJOURNMENT: With no further discussion motion was made by Little, seconded by Scott, to adjourn the meeting at 6:56 p.m.

http://cms6.revize.com/revize/jacksonvilleil/city_government/boards_commissions_and_committees/docs/Boards%20Commissions%20Committees/Plan_Commission/2023%20Minutes/PC%20Minutes%2011.01.23.pdf