NW Illinois News

City of Galena Zoning Board of Appeals met Dec. 11.

Here are the minutes provided by the board:

22Z-2001 – CALL TO ORDER

Chairperson Rosenthal called the regular meeting to order at 6:30 p.m. in the Board Chambers at 101 Green Street on December 11, 2024.

22Z-2002 – ROLL CALL

Roll Call: AYES: Baranski, Spivey, Gates, Tonne, Einsweiler, & Rosenthal

NAYS: None

ABSTAIN: None

ABSENT: Monahan

The motion carried.

Upon roll call, the following members were present: Jim Baranski, Bill Spivey, Roger Gates, Bill Tonne, Desiree Einsweiler, & John Rosenthal.

Absent: Steve Monahan

Also present were Jonathan Miller and Joe Nack

22Z-2003 – ESTABLISHMENT OF QUORUM

Chairperson Rosenthal announced a quorum of board members were present to conduct city business.

22Z-2004 – PUBLIC COMMENTS

Bill Grosshans' Statement Regarding 411 Meeker Street Development Proposal

• Introduction: Bill Grosshans and his wife reside at 418 Harrison Street in Galena, with their property accessed from Soldier Monument Road. Their property borders several other properties, including the JHI property (407 Meeker) and 411 Meeker Street, which is the subject of the meeting.

• Main Concern: Grosshans expresses concern about the potential "carving out" of exceptions to city rules and ordinances. Specifically, he addresses the proposal for a new "luxury rental cottage" at 411 Meeker Street, which he believes is a short-term rental that falls outside the city’s regulations and restrictions on such properties.

• Comparison to Jail Hill Inn (JHI): Grosshans highlights differences between the proposed "luxury rental" at 411 Meeker and the existing JHI business model. While JHI offers daily breakfast, snack trays, and room service, the proposed "cottage" would operate more like a traditional short-term rental where guests handle their own meals and cleaning.

• Zoning and Permitting Issues:

o He notes that Galena has a strict limit on the number of short-term rental permits in the area, with only five licenses available within a 25.83-acre zone around 411 Meeker. According to Zoning Administrator Jonathan Miller, there are already seven guest accommodations in this zone.

o Grosshans argues that Mr. Carroll’s proposal for 411 Meeker essentially requests a variance to operate a short-term rental on a residential parcel, which would not comply with the city's zoning laws.

• Zoning Variance Concerns: Grosshans points out that the situation at 411 Meeker is "self-inflicted," as Mr. Carroll only purchased the property recently, and there’s no actual hardship that would justify a variance. The house has been a private residence for many years and could continue to be used as such without issue. Granting a variance, Grosshans believes, would create an unfair privilege not extended to others.

• Community Input and Comprehensive Planning: Grosshans also shares concerns raised during a meeting of the Comprehensive Planning Commission, where there was strong emphasis on the need for more affordable housing in Galena and a reduction in vacation rentals within residential neighborhoods.

Conclusion: Grosshans urges the Zoning Board of Appeals to consider the implications of granting a variance for the proposed rental at 411 Meeker, stressing that it would be inconsistent with Galena’s zoning and the community's desire for more affordable housing.

Wendy Clark, 1007 Fourth St, Galena.

Wendy Clark’s Concerns Regarding the 411 Meeker Street Proposal

• Legality of the Proposal: Wendy Clark expresses serious doubts about the legality of the proposal for 411 Meeker Street. She believes that the description of the business is crafted to appear compliant with city regulations, but it doesn't actually align with the detailed legal definitions in the City Code.

• City Code and State Law: Clark stresses that the proposal does not meet the requirements set out by the zoning laws and state regulations. Specifically, she points out that a separate guest license is necessary for this property, which has not been addressed in the current proposal.

• Purpose of Zoning Laws: She reinforces that zoning laws exist to protect the integrity of neighborhoods and ensure fairness, not to allow individuals or businesses to circumvent regulations for personal benefit.

• Tourism vs. Residential Living: Clark emphasizes the difference between tourism (which involves visitors who come temporarily and then leave) and the need for stable, permanent homes for local residents. She argues that the proposal would prioritize transient guests over the needs of local homeowners.

• Concerns About Intent: Clark concludes that Matt Carroll’s request seems like an attempt to bypass established zoning laws, which could set a troubling precedent and undermine the intent of the city's zoning and short-term rental regulations.

APPROVAL OF MINUTES

22Z-2005 – APPROVAL OF THE MINUTES OF THE REGULAR ZONING BOARD OF APPEALS MEETING OF NOVEMBER 13, 2024.

Discussion: None

Motion: Einsweiler moved, seconded by Gates to approve the minutes of the regular Zoning Board of Appeals meeting of November 13, 2024

The motion carried by voice vote.

UNFINISHED BUSINESS

None

NEW BUSINESS

Item No 24CPR-02 Owner and Applicant: Matthew Carroll. Request for a Concept Plan Review to provide non-binding feedback on a proposed plan for additional rooms to the Jail Hill Inn on an adjoining property.

Discussion:

Matthew Carroll 407 Meeker St, Galena. The owner of Jail Hill Inn is planning to expand their successful lodging brand by acquiring and integrating a nearby property at 411 Meeker Street. This property, a 1500 square foot, 2-bedroom home, is located just 100 feet from the owner's residence at 407 Meeker Street. The expansion aims to maintain the exclusive, high-end nature of the brand while increasing capacity. The new property will offer luxury accommodations similar to the Inn, but will not operate as a typical vacation rental. The owner emphasizes the benefits to the community and the preservation of the historic district. Expansion Plan for Jail Hill Inn

• Acquisition of 411 Meeker Street, a 1500 square foot, 2-bedroom home.

• Property is located 100 feet from the owner's residence at 407 Meeker Street.

• Expansion will maintain the exclusive, high-end nature of the Jail Hill Inn brand.

• New property will offer luxury accommodations, not as a typical vacation rental.

• Onsite parking for two vehicles included.

Benefits and Community Impact

• Expansion will benefit the Galena community, businesses, and government bodies.

• The new property will create a unique market as a stand-alone historic home.

• High-end amenities and meal offerings will be provided.

• The owner, a lifelong Galena native with 24 years in hospitality, ensures community pride and benefit.

• The expansion is seen as a calculated and efficient way to grow the brand.

Background and Achievements of Jail Hill Inn

• Jail Hill Inn opened in January 2016 after extensive renovation.

• Received Small Inn license in February 2015 and top preservation award in Illinois in 2016.

• Named #1 Inn/B&B in America by TripAdvisor in 2019 and #2 in the world.

• Four Diamond property by AAA and member of Select Registry luxury lodging brand.

• High occupancy rates and attracts sophisticated travelers.

1. Experience and Marketing Idea:

o Baranski raised questions about the concept of experience and whether it's part of Jail Hill Inn.

o Carroll confirmed it is tied to the Inn and follows the same infrastructure, focusing on a couples retreat. The property is connected to his home.

2. Parking:

o Baranski asked if parking would be below the property and raised concerns about neighborhood impact.

o Carroll confirmed parking would primarily be below the property and said he provides detailed reservation confirmations to manage this.

3. Amenities:

o Gates asked if the new property would offer amenities like Jail Hill Inn.

o Carroll confirmed it would, but in a continental format, with possible additional services such as pre-stocked items and a massage room.

4. Services for Guests:

o Rosenthal asked about housekeeping and services for guests.

o Carroll confirmed that services, including housekeeping, would be available upon guest request.

5. Cottage Rental Details:

o Carroll confirmed that the cottage would be rented as a single unit for one couple, with a maximum capacity of 4 people.

6. Parking and Property Expansion:

o Tonne inquired about parking, questioning whether it would be on Meeker Street and the possibility of expanding the Inn.

o Carroll clarified parking would only be on Meeker Street and mentioned he hadn't considered expanding the property due to the rock wall around the Inn.

7. Regulatory Considerations:

o Baranski discussed the challenges of seeking a variance and suggested a text amendment and special use permit would provide better control, especially for parking and neighbor concerns.

o Tonne and Baranski both agreed that a text amendment and special use permit would allow for more control and flexibility, considering the topography and unique circumstances of the property.

8. Next Steps:

o Baranski indicated that public hearings would address the specific criteria for the variance or text amendment and emphasized that this discussion was preliminary.

o Miller confirmed that criteria discussions would take place at the public hearing.

o Einsweiler expressed concerns about the plan not fitting the "Inn" concept but acknowledged the positive aspects of the proposal.

OTHER BUSINESS

None

22Z-2006 – ADJOURNMENT

Motion: Spivey moved, seconded by Einsweiler to adjourn.

The motion carried on a voice vote.

The meeting adjourned at 7:08 p.m.

https://www.cityofgalena.org/media/cms/Zoning_Agenda_1825_F572D58E81219.pdf