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HomeMy WebLinkAbout10/23/2003 P&Z minutes 38-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-38-03 Hearing Date: October 23, 2003 PETITIONERS: Art & Jim McManus 1320-1340 N. River Road PIN #: 03-25-209-012 REQUEST: Plat of Resubdivision (Celtic Glen Subdivision) MEMBERS PRESENT: Arlene Juracek, Chairperson Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers MEMBERS ABSENT: Matthew Sledz Keith Youngquist STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Art McManus Jim & Judy McManus Kevin Lewis Chairperson Arlene Juracek called the meeting to order at 7:33 p.m. Merrill Cotten made a motion to approve the minutes of the September 25 meeting, seconded by Richard Rogers. The September meeting minutes were approved 4-0, with one abstention by Leo Floros. At 9:55 pm, Ms. Juracek introduced Case No PZ-38-03, a Plat of Resubdivision for 1320-1340 N. River Road. Judy Connolly, Senior Planner, presented the case. She said the Petitioner is seeking to resubdivide the site and create an 18-lot subdivision. The plat request was properly noticed by posting a Public Hearing sign on the Subject Properties. In addition, Staff mailed a courtesy notice to the neighbors who abut the Subject Property. She said that the Subject Property is located on the west side of River Road, between Tano Lane and Pin Oak Drive. The property consists of a single lot of record and contains a commercial business with related improvements. The commercial business is a legal non-conforming use and was allowed to remain because it was in existence when the Village annexed the property. However, it is zoned R1 Single Family and the Land Use Map designates this property for Single Family Residence. Ms. Connolly said the plat under review would resubdivide the subject property from one lot of record to 18 lots of record and create a new public street. The proposed redevelopment of the Subject Property as a Single Family subdivision would be consistent with the property's current zoning classification and the development of the surrounding properties. She said that the plat and proposed lots would comply with the Development Code requirements and that the Petitioner is not seeking any type of relief from the Development Code or the Zoning Ordinance. Other Departments have reviewed the plat and found that it was prepared in accordance with Village Codes. Ms. Connolly pointed out that the Subject Property is located in a Floodplain and is required to meet even more stringent storm water detention regulations to ensure that the new development does not create adverse impacts on the surrounding area. She said that the Village's Engineering Division supports development in the floodplain, subject to the project complying with all Village, IDNR, and FEMA regulations. She said that these regulations address protecting the new development, which entails elevating the new structures above the Base Flood Elevation, and protecting the surrounding area, which requires providing compensatory storage so floodwaters are not displaced onto lanning & Zoning Commission PZ-38-03 Arlene Juracek, Chairperson Page 2 neighboring properties. She said that the Village is very involved in managing floodplain areas and that the Village's Codes are actually more strict than either IDNR or FEMA with respect to floodplain building restrictions. Ms. Connolly said that the Petitioner has submitted preliminary engineering calculations to demonstrate how the storm water detention requirements will be met. However, the final engineering plans need to be finalized and meet Village Code before the Village will issue a grading permit, which is later on in the development process. The Petitioner's engineer is in the process of finalizing the design and plans. Also, the Petitioner is preparing Homeowner Association documents that will include regulations that require the detention system to be maintained on an annual basis to ensure its maximum operational capability. Also, the association documents will include provisions that will ensure funds are available to replace the detention system in the foreseeable future. She said that it is important that the future property owners are aware that the detention system is a privately owned system and that it is the association's responsibility to maintain and replace it. Ms. Connolly said that the proposed Plat of Subdivision seeks to create 18 lots of record and that the plat and new lots comply with Village regulations; the Petitioner is not seeking relief from the Development Code or the Zoning Ordinance. The size of the proposed lots meet the minimum Village Code requirements and the homes will be constructed according to Village regulations. Jeff Wulbecker, Village Engineer, spoke about federal and Village flood plain rules and how they affected this proposed subdivision. He clarified that certain lots in the proposed subdivision would not be able to be developed for at least five years, after a levee wall is built, because they are part of the Compensatory Storm Water Storage design. Kevin Lewis, design engineer with IG Consultants, 300 Marquardt Drive, Wheeling, IL, was sworn in. He said that he represents the developer. Mr. Lewis reviewed site drawings and responded to questions from the Commission regarding lot size, curb cuts and cul-de-sac frontage lots. Richard Rogers moved to recommend approval of a Plat of Resubdivision for 1320-1340 N. River Road, PZ-38-03. Joseph Donnelly seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers and Juracek NAYS: None Motion was approved 5-0. At 10:30 p.m., Richard Rogers made motion to adjourn, seconded by Leo Floros. The motion was approved by a voice vote and the meeting was adjourned. Michael Jacobs, AICP Deputy Director Community Development Judy Connolly, AICP, Senior Planner H:~LANXPlanning & Zoning COMM~&Z 2t103LMinutes~PZ-38-03 1320-1340 N River Rd.doc