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HomeMy WebLinkAbout05/26/2005 P&Z minutes 13-05 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-13-05 Hearing Date: May 26, 2005 PROPERTY ADDRESS: 416 & 418 S. Maple Street PETITIONER/OWNER: Stratford Custom Homes I Sean Kelly PUBLICATION DATE: May 11,2005 PIN#: 08-12-304-027 -0000, 08-12-304-028-0000, and 08-12-304-032-0000 REQUEST: Resubdivision (Consolidate two lots and a parcel to create a two-lot subdivision) MEMBERS PRESENT: Chair Arlene Juracek Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Ellen Divita, Deputy Director, Community Development INTERESTED PARTIES: Ledo Bertolozzi Sean Kelly Shirley Maus Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Keith Younquist moved to approve the minutes of the March 10,2005 Workshop Meeting and Ronald Roberts seconded the motion. The motion was approved 5-0 with an abstention by Leo Floros. Richard Rogers moved to approve the minutes of the April 28, 2005 meeting. Keith Youngquist seconded the motion, which was approved 6-0. Chair Juracek introduced Case No. PZ-13-05, a request to submit a Plat of Resubdivision to create a two-lot subdivision. She said that this case would be Village Board Final. Judy Connolly, Senior Planner summarized the request. She said that the Subject Property is located on the west side of Maple Street, between Lincoln Street and Sha Bonee Trail. It consists of two lots of record and a parce110cated between a parking lot and a single-family residence. The Subject Property is zoned RA Single Family and is bordered to the north, south, and west by the RA District and by the CR Conservation Recreation District, Lions Park, to the east. The Petitioner is seeking approval to resubdivide (2) 50'x157.18' lots of record and a 22'x157.18' parcel to create a two-lot subdivision. The proposed lots would each measure Planning & Zoning Commission Arlene Juracek, Chairperson PZ-13-05 Page 2 61.02'x157.18' which exceeds the minimum lot size for the RA District. Plat approval includes Planning & Zoning Commission review and a recommendation to the Village Board. The Village Board's decision is final for the proposed plat. Ms. Connolly said that although the Petitioner purchased the Subject Property from an individual owner, David Mann, it appears that the Subject Property was at one time used as a parking lot for South Community Church, which is across the street. Therefore, Staff required information documenting that that developing the Subject Property would not create a parking deficiency for the Church. As part of this Resubdivision request, the Petitioner submitted facility usage information from the South Community Church. The Church provided information that documents that their on-site parking lot meets their parking needs, but does not comply with the Village's Code requirements. However, the Church complies with the Village's parking requirements when the parking lot across the street from the Church, directly south of the Subject Property and owned by the Church, is included in the parking calculation. Staff was able to confirm that developing the Subject Property would not create a parking deficiency for the existing Church. The Petitioner has submitted plans for two new residences and the plans are under review to confirm they will comply with Village Codes, including but not limited to the RA bulk regulations for setbacks, Floor Area Ratio, and lot coverage. Ms. Connolly stated that the P&Z is only reviewing the subdivision request this evening, and not the plans for the homes. The Village's Comprehensive Plan and Land Use Map designate the Subject Property as Single- Family Residence. The Petitioner's proposed development is in keeping with the Village's Comprehensive Plan and Land Use Map. Other departments reviewed the request and the Fire Department noted that the proposed homes and site would have to be constructed according to the Village's regulations, which include but are not limited to the installation of fire hydrants and fire sprinklers. The Engineering Division had no objections to the Resubdivision and found that the plat had been prepared according to Village Code regulations. In addition, the Petitioner submitted preliminary engineering as part of the Resubdivision request. The Engineering Division reviewed the design and found that the concept would meet Village Code requirements. However, the preliminary plans needed to be modified slightly and the final engineering plans, which will be submitted as part of the Building Permit, must comply with Village Code requirements. The Petitioner seeks to create two lots of record by resubdividing the Subject Property. The plat was prepared in accordance with the Development Code requirements, but requires signatures from the utility companies. Staff notified the Petitioner of the required signatures and the Petitioner is in the process of obtaining them. Ms. Connolly said that the proposed Kelly's Mount Prospect Subdivision plat has been prepared in accordance with Village Codes. Therefore, Staff recommends that the Planning & Zoning Commission recommend the Village Board approve the plat for 416 & 418 S. Maple Street, Case No. PZ-13-05. She said that the Village Board's decision is final for this case. The P&Z asked Ms. Connolly whether the South Community Church parishioners would be able to access and use the remaining parking lot still owned by the Church. It was confirmed that the entrance is on Sha Bonee Trail and that the redevelopment would not impact the existing parking lot. Ms. Connolly reviewed the Village's parking regulations and said that a total of 39 parking spaces exist on-site, and that there are 28 parking spaces across the street (accessed from Sha Planning & Zoning Commission Arlene Juracek, Chairperson PZ-13-05 Page 3 Bonee Trail) creating a total of 67 parking spaces, which exceeds the minimum Village parking requirement for the South Community Church. Commissioners noted that in recent years the lot has been underutilized, it appears that at some time in the past the Church had owned the land in question. Also, pavement has been recently' removed by Stratford Custom Homes. Staff confirmed that site work had been started without the benefit of a permit. However, a Stop Work order was issued and all further construction would be done with a permit, in accordance with Village Code. Chairman Juracek swore in the petitioner, Mr. Sean Michael Kelly of Stratford Homes. Mr. Kelly stated that Ms. Connolly had presented a thorough explanation of the request. He said he forwarded facility usage information from the Church, as required by Staff, to document that the Church would comply with the Village's parking requirements. He said that he is in the process of applying for building permits and has met with the Engineering Department to discuss the storm water detention design. Chairperson Juracek clarified that Mr. Kelly was present to re-subdivide the property and not to apply for any variances. The Petitioner responded that his request is to modify property lines, widening two 50' lots to become two 61' lots. A Commissioner asked what storm water management was required for a 2-lot residential parcel. The Petitioner said that the Village Code requires storm water detention to ensure water is maintained on site and cannot run off to other parcels. The Commissioner noted that a site that was previously all paved would now contain two homes and green space. With no further discussion requested by the Commission, Chairman Juracek moved to close the hearing. Richard Rogers made a motion to recommend approval of the plat for 416 & 418 S. Maple Street, Case No. PZ-13-05. Leo Flores seconded the motion. UPON ROLL CALL: AYES: Floros, Haaland, Roberts, Rogers, Youngquist, and Juracek NAYS: None ABSENT: Donnelly, who later arrived at 7:53 PM. Motion was approved 6 to O. After hearing three additional.cases, Richard Rogers made a motion to adjourn at 9: 12pm; Joseph Donnelley seconded the motion. The motion was approved by a voice vote and the meeting was adjourned. Judy Connolly, AICP, Senior Planner