ACTION REQUESTED:
Title
Communication from the City Manager and the Director of Community Development with a Recommendation from the Planning & Zoning Commission and Staff to APPROVE a RESOLUTION, which Approves a Preliminary and Final Plat for HOMOLKA SUBDIVISION, a Minor Subdivision, with Waivers, and Approves a Private Driveway Maintenance Agreement for the Property Located at 3410 N. KNOXVILLE AVENUE (Parcel Identification No. 14-28-451-007), Peoria, IL (Council District 3). Case PZ 15-23
Body
BACKGROUND:
Petitioner: Michael Cochran of Austin Engineering Company for Rebecca Homolka
Current use: Vacant land
Proposed use: A three-lot subdivision, which includes one single-family lot and two
duplex lots, with an outlot as a utility and access easement.
Present zoning: R-2 (Single-Family Residential) District
Proposed zoning: No change.
The property is
surrounded by: Surrounded by R-2 and R-4 (Single Family Residential) District to the north, R-1 (Single-Family Residential) District to the west, R-6 (Multi-Family Residential) District to the south and R-4 (Single-Family Residential) District to the east.
Future land use
designation: Low density residential. The low-density residential land use designation includes residential development below 7.26 dwelling units per acre.
Acreage: Approximately 1.42 Acres
STAFF COMMENTS
1. Petitioner should coordinate with Ken Andrejasich for address blocks prior to recording.
REQUESTED WAIVERS
Code Requirement |
Requested Waiver |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Appendix C, Article 2.13.6.A.3.: For subdivisions having fewer than five lots, no duplex lots are permitted. |
1. Waiver to Allow Duplexes for Subdivisions with Fewer than 5 lots: The proposal includes a 3-lot subdivision with 2 lots designated for duplex development. |
Approve |
Approve |
2. Appendix C, Article 9.2.1.: Every subdivision lot shall have frontage on a publicly dedicated street or on an approved private street |
2. Waiver to Allow a Private Driveway in Place of the Required Private Street: A waiver is requested to allow for a private driveway to serve all three lots, as opposed to a private street. |
Approve |
Approve |
REQUESTED CONDITIONS
Condition |
Detail |
Planning & Zoning Commission Recommendation |
Staff Recommendation |
1. Plat Revision |
1. Revise the sixth general note to refer to the Access Easement (not a private drive) on the preliminary plat. |
Support |
Support |
2. Plat Revision |
2. Revise scale to 1=100' on the final plat. |
Support |
Support |
3. Maintenance Agreement |
3. Since the driveway is within an outlot (not on private property), a maintenance agreement detailing responsibility for ownership and maintenance must be submitted and approved. |
Support |
Support |
4. Storm Water Detention |
4. Storm water detention is required for this subdivision. A note should be added to both the preliminary and final plat to reflect this requirement. TR-55 (or other acceptable method) is required for any project that increases impervious area by more than 0.5 acre, cumulative over the last 5 years. For projects that will increase impervious area by less than 0.5 acres, storm water detention is required using the City's simplified rational method. |
Support |
Support |
PAST ACTIONS:
Date |
Zoning |
1931 to 1958 |
A (One Family Dwelling) District |
1958 to 1963 |
A (One Family) District |
1963 to 1990 |
R-1 (Low Density Residential) District |
1990 to the present |
R-2 (Single Family Residential) District |
FINANCIAL IMPACT: N/A
NEIGHBORHOOD CONCERNS: A concerned citizen and neighbor of the proposed subdivision, opposes the development of land into duplex lots. He has lived near this parcel for 21 years and he fears the owners of the property would not do routine maintenance. The rental properties in the area continue to deteriorate. He said there are plenty of existing rental properties in the area and he does not believe there is a need for more.
IMPACT IF APPROVED: The property could be developed as a three-lot subdivision that includes one single-family lot and two duplex lots, with an outlot as a utility and access easement.
IMPACT IF DENIED: The property could not be developed with duplexes.
ALTERNATIVES: N/A
EEO CERTIFICATION NUMBER: N/A
WHICH OF THE GOALS IDENTIFIED IN THE COUNCIL'S 2014 - 2029 STRATEGIC PLAN DOES THIS RECOMMENDATION ADVANCE?
1. Attractive Neighborhoods with Character: Safe and Livable
WHICH CRITICAL SUCCESS FACTOR(S) FROM THE COMPREHENSIVE PLAN DOES THIS RECOMMENDATION IMPLEMENT?
1. Reinvest in neighborhoods.
DEPARTMENT: Community Development