Requested Action
1. A rezoning from R-3, One-Family Dwelling District into the R-7, Multiple-Family Dwelling District.
2. A Planned Unit Development (PUD) to allow the construction of a 16-unit residential rowhome development.
3. Preliminary Plat of Resubdivision to subdivide the subject property into individual lots for each townhome unit.
Variations Required
1. Multiple Variations, see Appendix I.
Recommendation
The Staff Development Committee is generally supportive of the development but additional information shall be provided as part of the formal review including, but not limited to, the following:
1. Prior to appearing before the Plan Commission for a public hearing, the petitioner shall hold a neighborhood meeting to obtain early input from nearby property owners.
2. Provide a written justification for each variation based on the following hardship criteria outlined in the Zoning Ordinance:
• The proposed use will not alter the essential character of the locality and will be compatible with existing uses and zoning of nearby property.
• The plight of the owner is due to unique circumstances, which may include the length of time the subject property has been vacant as zoned.
• The proposed variation is in harmony with the spirit and intent of this Chapter.
• The variance requested is the minimum variance necessary to allow reasonable use of the property.
3. The petitioner must demonstrate that the overhead utilities along Sigwalt Street west of Highland Avenue and east of Chestnut Avenue do not hamper the ability of the Fire Department to provide emergency services to the proposed development. If the Village determines that these lines will compromise fire protection, the petitioner shall bury them unless Commonwealth Edison and the Village deems that it is not feasible, in which case the overhead utilities will need to be relocated to the south side of Sigwalt Street.
4. The petitioner should coordinate with the developer of the property to the north to determine if a fire lane connection between both properties is feasible.
5. Engineering plans, details, and stormwater calculations shall be required as part of the formal review process.
6. Eight feet of ROW shall be dedicated along both Highland and Chestnut Avenues.
7. All above ground utility equipment, transformers, switch gear, and building mounted mechanical equipment must be appropriately located and screened. All gas and electric meters, as well as all cable and phone connections, should be routed to the rear of each unit. As part of the Plan Commission process, the petitioner should provide a comprehensive utility plan that shows where these elements will be located and how they will be screened.
8. A market assessment shall be required to demonstrate a need for this type of development and size at this location.
9. A Design Commission review shall be required prior to a formal hearing before the Plan Commission.
10. The petitioner shall be required to address the Village’s Multi-Family Affordable Housing requirement, and an appearance before the Housing Commission shall be required prior to a formal appearance before the Plan Commission.
11. School, Park, and Library contributions shall be required per Village Code prior to the issuance of a building permit for each rowhome building.
12. The petitioner shall comply with all Federal, State, and Village Codes, Regulations, and Policies.
13. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review.