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HomeMy WebLinkAbout2-16-1995 P&Z MINUTES a ' PLANNING .AND ZONING COMMISSION MINUTES Meeting of February 16, 1995 Present: Madeline Bucicendorf, Sonia Huycic, Terry McConnell, I�en Rivers, Ricic Wells Absent: Dorothy Davidson, Bettie Pilote Staff: Dennis Croolcs, Liz Yeary The regular meeting of the Planning and Zoning Comnnission was called to order by Chairman, Ricic Wells, at 7:15 p.m. in the City Hall Council Chambers. The first item on the agenda was approval of the minutes for the meeting of February 2, 1995. Terry McConnell offered a motion to approve the minutes. The motion was seconded by Sonia Huycic and passed unanimously. Before the public hearing portion of the agenda the Chairman gave a brief eacplanation of the public hearing process. The first item of public hearing was a request for a Special Use Permit to allow construction of three two-family dwellings on three individual lots on property located at the northwest corner o£ Hird Avenue and Uvalde Street in the R-1 zoning district. The applicant is Vernal Reece. Dennis stated that the property is just under an acre in size and currently has one single family dwelling and two accessory buildings on it. The surrounding properties are single family dwellings apart from one t�vo family dwelling on a nearby corner. Some of the characteristics of the area and the concerns of Staff were identified such as the R-1 zoning, the low density residential designation o£ the Comprehensive Plan which provides for a maximum density of six units per acre, the unimproved character of the streets surrounding the property and the traffic generated, and access into the area from N. Illinois, the only collector type street serving the area. Dennis reported that Norma Herzinger and Stanley Herzinger had written and submitted letters in opposition to the request. The applicant, Vernal Reece, explained that he had purchased the property 32 years ago when the area was very rural. Since then properties have developed including ten homes in the last three years. The subject property is large and could accommodate several homes. His intention is to construct single level housing for senior citizens. In response to a question from Madeline Bucicendorf, Mr. Reece said that he would , prefer to have two duplexes rather than the one suggested by Staff. He understood that � there would have to be street improvements as part of the building permit. ; MINUTES P&Z 16-2-95 PaUe I ■ Pete Cowles of 2610 N. Montana testified asking the Commission to evaluate what such a proposal would have on sunounding properties and the area as a whole. The area is still very rural with dirt roads. If this request is granted, it needs to be done appropriately with consideration given to the road systems, the dead end streets, the wildlife, and good water supply for fire protection. He felt that before more development is allowed the City should malce improvements necessary to ensure that growth that happens is growth that malces sense. In response to a question from Ricic Wells, Mr. Cowles said that he is not sure whether he is opposed to duplexes, but improvements have to be provided, the roads are too narrow and there is insufficient water and sewer availability. He aslced the Commission to loolc at this area over a five year period and evaluate the need for improved streets and the possible requirement to acquire land for emergency vehicle access. Dennis explained that in areas which are characterized by substandard unimproved streets, required street improvements have been deferred with parties agreeing to construct the improvements when requested to join a Local Improvement District (LID). This is especially the case where development occurs in small increments such as one lot at a time. In response to a question from Ricic, Dennis said that sewer and water are available and developers are required by City Code to hoolc up to those utilities. For the benefit of the Commission, and those present, Dennis explained what the recommended conditions mean: that the Permit could be partially approved for one duplex and two (and possibly four) single family residences on the remaining parcels. Madeline questioned why Staff would consider a duplex rather than a single family dwelling. Dennis said that density under the Plan would allow 5 to 6 units but only 4 lots could be created. I£ one duple�c is appropriate, it would be best situated on a corner lot for access and parlcing reasons. Mr. Reece returned to the podium and commented that he and his wife would probably move into one of the proposed duplexes. He suggested comparing N. Illinois and surrounding development to Marble Front and the number of developments in that area. Terry expressed concern about Parcel A and fire department access. He did not see any reason to deny a duplex on Parcel C. Madeline agreed with Terry, stating that she would prefer to see gradual development. Sonia Huyck could see no problem with the corner lot but was concerned about the Parcel A. Ricic Wells felt there was not enough information to make an informed decision on Parcels A or B. After some further discussion, Madeline Bucicendorf offered a Motion to approve the Special Use Permit in part, subject to the terms and conditions suggested by staff as outlined in the repon, so that the property will conform with the Comprehensive Plan tit�IVU`c� °��. ?s-2-�� � '�� � '� � and the gradual development and nature of the surrounding properties. Sonia Huydc �I seconded the Motion, adding that such an approval should not add a lot of extra traffic. ' ROLL CALL VOTE. Those voting yes: Bucicendorf, Rivers, Huycic, McConnell. Those voting no: None. Absent and not voting: Davidson, Pilote, None. � MOTION CARRIED � I i The second item of public hearing was a proposed amendment to the Sign Schedule of the Caldwell Zoning Ordinance pertaining to installation criteria, setback requirements, I, and illumination standards for signs within the R-3 (Multi Family High Density I, Residential) zoning district. ', i Dennis explained that this item had been initiated by the Planning and Zoning I� Commission on January 19, 1995, in an attempt to eliminate unnecessary requests for waivers and economize Commission agendas and Staff time. Ricic aslced Dennis why the Code for illumination should change and Dennis said that industry standards have improved considerably since the code was adopted, reducing the nuisance factor. Ricic I expressed concern about lights that flash or move which might cause a nuisance in '',, residential areas. Madeline aslced for clarification on reader board signs. After some ' discussion it was agreed to bring the item bacic to the March 2 meeting with new ', wording to reflect Commission concerns about flashing signs. '�, I<en Rivers offered a Motion to continue the item until the March 2 meeting. Terry McConnell seconded the Motion. '� ROLL CALL VOTE. Those voting yes: Rivers, Huycic, McConnell, Buckendorf. Those voting no: None. Absent and not voting: Davidson, Pilote. MOTION CARRIED In reporting on City Council action, Dennis stated the first meeting of the Transportation Subcommittee had been held and will meeting weelcly for the present and ultimately every two weelcs. Dennis outlined some possible future agenda items. There being no further business the meeting adjourned at 9:20 p.m. Respectfully Submitted, � v ��1�' Liz�e `�. � Rick Wells ry� �- R�cording Secretarv Chairman '�n�tvu ; �s ?2�z � 0-2-5�