PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Conduct the public hearing to consider a request for rezoning to R1A upon annexation and a deviation to the 90% rule lot size for the property located at 7S345 Columbia Street (Rocas Hill Subdivision) - PZC 21-1-119
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Kathleen Russell, AICP
ENTITLEMENTS REQUESTED:
A Petition seeking annexation, a preliminary/final plat of subdivision, a subdivision deviation to the ninety percent rule in Section 7-4-4:2.4 of the Naperville Municipal Code <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT7SURE_CH4DEST_7-4-4LAUS>, and rezoning to R1A (Low Density Single-Family District) has been submitted for the property located at 7S345 Columbia Street.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 21-1-119 was published in the Daily Herald on December 20, 2021.
BACKGROUND:
Located south of the intersection of Parkside Road and Columbia Street, the subject property has a common address of 7S345 Columbia Street. The 27,427 square foot parcel is currently improved with a single-family residence and is zoned R-4 in unincorporated DuPage County. The property is adjacent to an unincorporated property to the north and incorporated properties to the south, east, and west. The surrounding incorporated properties are zoned R1B (Medium Density Single-Family Residence District), R1 (Low Density Single-Family Residence District) and R1A (Low Density Single-Family Residence District).
DISCUSSION:
The Property Owners, Pradip Shah, Sandhya Shah, Nimisha Pavone, and Anthony Pavone, request annexation, rezoning to R1A upon annexation, a preliminary/final plat of subdivision, and a subdivision deviation to the ninety percent rule in order to have two single-family residences.
Annexation and Rezoning
Upon annexation, the Property Owners seek to rezone the subject property to R1A (Low Density Single-Family District). Staff finds the proposed R1A zoning to be compatible with the existing zoning of surrounding properties. The Property Owners’ responses to the Standards for Granting a Map Amendment are included in the attachments. Upon review, staff agrees with the Property Owners’ findings and recommends their adoption by the Planning and Zoning Commission.
The Property Owners’ annexation request is not reviewed by the Planning and Zoning Commission, but information on the request is provided for reference. The annexation request will be heard by the City Council at a subsequent meeting date.
Preliminary/Final Plat of Subdivision
The proposal includes a request to subdivide the existing lot into two lots. The proposed lots will be 11,614 square feet and 15,813 square feet in size. The lots will meet the R1A lot requirements for area and width, but the north lot will not meet the ninety rule minimum lot size as required by Section 7-4-4:2.4 <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT7SURE_CH4DEST_7-4-4LAUS> of the Naperville Municipal Code, thus a subdivision deviation is required. Further information concerning the subdivision deviation can be found in the section below. As required by Section 7-2-2:5 <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT7SURE_CH2SUPLPR_7-2-2SUPLPR>, the proposed lot subdivision will be reviewed by the City Council at a subsequent meeting date.
Subdivision Deviation
The Property Owners request a subdivision deviation, as the proposed north lot will not meet the minimum lot size based on the ninety percent rule calculation. The ninety percent rule requires a minimum lot size of any single-family residential lot that results from resubdividing one or more existing lots to be equal to or greater than ninety percent (90%) of the mean of all the incorporated single-family residential lots within 300ft of proposed lot. The ninety percent rule requires a minimum lot size of 12,569 square feet and the proposed north lot will be 11,614 square feet or 955 square feet less than the minimum lot size based on the ninety percent rule.
The Property Owners have explained that the parcel size will not be out of character with the surrounding neighborhood based on analysis of adjacent lot sizes. The parcel appears to have been intended to be two lots as there are two PINs associated with the parcel. To create rectangular lots and keep the parcels in the original intended configuration, the lots are proposed to be split unequal in size. The proposed lot split will formalize the parcel as two separate lots. In considering parcel’s history and size, which meets the R1A minimum lot size requirement, staff is in support of the request.
The Property Owners’ responses to the Standards for Granting a Subdivision Deviation can be found in the attachments. Staff is in general agreement with the Property Owners’ responses and recommends approval of the subdivision deviation request.
Key Takeaways
• The Property Owners are requesting annexation, rezoning to R1A upon annexation, a preliminary/final plat of subdivision, and a subdivision deviation to the ninety percent rule in order to have two single-family residences at the property located at 7S345 Columbia Street. Staff is in support of the request.