CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Receive the staff report for Sedgwick Consolidation located at the southwest corner of Ogden Avenue and Shandrew Drive, PZC 17-1-012.
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered this matter on April 3, 2017 and voted to recommend approval of the request (Approved 7-0). Staff concurs.
BACKGROUND:
The subject property consists of 8.61 acres and is generally located at the southwest corner of Ogden Avenue and Shandrew Drive. On October 4, 2016, the City Council approved a Final Planned Unit Development Plat and a Final Plat of Subdivision for Sedgwick to allow for the development of 65 townhome dwelling units on the subject property.
At this time, and after Sedgwick’s construction has commenced, the petitioner (M/I Homes of Chicago LLC) has identified that a conflict exists between the platted lots for each Georgetown townhome and the proposed location of each dwelling unit’s walls. The conflict is due to a proposed four inch widening of each dwelling unit’s floor plan that was not considered during the platting and design phase for the site.
As plans were adjusted to account for the wider dwelling units, it was identified that buildings 6 and 13 have minor encroachments into the required corner side yard setbacks. This encroachment requires approval of deviations to the Naperville Municipal Code, resulting in a Major Change to the Sedgwick PUD, a revised Final PUD Plat, and a revised Final Plat of Subdivision.
DISCUSSION:
Requested Deviation
The petitioner has requested a deviation to Section 6-6D-7.1 of the Naperville Municipal Code to allow for a reduced corner side yard setback for Buildings 6 and 13 of the Sedgwick development. A 2.3 foot encroachment is proposed for Building 6, and a 1.7 foot encroachment is proposed for Building 13. A visual depiction of the proposed encroachments and their impact on the Sedgwick subdivision can be found in the attachments. These encroachments are a direct result of each townhome’s floor plan being 4 inches wider than originally planned for. Buildings 6 and 13 are the only buildings with previously platted setbacks that are affected by the change in design. Although each Georgetown building is wider, all buildings will still fit within the original platted building lot.
Staff is supportive of the requested deviation, noting that the proposed encroachments are within the interior of the development and do not impact surrounding neighborhoods or property owners. Furthermore, the proposed encroachments apply only to the corners of two dwelling units adjacent to the public right-of-way, causing the overall perceived impact to be minimal. Staff finds that the proposed encroachments maintain consistency with the previously approved Sedgwick PUD.
Findings of Fact
The petitioner’s responses to the Standards for Approving a PUD Deviation can be found in the attachments. Upon review, the Planning and Zoning Commission and staff are in agreement with the petitioner’s Findings and recommend their adoption by the City Council.
Major Change to the Sedgwick PUD & Final PUD Plat
Section 6-4-6 (Changes to a Final Planned Unit Development) of the Naperville Municipal Code identifies that a request for a deviation to underlying Municipal Code requirements constitutes a Major Change to a Final Planned Unit Development. As a result, the petitioner’s request for a deviation to Section 6-6D-7.1 also requires approval of a major change to the Sedgwick PUD.
Staff is supportive of the requested major change, noting that the requested amendment will not alter the approved layout, unit count, or design intent of the Sedgwick subdivision. It has also been identified that open space amenities, path connections and common areas will remain consistent with the original PUD approvals.
Findings of Fact
The petitioner’s responses to the Standards for Amending a Planned Unit Development can be found in the attachments. Upon review, the Planning and Zoning Commission and staff are in agreement with the petitioner’s Findings and recommend their adoption by the City Council.
Final Plat of Subdivision
The petitioner is seeking approval of a revised final plat of subdivision for Sedgwick. The revised plat continues to allow for the development of 65 townhomes, but consolidates the previously platted lots under the proposed building footprints for lots 1 through 11, and lot 13. The revised plat substantially conforms to the approved Preliminary Plat of Subdivision approved through Ordinance 16-122 and the proposed Final PUD Plat for Sedgwick.
Key Takeaways
• The petitioner is requesting approval of a corner side yard setback deviation for the Sedgwick Planned Unit Development. The requested deviation will be reflected on a revised Final Plat of Subdivision; and, per Section 6-4-6 of the Code, also necessitates approval of a major change to the Sedgwick PUD and a revised PUD plat.
• Staff supports the request given its minimal perceived impact on surrounding neighborhoods and property owners, and consistency with previous PUD approvals.
Planning & Zoning Commission Action
The Planning and Zoning Commission considered this matter at their meeting on April 3, 2017. No members of the public provided testimony. Following limited comments, the Planning and Zoning Commission moved to adopt the findings of fact as presented by the petitioner and approve PZC 17-1-012 (approved 7-0). Staff concurs with the Planning and Zoning Commission's recommendation.
FISCAL IMPACT: N/A