CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957

Transcription

1 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Planning and Zoning Commission Meeting A meeting of the Galesburg Planning and Zoning Commission has been scheduled for Tuesday, February 19, 2013, at 7:00 p.m. in the City Council Chambers of the Galesburg City Hall. A G E N D A Approve Update Receive Minutes of the January 22, 2013 meeting. Past Planning and Zoning Commission items. General citizen comments. PZ Public Hearing Application for a sign variance of Section (A)(1) of the Development Ordinance to allow an additional freestanding sign at 2900 West Main Street. PZ Public Hearing Application for a front yard variance of Section (B)(3)(b) of the Development Ordinance to allow the reconstruction of a breezeway with a front yard setback of 10.5 feet instead of the required 15 feet at 887 Frank Street. PZ Review Preliminary plat of the Gale Village Subdivision. PZ Review Final plat of the Gale Village Subdivision. PZ Consider Excused absence from meeting. COMMISSION MEMBERS: PLEASE NOTIFY ME IF YOU ARE UNABLE TO ATTEND AT cc: Mayor Aldermen (7) Bill Morris, Video Media City Manager Rick Riner, Buildings & Grounds City Clerk News Media (7) City Engineer File Copy City Attorney Public Information Officer Fire Chief Associate Planners Building Inspector Page 1 of 1

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5 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Agenda Item PZ Attached is a copy of the variance application received from EnSeason Café regarding a proposed freestanding sign to be located at 2900 West Main Street (location map attached). The property is currently zoned M-1, light industrial.the applicant is requesting a variance of Section (A)(1) of the Development Ordinance. This section indicates one freestanding sign (i.e. pole, pylon, ground or monument sign) is allowed to be located on a property zoned M-1, light industrial. The sign can contain up to 300 square feet per side. A copy of Section is also attached. EnSeason Café is proposing to install a freestanding sign measuring approximately 26 square feet on the property at 2900 West Main Street. Copies of a drawing of the sign and a picture of the proposed location of the EnSeason sign are attached. Currently there are two freestanding signs already located on the site. A site sketch is attached showing the existing locations of these two signs. EnSeasons is requesting a variance to allow the third freestanding sign. Before the Development Ordinance was adopted the Sign Code allowed one freestanding sign per 50 feet of frontage with a maximum area of 300 square feet per side. The two current signs measure a total of 58 square feet (Sustainable Business Center 40 square feet and Intellihot 18 square feet). Photographs of the two existing signs are also attached. The property at 2900 West Main Street has a frontage of feet. In discussing the EnSeason sign with the sign company, Community Development staff suggested the owner of the Sustainable Business Center consider a directory sign instead. The sign company indicated the owner did not have available funds to install a directory sign, and directed the sign company to proceed with the sign variance request. Also attached for the Commission s review are the following documents: 1. Copy of the legal notice that was published in the Register-Mail. 2. City s standards for granting a variance. Please note the Intellihot sign was issued in error of the new sign regulations in the Development Ordinance. With the fact the Intellihot sign was the second freestanding sign on the parcel and the permit was issued after the Development Ordinance became effective, a variance should have been requested prior to the installation. This error was discovered when the sign company contacted the City regarding the EnSeason sign. A letter has been sent to the company that installed the Intellihot sign requesting they submit an application for a variance. Page 1 of 2

6 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 The Development Review Committee members reviewed the variance request during their February 6, 2013, meeting. The Committee voted to recommend the variance request be denied. In making this decision the Committee considered the following items: 1. The property at 2900 West Main Street is zoned M-1, light industrial. 2. The owner of EnSeason Café desires to construct a 26 square foot freestanding sign on the parcel. 3. The sign requirements in the Development Ordinance allow one freestanding sign up to 300 square feet in area on properties zoned M There are already two freestanding signs totaling 58 square feet located on the parcel, which prohibits the installation of another sign without a variance. 5. Prior to the adoption of the Development Ordinance the City s Sign Code allowed one freestanding sign per 50 feet of street frontage with a maximum sign area of 300 square feet per side. 6. This requirement was eliminated and the existing regulations placed in the Development Ordinance to reduce sign clutter (i.e. avoid placement of multiple freestanding signs on a parcel). 7. There are a number of businesses already occupying the property at 2900 West Main Street and the building has the ability to hold additional businesses. 8. The Committee felt with the number of existing businesses in the building and space for additional businesses, there is a significant potential that other businesses will want to construct additional freestanding signs, thus continuing to create additional sign clutter. 9. The Committee indicated, in order to avoid the sign clutter, it makes better sense to plan for the replacement of the existing freestanding signs with a directory sign. A directory sign could provide each of the businesses in the facility a place to advertise. RAP:mjf Attachment cc: File Copy Page 2 of 2

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9 CITY OF GALESBURG Community Development Department Operating Under Council-Manager Government Since West Main Street Sign variance request to allow third freestanding sign Feet / W MAIN ST 150 « ") 1 ") « City of Galesburg General Location PICKARD RD WESLEYE AVE DOUGLAS DR DUVAL AVE HERRING AVE Legend 2900 W Main St The information included in this map is intended to be advisory only and is NOT designed or intended to be used as a substitute for an accurate field survey, as performed by a Registered Land Surveyor, to determine precise property location Imagery Date: 2010 Division 306 created: January 28, 2013

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19 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Agenda Item PZ Attached is a copy of the variance application received from Jim McLeese regarding the residence located at 887 Frank Street (see attached location map). Mr. McLeese is proposing to demolish the existing breezeway connecting the residence to the garage and then reconstruct the breezeway (see site map showing area to be reconstructed). The property owner is requesting a front yard variance along Olive Street to do this. The front yard setback along Olive Street is currently fifteen feet. This is calculated based upon the average of the setbacks for the existing buildings. The current residence is located 10 feet from the property line. The property owner would like to construct the breezeway in approximately the same location as it currently exists. The variance request is to reduce the fifteen foot setback to 10.5 feet (i.e. reduction of 4.5 feet which is the maximum of 30% allowable in the Development Ordinance). Also attached for the Commission s review are the following documents: 1. Copy of the legal notice that was published in the Register-Mail. 2. City s standards for granting a variance. The Development Review Committee reviewed the variance request during their February 6, 2013, meeting. The Committee voted to recommend the variance request be approved. In making this decision the Committee considered the following items: 1. There is an existing breezeway that attaches the residence to the garage which the owner desires to reconstruct. 2. The existing residence and breezeway sets 10 foot of the front property line located along Olive Street. 3. Due to the existence of buildings on this lot and the adjacent lot to the north, the front yard setback is the average of the existing setbacks which calculates out as 15 feet. 4. The Development Ordinance allows a variance of a required yard setback of up to 30% of the required setback or 4.5 feet in this situation. 5. The proposed reconstruction does not create an additional encroachment into the front yard setback. 6. The proposed project does not create any additional impact to the neighborhood. 7. Approval of the variance request doesn t alter the character of the neighborhood. RAP:mjf Attachment cc: File Copy Page 1 of 1

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27 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Agenda Item PZ Attached for your review is a copy of the preliminary plat of the Gale Village Subdivision. The subdivision is located on the west side of North Seminary Street across from Knox Square Drive. It consists of the subdivision of property into six lots and the extension of Knox Square Drive westerly from North Seminary Street approximately 440 feet. The street then turns northerly and ends in a temporary cul-de-sac at the north property line of the Delahunt property. In addition, Midwest Drive is extended northerly and tees into the Knox Square Drive Extension. The six lots are made up of the following parcels: 1. A vacant lot north of 2558 North Seminary Street. 2. Two vacant lots on the west side of Midwest Drive. 3. The Delahunt property which is located immediately north of the two parcels just referenced and extends northerly to the south side of the proposed temporary cul-de-sac. 4. The Stisser property which is located immediately north of the Delahunt property. This subdivision plat relates directly to the Raufeisen rezoning which the Planning and Zoning Commission members reviewed during their September 18, 2012, meeting. As you will recall Mr. Raufeisen proposed the development of a hotel, other commercial uses and two-family dwellings. At that time Mr. Raufeisen had shown on his site plan the extension of Knox Square Drive westerly and the construction of a north-south street from the west end of the Knox Square Drive extension northerly to near the Route 34 right-of-way. You will note the proposed subdivision layout has been revised. This is due to the fact Mr. Raufeisen has been unable to complete negotiations on the Stisser property. Mr. Raufeisen and the Stisser estate have been unable to come to an agreement on the purchase price of the Stisser property. Mr. Raufeisen wants to move forward with the three of the four lots on the south end of the proposed subdivision. He does not want to have to pay for the construction of the north-south street up to near the U.S. Route 34 right-of-way, since he does not own the Stisser property. As such, he has proposed phasing the subdivision. The City Council members will be considering Mr. Raufeisen s request to phase the project during their meeting. The final reading of an ordinance revising the original rezoning ordinance will be on the City Council s agenda. The original rezoning ordinance requires the developer to record a final plat of the entire area per his initially proposed development scheme within 180 days from the date of the rezoning approval (see attached original plan). This was done since there was no proper legal descriptions for the specific zoning parcels. With the fact Mr. Raufeisen is unable to gain control of the Stisser site, he is unable to record a proper plat within the 180 day time frame. If the proper plat is not recorded within the 180 days, the rezoning does not become effective. In order to avoid this issue, the proposed Page 1 of 3

28 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 ordinance being considered by the City Council would allow Mr. Raufeisen to move forward with Phase 1 being the south 4 lots in the subdivision (see attached phasing map). A plat for at least those four lots needs to be recorded within the 180 day time frame. The remaining property (i.e. north portion owned by the Stisser estate) could be developed under Phase II. This assumes Mr. Raufeisen comes to an agreement with the Stisser Estate or the Stisser Estate finds a different developer. In order for the rezoning to become effective for Phase 2, a subdivision plat needs to be recorded within three years from the date of the original zoning approval. I will advise the Commission Tuesday night of the City Council s decision regarding the proposed phasing. There are two main changes made to the subdivision plat layout. First, the proposed north-south street will not extend to near the U.S. Route 34 right-of-way. Instead, Mr. Raufeisen is proposing to construct the extension of Knox Square Drive westerly and the north-south street from the west end of the Knox Square Drive extension northerly to the south property line of the Stisser property. A temporary cul-de-sac will be located at the north end of the north-south street on the Stisser property. The Stisser estate requested the cul-de-sac be located on their property. The second change involves the layout of the lots. The portion of the current Delahunt property which will remain under the Delahunt s control has been added in as a lot. In addition, since the north-south street will not be constructed at this time on the Stisser parcels, none of the former proposed lots are shown. Instead, the subdivision shows two lots (east part and west part) on the Stisser property. You will note there is an access restriction on the temporary cul-de-sac for agricultural access only. This prohibits the Stisser estate from trying to construct a building on the site without a resubdivision. At a later date, if Mr. Raufeisen and the Stisser estate come to an agreement or another developer becomes interested, a resubdivision of the two proposed Stisser lots would be required before development can occur. The Development Review Committee members reviewed the preliminary plat during their meeting. The Committee recommended the plat be approved contingent upon the following items: 1. Submittal of drainage plan for subdivision and approval of plan by City Engineer s office. 2. Submittal of plans or written and signed statements setting out grades and profiles of streets, proposed grades and facilities for all required improvements and subdivider s proposal for accomplishing their installation and approval by City Engineer s office. 3. Submittal of signed and sealed statements by developer s engineer that all proposed public improvements have been designed in accordance with the Development Ordinance. 4. Receipt of sanitary sewer capacity certification from Galesburg Sanitary District. 5. Receipt of utility company signoff letters for the proposed easements. 6. Certified estimate of the subdivision improvements from the developer s engineer. 7. Performance bond for 110% of the City Engineer s approved cost of the subdivision improvements. Page 2 of 3

29 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since Submittal of intersection design for the proposed traffic control improvements at Seminary Street and Knox Square Drive and approval of design by City Engineer s office. 9. Submittal of storm sewer design computations and approval by City Engineer s office. 10. Submittal of plans for all public improvements and approval by City Engineer s office. 11. Submittal of grades and profiles of streets and approval by City Engineer s office. 12. IDOT approval of drainage plan. RAP:mjf Attachment cc: File Copy Page 3 of 3

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33 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Agenda Item PZ Attached is a final plat of the Gale Village Subdivision. This plat is the legal document that will be recorded with the Knox County Recorder. The subdivision should mirror the proposed layout that is shown in the preliminary plat that the Commission will also be reviewing at the February 19 th Commission meeting. The Development Review Committee met on to review the final plat. The Committee voted to recommend approval of the plat contingent upon approval of the conditions placed on the preliminary plat. RAP:mjf Attachment cc: File Copy Page 1 of 1

34 CITY OF GALESBURG Community Development Memo Operating Under Council Manager Government Since 1957 TO: FROM: Planning and Zoning Commission Members Roy A. Parkin, Director of Community Development DATE: Wednesday, February 13, 2013 SUBJECT: Agenda Item PZ Member Guenseth was absent from the Commission meeting; but called in her absence in advance of the meeting. As such, Member Guenseth is eligible for an excused absence if she requests it. RAP:mjf Attachment cc: File Copy Page 1 of 1