Village of Glenview Plan Commission STAFF REPORT August 28, 2018 TO: Chairman and Plan Commissioners CASE # : P2018-009 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Single-Lot Subdivision ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees. APPLICANT / CONTACT: PKPG Companies Peter Canalia 1631 Pickwick Lane Glenview, IL 60026 LOCATION: PROJECT NAME: 632 Beaver Road Shamoon Subdivision OWNER: 632 Beaver, LLC 7355 Niles Center Road Skokie, IL 60077 PROPOSAL: The applicant requests approval of a Single-Lot Subdivision of the subject property to allow for the construction of a new single-family detached residence. Staff Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Board of Trustees.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): 05-31-315-020-0000 Current North East South West Glenview R-5 Residential District Glenview R-5 Residential District Glenview R-5 Residential District Glenview R-5 Residential District Glenview R-5 Residential District AERIAL PHOTOGRAPHY: 2
Project Summary SUBDIVISION PROCESS: Chapter 18 of the Village of Glenview Municipal Code requires that all properties be complete lots of record before any new building permits will be issued. The subdivision process can involve the consolidation of existing lots/parcels into a new single lot of record or the division of existing lots/parcels into multiple new lots of record. Often times, easements are granted and public right-of-way is dedicated through this process. Subdivision of property can also trigger the installation of outstanding/missing public improvements including roadway pavement, sidewalks, curb & gutter, and parkway trees. PROPOSAL: The petitioner requests approval of a final plat of subdivision to create one (1) new lot of record. The proposed lot would be comprised of 0.20 acres. Subdivision of the lot is required prior to the issuance of a building permit to allow for the construction of a new single-family residence upon the subject property. Required Proposed Lot 1 Zoning R-5 (existing) R-5 Minimum Lot Width 60.00 feet 66.00 feet Minimum Lot Size 8,712 square feet 8,739 square feet BACKGROUND: The subject property and surrounding neighborhood were subdivided and developed in the 1950s prior to the adoption of the current Zoning and Subdivision requirements. The property has been improved with a single-family residence since that time. PUBLIC RESPONSE: As of press time, no correspondence from the public had been received by Community Development Department staff regarding the proposed subdivision. 3
Plan Commission Review REQUIRED PUBLIC IMPROVEMENTS: In accordance with the Village s Subdivision Code, the following Public Improvements are: Required: Public Sidewalk is required within the Beaver Road right-of-way. The subject property lies within a Priority Sidewalk Neighborhood as identified by the Village of Glenview Bicycle & Sidewalk Master Plan. Staff recommends a covenant agreement for the provision of sidewalk or costs related thereto from the property owner at such time that sidewalk may be required in the future by the Village of Glenview. No other subdivisions along the block have been approved since the implementation of the Bike & Sidewalk Master Plan. Beaver Road is not specifically named as a future pedestrian spine within the Village of Glenview Bicycle & Sidewalk Master Plan. Not Required: Public right-of-way dedication is existing within the Beaver Road right-of-way. Street pavement is existing within Beaver Road right-of-way. Curb and Gutter are existing within the Beaver Road right-of-way. Parkway trees are existing within the Beaver Road right-of-way. ENGINEERING REVIEW COMMENTS: Per a memorandum from James Tigue, Civil Engineer, all engineering comments have been addressed in accordance with Village requirements. 4
Technical Review PUBLIC OUTREACH: Submittal/Meeting/Action Date A. Application Submitted 01/25/2018 B. Plan Commission Meeting 08/28/2018 C. Village Board of Trustees Final Consideration TBD COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Comments Yes -- No -- N/a Official Map Yes The existing zoning matches the zoning prescribed by the Comprehensive Plan Official Map, as amended. Comprehensive Plan Yes The existing and proposed land uses comply with the land use prescribed by the Comprehensive Plan Official Map, as amended. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor N/A - Plan Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes The neighborhood is designated as a Priority Sidewalk Neighborhood by the Bike & Sidewalk Master Plan. It is recommended that a covenant for future sidewalk should be required in this instance as well. The Glen Design Guidelines N/A - 5
REQUIRED APPROVAL(s): The following chart details the necessary required approvals: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Sample Sidewalk Covenant 3. Plat of Survey (Reduced) 4. Proposed Plat of Subdivision (Reduced) 5. Proposed Plat of Subdivision (Full-size) 6
Sample Motion Based upon the petitioner s application materials, testimony, and subsequent discussion relating to the petition which together demonstrate compliance with Chapter 66 of the Municipal Code (Subdivisions), I move in the case of P2018-009, Shamoon Subdivision at 632 Beaver Road, the Plan Commission recommend the Village Board of Trustees grant approval of a Single-Lot Subdivision in accordance with the Final Plat of Subdivision entitled Shamoon Subdivision prepared by United Survey Service, LLC and dated 04/17/2018 with the provision of a covenant for future public sidewalk along Beaver Road. 7
632 Beaver Road Glenview, IL 60025 PIN(S): 05-31-315-020-0000 Upon recording return to: Village of Glenview 2500 East Lake Avenue Glenview, IL 60026 SIDEWALK COVENANT RE: Requirements Imposed in Connection with the Shamoon Subdivision, 632 Beaver Road, Glenview, Illinois, 60025 This covenant is to establish that the record owner(s) of the property commonly known as 632 Beaver Road, Glenview, Illinois (the Property ) and legally described as: LOT 2 (EXCEPT THE NORTH 16.50 FEET THEREOF) IN WAGNERS ADDITION TO GLENVIEW, BEING A SUBDIVISION OF PART OF THE NORTH HALFOF THE WEST HALF OF THE NORTH 20 ACRES OF THE SOUTH 35 ACRES OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 42 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. will be responsible, upon request by the Village of Glenview (the Village ), for all expenses relating to the provision and installation of public sidewalk in the street right-of-way that abuts the east lot line of said Property. Said public sidewalk will be five feet (5') in width, in accordance with present Subdivision Code requirements, and will be located approximately one foot (1') east of the property line along Beaver Road. The public sidewalk will be required to extend the entire width of the lot within the Beaver Road rights-of-way. The immediate installation of such public sidewalk is not required as a condition of subdivision approval, but the said public sidewalk will be provided and installed, at the owner s expense, and in compliance with all Village Subdivision Code requirements, when and if so requested by the Village. As a condition of subdivision approval the Property owners have been required to execute this document requiring payment for, and/or support of a Special Service Area created for such a purpose, in which the undersigned owners shall be required to vote in favor of said Special Service Area and shall not object to same. The terms set forth in this covenant were approved in connection with Plan Commission and Village Board deliberations on the proposed subdivision approval on August 28, 2018 and October 2, 2018, respectively. This document will be recorded with the Cook County Recorder of Deeds. The obligations of the record owner set forth herein shall run with, and be binding upon the successors and assigns including any third party purchasers. Signature(s) of Owner(s) of 632 Beaver Road Print or Type Name of Owner(s) SUBSCRIBED AND SWORN TO before me this day of, 20 Notary Public Seal: 8
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