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Home My WebLink AboutA015 - Council Action Form dated October 8, 1991 ITEM #: , DATE: 10/0 /91 COUNCIL ACTION FORM SUBJECT: Resolution pproving the Conceptual Development Plan (CDP) for Pam dines Ns'tot - an, Which is Located at the North Ends of Kentucky Avenue and Indiana Avenue and South of the Chicago Northwest- ern Railroad Tracks. ACTION FORM SUMMARY: This is a request to approve a 26 lot subdivision at the north ends of Kentucky Avenue and Indiana Avenue. The developers concurrently are requesting that the PUD be nullified for this property and that the site be rezoned from R-2 PUD to R1-6 (Low-Density Residential) . The Planning and Zoning Commission and staff recommend approval of this CDP with the stipulations listed in the report. BACKGROUND: The developer is requesting approval of a Conceptual Development Plan (CDP) for a 26 lot subdivision, which is located at the north ends of Kentucky Avenue and Indiana Avenue and south of .the Chicago Northwest- ern Railroad tracks. The proposed subdivision contains a total of 7.43 acres. The average lot size is 9,667 square feet with lot sizes ranging from 7,700 square feet to 14,625 square feet. These lot sizes are consis- tent with the existing R-2 underlying zoning and the proposed rezoning of this site to R1-6. The site currently is vacant, and it is generally flat. Drainage on the eastern portion of the site is toward Outlet A of the Patio Homes West Second Addition which serves as a storm water detention area, as well as, a future public park and open space. Additional drainage on the site includes a 50 foot storm water detention area at the rear of proposed lots 22-26. There are no significant areas of trees or other types of natural vegetation requiring preservation. ANALYSIS: Land Use Policy Plan. The Land Use Policy Plan designates the property as suitable for low density residential. A low density residential designa- tion allows between 1 to 9 units per acre. 2 Zoning History. This property was zoned R-2 (low density residential) in 1978. Subsequently on March 20, 1979 a PUD plan was approved for Patio Homes West, which included this property, as well as, the south portion of Kentucky Avenue and Indiana Avenue and the north end of the Idaho Avenue cul-de-sac. One hundred single family attached zero-lot-line lots were approved as part of the original PUD. On January 28, 1986 a revision to the PUD was approved which deleted 22 zero-lot-line lots at the south end of Kentucky Avenue from the PUD. This area was rezoned to 111-6 and 17 conventional single family detached lots were created. The PUD overlay remained intact for this site and at that time the R-2 PUD designation also was added to the zoning map for this property, which is now known as Patio Homes West Fourth Addition. The developers have filed a petition for rezoning this property from R-2 PUD to 111-6. Under the R-2 PUD designation for Patio Homes West, Fourth Addition 36 zero-lot-line lots have been approved. This proposed change in zoning would reduce the number of lots to 26 conventional single family lots. Utilities. The utilities available are adequate for the property needs. Water. Existing -- 6-inch main in Kentucky Avenue 6=inch main in Indiana Avenue Proposed -- 8-inch main in new portion of Indiana Avenue 8-inch main in Kansas Avenue Water mains will be looped through this area as a result of this project. Sanitary Sewer. Existing -- 8-inch main in Kentucky Avenue 8-inch main in Indiana Avenue 8-inch main in west portion of Kansas Avenue Proposed -- 8-inch main in east portion of Kansas Avenue Storm Sewer. A storm water management plan has been developed for this site. A system of 18-inch storm water mains will take storm water to the detention area in Outlet A of Patio Homes West, Second Addition. There is also a storm water detention area at the rear of Lots 22-26 which takes storm water from the south. Electric:. There is adequate electric capacity to serve this site. 3 Streets, Vehicular and Pedestrian Access. Access to the lots in Patio Homes West, Fourth Addition will be from Kentucky Avenue, Indiana Avenue and Kansas Drive. Kentucky Avenue and Indiana Avenue will be extended north into the site and Kansas Avenue is a new street that will be constructed. The developers are proposing that this subdivision be done in two phases. The first phase would include the completion of Kentucky Avenue and the construction of the western portion of Kansas Drive. The development of this subdivision in two phases would result in a continuation of the dead end street situation that has existed since 1986 .for Kentucky Avenue and since 1979 for Indiana Avenue. The Kentucky Avenue, Kansas Drive and Indiana Avenue street combina- tion is also the planned as the western terminus for the Cy-Ride system. Right now Cy-Ride cannot come farther west than Delaware Avenue because these streets have not been constructed and there is no other place to turn the .buses around. Since this area is becoming built up,there is a significant need right now for Cy-Ride to serve people to the west of Delaware Avenue. If these people cannot be served, there will be added vehicles attempting to drive to the University, since the University is a primary destination in this neighborhood. The entire street system, including completion of Kentucky Avenue, Kansas Drive and Indiana Avenue, is needed for proper street circulation for passenger vehicles, as well as, the City's transit system. The rules governing the acceptance of a plat by City Council state that "access to the subdivision and individual lots (should be) safe and convenient for pedestrians, cyclists and vehicles." If the entire street system is not completed at one time, this rule will not be met. Parking will be restricted to one-side of the street because of street width. The developers are requesting no parking on the west side of Indiana Avenue, the south side of Kansas Drive and the east side of Kentucky Avenue. Bicycle traffic will use the public street for movement within the area. Sidewalks will be provided on both sides of the street. The previous CDP/PUD for this property also showed an internal walkway easement extending east and west through this site, which was intended to provide a walkway to the future neighborhood park. The future park is shown as Outlot A of Patio Homes West, Second Addition, and a portion of it can be seen on the attached CDP. A drawing showing the location of the pro- posed walkway easement through this site is also attached. The developer has asked to be relieved of creating these easements since sidewalks are available along Kansas Drive, which is approximately 150 feet to the north of the proposed walkway easement. Staff concurs with the request since there is a parallel way to get to the .park, which is close by. In the previous PUD, the developers proposed mid-block crosswalks in the First and Third Additions to Patio Homes. These crosswalks were located west of Kentucky Avenue and between Kentucky Avenue and Indiana Avenue. 4 These walkway easements have not been improved with actual sidewalks. Therefore, the easements are not used. Staff suggested that actual side- walks be installed, and it was determined that these walks are seen as an undesirable feature in the neighborhood. The Planning and Zoning Commission has recommended that these easements be vacated by the City. Since these walkway easements are not serving the original purpose, staff does not object to these easements being vacated. In addition, at the time that the park area was dedicated to the City, access to the park from Illinois Avenue was also requested, however, there is no evidence that this was accomplished. The developers; still retain ownership to Lot 33 of Ontario West, which is located at the north end of Illinois Avenue. A walkway easement on this lot could provide access to the future park for Illinois Avenue residents. STAFF COMMENTS: The following stipulation needs to be placed on the Conceptual Development Plan in order to assure development will be consistent with the require- ments of the subdivision ordinance and the premises upon which this area has been planned and developed. 1. The installation of all water, sewer, storm sewer and street improve- ments, along with all other plat improvements must be installed as part of the approval of the final plat for the first phase of this amended CDP. The developer may create buildable lots as shown on this amended CDP in more than one phase. 2. That the Conceptual Development Plan (CDP) not become effective until the rezoning from R-2 PUD to R1-6 is approved by City Council. 3. That a Parking Ordinance be adopted limiting parking to one side of the street at the time of the Final Plat. The Planning and Zoning Commission reviewed this request at their meeting of September 4, 1991 and recommended that it be approved with the stipulations as stated in this report. ALTERNATIVES: 1. The City Council can approve of the Conceptual Development Plan (CDP) for Patio Homes West, Fourth Addition, with the stipulations noted above. R. The City Council can deny approval of the Conceptual Development Plan (CDP) for Patio Homes West, Fourth Addition. 3. The City Council can table this request for additional information from the developer or staff. , 5 MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative V. This will approve of the Conceptual Development Plan (CDP) for Patio Homes West, Fourth Addition, with the stipulations recommended by the Planning and Zoning Commission and staff. The City should also initiate the vacation of the walkway easements that were provided in the First and Third Additions to Patio Homes West. Attachment y\bpo\caf\patio.008 I CORPpRAiF I• . • Limbs. ' . . . . . . • • • . . • CH1CA60 j • . . . . . • . • • • . . . . . . . . . . . . . . • . . • • • • • • • • • . • • • • • • • • • . • • • • • • • • • • • d La . . . . . .t'AF '(a/• �t>✓��IG�. 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