Title/Name/Summary
Sterling Ridge Re-Subdivision Lots 19 and 20 - SB
History
PROJECT:
Sterling Ridge Re-Subdivision Lots 19 and 20 2010-0163
PETITIONER:
Chittaranjan A. Patel
REQUESTED ACTION:
Subdivision
PURPOSE:
The purpose of this petition is to consolidate lots 19 and 20 in the Sterling Ridge subdivision into a single lot.
LOCATION:
10842 Frank Lane (Lot 19)
10834 Frank Lane (Lot 20)
P.I.N. NUMBER:
27-29-115-012 (Lot 19)
27-29-115-013 (Lot 20)
ATTACHMENTS:
Plat of Surveys
Aerial
SIZE:
Lot 19 is 11,880 square feet;
Lot 20 is 11,880 square feet;
Combined lot size is 23,760 square feet;
EXISTING ZONING:
R-3 Residential District;
EXISTING LAND USE:
Vacant;
SURROUNDING ZONING AND LAND USE:
North: R-3 - Vacant Land;
South: R-3 - Single Family Homes;
East: R-3 - Vacant Land;
West: R-3 - Vacant Land;
COMPREHENSIVE PLAN DESIGNATION:
Lot Intensity Population
PUBLIC UTILITIES:
The public utilities for the Sterling Ridge subdivision have been installed. Water, storm sewer and sanitary sewer mains are in place. Private utilities such as gas, electricity are presumed in place in preparation for lot construction.
FLOODPLAIN:
The subject properties within the Sterling Ridge subdivision are not located in or near a floodplain.
TRANSPORTATION:
Lots 19 and 20 are accessible from Frank Lane, a local street. The Sterling Ridge subdivision street network connects to Fawn Ridge on the north and Deer Point III on the south. Fawn Ridge and Sterling Ridge share the same access road, Landings Drive, onto 108th Avenue, a two-lane major collector road under Cook County jurisdiction.
PLANNING OVERVIEW:
Sterling Ridge was planned as a 40 acre, 82 lot single family home residential development that was annexed, rezoned from E-1 to R-3 and subdivided in 2004. Based on aerial photography since then, only 22 homes have been constructed in the subdivision. The petitioner proposes to consolidate lots 19 and 20 on Frank Lane to construct a single family home. The total number of lots, and therefore homes, will be reduced to 81.
The 2004 approval indicated that the density for Sterling Ridge was set at 2.5 dwelling units per acre. The proposed lot consolidation does not significantly alter the approved density (2.48 dwelling units v. 2.5 dwelling units).
DISCUSSION:
Subdivision
The petitioner will need to submit a Plat of Subdivision to the Village for recording of the proposed lot consolidation.
Land Use Intensity and Lot Size
The intensity of the land use is reduced. Rather than two homes built on vacant lots 19 and 20, only one home will be built.
The consolidated lot size is proposed at 23,760 square feet. This exceeds the 10,000 square foot minimum requirements of the R-3 zoning district and is permitted by Section 6-204.D of the Land Development Code.
Setbacks, Height and Lot Coverage
The petitioner is not proposing a new house with this petition. However, the petitioner will be accountable to the setback, height and lot coverage requirements of the R-3 Residential zoning district when a home is proposed.
Utility and Drainage Easement
When Sterling Ridge was originally platted, a 7.5 foot utility and drainage easement was required in each of the side-yard areas on all lots. This provided a 15 foot wide area along the property lines between homes for access to service utilities.
The consolidation of lots 19 and 20 makes the 7.5 foot easement on the east property line of lot 19 and the 7.5 foot easement on the west property line of lot 20 obsolete since a future house will likely be centered among the consolidated lots.
The petitioner must prepare and provide a plat of abrogation, abrogating the respective 7.5 foot easements on each lot before the consolidation is recorded on a plat of subdivision.
Utilities are not located in the easements that need abrogation. The utilities that would service lots 19 and 20 are located in the other side-yard easements.
Erosion and Sedimentation
Since most lots remain undeveloped, the Sterling Ridge subdivision has faced numerous challenges with regard to erosion control and sedimentation issues. However, the developer has worked and continues to work with the Village to mitigate and address the erosion and sedimentation problems that occur. While lots 19 and 20 are owned by the petitioner, the developer works with the Village to notify the current lot owners of the subdivision to properly maintain the vacant lots to acceptable standards.
This case will go before the Development Services/Planning Committee for review prior
to being sent to the Board of Trustees for final review/approval.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated June 8, 2010
and
I move to recommend to the Village Board of Trustees to approve the re-subdivision/ lot consolidation of lots 19 and 20 in the Sterling Ridge subdivision for a 23,760 square foot lot as depicted in the Plat of Consolidation titled “Shivam Patel’s Plat of Consolidation of Lots 19 and 20 of Sterling Ridge”, prepared by Geopool Civil Engineering Land Surveyors, dated May 21, 2010, sheet 1 of 1, subject to the following conditions:
1. That petitioner provides a Plat of Subdivision to the Village for recording of the proposed lot consolidation;
2. That the petitioner prepares and provides a Plat of Abrogation to the Village for recording of the abrogation of the respective 7.5 foot easements on each lot before the consolidation is recorded on a Plat of Subdivision;
3. That the petitioner works with the developer of Sterling Ridge to properly maintain and control the erosion and sedimentation issues of lots 19 and 20.
Recommended Action/Motion
PARISI: I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated June 8, 2010,
And
I move to recommend to the Village Board of Trustees to approve the re-subdivision/ lot consolidation of lots 19 and 20 in the Sterling Ridge subdivision for a 23,760 square foot lot as depicted in the Plat of Consolidation titled “Shivam Patel’s Plat of Consolidation of Lots 19 and 20 of Sterling Ridge”, prepared by Geopool Civil Engineering Land Surveyors, dated May 21, 2010, sheet 1 of 1, subject to the following conditions:
1. That petitioner provides a Plat of Subdivision to the Village for recording of the proposed lot consolidation;
2. That the petitioner prepares and provides a Plat of Abrogation to the Village for recording of the abrogation of the respective 7.5 foot easements on each lot before the consolidation is recorded on a Plat of Subdivision;
3. That the petitioner works with the developer of Sterling Ridge to properly maintain and control the erosion and sedimentation issues of lots 19 and 20.
THOMPSON: Second.