4095 Lebanon Avenue Rezoning

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Jody Conley
7 years ago
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1 4095 Lebanon Avenue Rezoning

2 Entrance - Conceptual Located at 4095 Lebanon Avenue

3 Requested Zoning Change Property currently contains acres of NU Non-Urban Zoning Applicant requests the following: acres rezoned to R-1 Single Family Zoning acres rezoned to R-3 Single Family Zoning

4 Factors for Consideration Primary concern is whether property in question is zoned in conformity with surrounding uses and whether those uses are uniform and established. Westwood Forum, Inc. v. City of Springfield, 261 Ill. App. 3d 911, 634 N.E.2d 1154 (1994) Factors to be taken into consideration in determining validity of zoning: (1) existing uses in zoning of nearby property; (2) extent to which property values are diminished by the zoning; (3) health, safety, morals or general welfare of public; (4) relative interest of the public as compared to hardship imposed upon individual property owners by denial of zoning requested; (5) suitability of subject property for zoned purposes; (6) length of time property has been vacant as zoned, considered in context of land development in area and vicinity of subject matter; (7) need for use proposed by property owner; and (8) care with which community has undertaken development planning.

5 Village of Shiloh Criteria for Rezoning Purpose of the Shiloh Development Code is to ensure: Land uses and structures are properly situated in relation to one another Construction is in accord with government standards Land development projects are properly designed, platted, and improved.

6 Location Map - Aerial

7 Proposed Zoning

8 Surrounding Zoning

9 Current: Zoning Land Usage Non-Urban Agriculture, farmsteads, and single family dwellings; one primary building per lot Proposed: R-1 Single Family Dwellings and Accessory Uses R-3 Single Family Dwellings and Accessory Uses

10 Zoning Land Usage Section of the Shiloh Code describes the NU District classification as: Encompassing undeveloped or sparsely developed land which for the most part is presently used for agriculture and rural home sites. Section of the Shiloh Code describes the proposed R-1 and R-3 District classifications as: Encompassing developable or undeveloped land which is or should be used for dwellings.

11 Zoning Land Usage The Shiloh Comprehensive Plan - Land Use Plan provides:

12 Improvement Information

13 Improvement Information - Density Density Expected: Tract 1 R acres per lot 47,796 sq. feet Tract 2 R acres per lot 20,691 sq. feet Tract 3 R acres per lot 20,821 sq. feet Code Requirements: R-1 22,500 sq. feet R-3 12,500 sq. feet

14 Improvement Information - Setbacks Setbacks Expected: R-1 R-3 Front: 30 Side: 15 Rear: 35 Width: 125 Depth: 125 Front: 25 Side: 15 Rear: 20 Width: 90 Depth: Code Requirements: R-1 R-3 Front: 30 Front: 25 Side: 15 Side: 10 Rear: 35 Rear: 20 Width: 125 Width: 90

15 Street Layout and Lot Count

16 Street Layout Information Existing Intersections: Golden Spring Parkway at North Green Mount Road Lebanon Avenue at Archview Drive New Access: Valleyview Farm Lane and Lebanon Avenue

17 Traffic Study Information Scope of Traffic Study dated May 2016 ITE Trip Generation Directional Distributions of Roadways Intersection Sight Distance Capacity Analysis

18 Traffic Study Information Trip Generation and Directional Distributions - Impact on Capacity Analysis: Lebanon Avenue - Very little impact on level of service because this is a major roadway with priority at the Archview Drive intersection Valleyview Lane No current traffic volume for comparison Archview Drive Minor impact at evening considering only a single exit lane; Golden Spring Parkway No impact because delay is managed by traffic signal

19 Traffic Study Information Intersection Sight Distances: Acceptable at Archview Drive and unchanged due to a new access point to Lebanon Avenue. At Golden Spring Parkway and Green Mount Road will not be adversely affected due to current and projected provision of lane configurations and traffic signals

20 Traffic Study Information Concludes: The development will have minimal adverse effects on the Golden Spring Parkway intersection with N. Green Mount Road and the Archview Drive intersection with Lebanon Avenue, and Right turn lanes at the entrance along Lebanon Avenue are justified and would be needed over time even without the development Recommends: the development be approved to continue as planned with an intersection for the new access point being designed to IDOT standards and policies.

21 Traffic Information Article III, Section B of the Comprehensive Plan Provides:

22 Existing Topography - Contours Drawing

23 Identification and Location of all Existing Utilities

24 Home Elevation Examples

25 Home Elevation Examples

26 Homes East on Lebanon Avenue Keswick Place zoned R-2

27 Homes South on Lebanon Avenue Twin Oaks zoned MR and R-3 Eagle Drive zoned MR Directly south of Property

28 Homes South on Lebanon Avenue Meadowbruck R-3 zoning Archview connection to Subject Property

29 Conclusion The requested rezoning, the proposed use of the property, and the proposed dwelling units are in conformity with the surrounding zoning and surrounding properties along Lebanon Avenue, the Comprehensive Plan and the Shiloh Development Code. In addition, the proposed zoning will not diminish property values, or be detrimental to the health, safety, morals, or general welfare of the public.

30 4095 Lebanon Avenue Rezoning June 27, 2016

Rezoning case no. RZ15-08: Adam Development Properties, LP

PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved