1965-12-22 Planning Comm MinutesMiau.teo
December 22, 1966
The meeting convened at 8z00 p.m. at the village hall with Len Lustig,
Fred Brass, Tom Libra and Hardy Wright present, Arriving after the
planaOs report was George Weed. Aaso present were Mayor Haber, Trustee
Otringer a7Ltd Howard Dahlgren . Present re case 65-18 were MSST.S. Bream
and Tuminelly. Present re case S5-31 fr'7-7,.3 William Smith.
65-18 En,gla Ridge
Dahlgrea Lt the time that the Comoreheasive Plan was being developed,
it vas obTions that the cresont-s17ped area betv.een Victoria aad 35-742 had
potent:kal other than R-1. This was appa:2ent from (a) the already estAlished
al42ment o 35-q, (b) the 7ohicalar accesses to be provided at both ends of
tEe arca aua (e) the excellent viszlal accesses that would obtain from bridge
and freeway grades due to the promineace of the area. Rather than attempt
to Enticipate specifically what kind c development would b tbothe economic
ante of the developers and the village as a result of these conditions,
the area was left in R-1 zone in order that Tatnre proposals could be con-
sidered on their merits. Since adcon of the Comprehensive Plan, aothinrs;
ha.o changed to alter those considerations; actual construction of the freeway
merely makes the conditions that will obtain easier to visualize. The situa-
tion is the same exeept that highway construction bFings ultimate potential
of the land closer to feasibility and realization.. Cimeaptflacntia,;of: of
the land is now substantiated by actia proposal. These are the specific
considerations that ',ve apply to the land in question end the proposalt
The highest and. best use of the land is not R-1,
The land is suited to mixed high quality development.
The pnned development of double -houses for transition on the west is
reasonable.
The land is surrouPded by R-1 anhongh cat of: by the freeday on the
south and wast.
While possible uses are institutional, office or mixed residential—the
specific use is not as critical as the quality of first major development
in the area,
?resent quality requirements in village ordinances are not sufficient to
assure develeipment of this land in highest and best use.
While proposed plans are reasonable, for purposes of re -zoning they cannot
be expected to cover quality considerations that should be spelled out in
village ordinance.
The ordinance should be strengthened before the land is rezoned.
On the Question of aet tax return, 217. Dahlgren qualified his remarks by
noting that data on school-age children in town house developments is not
yet available, He estimates that there will be 131 school-age children in.
the completed development, 465 per unit and 4;3600 per acre acre •• net tax
return. ge generally expects that the plan would become a tremenaons ta.z. asset.
Discussiona
Weed Should performance bond on -the proposal be required?
Ltzstiga Perhaps this would be preMatare at present stage of plans.
Wright t Should the rest.of the cresent area be expscted to develop in the sane
way as this property7
Dahlgrena Yes, or compT4ably with other mized residential, office or netitutior.
uses of high Quality.
YaTa Minues,
12-22-65
Wed ; Is property incorrectly zoned at present7
Dahlgren: Probably so at this time. The land has too high a value for both
the owner and the village to develope single family. Zoning Is n
function of tble , and accesses now being provided increase value
for mixed uses at the same time that single-family value is lowered.
Wood disagreed and made e, motion that the application be tabled which failed
for want of a second,
2o Dnhlgren recommended that requirements affecting aesthetic and construction
control be drawn up that would more adequately assure quality of design
and construction in the R -3-A, zone, This might cover such items as covered
parkinp$ elimination of basement apartments mad exterior protruding air
conditioning units. The village would retain control at the point of plot
plan approval application and haiRding permit application. He indicated that
Midwest P/anning would have such recommendations ready by January 15.
2d Motion by Wet-bd., seconded by Wright, that Midwest Planning and Research be
instructed to have recommended changes for R-3-23, none ready by January 15,
Ayes 5, nayee 0. Motion by Weed, secondedby Wrights that the matter be
brought up again at the January 26 meeting. £yea 5, nayes 0.
3 Case 65-31
Agplicantg William Smith
Locationg 1625 Delaware
Requestg Permit to move garage (145a722°) onto property for horse shelter.
Disposition; 140tion by Weed, seconded by :Lustig, that the commission recommend
to the council that the application be approved with a 2 -year limitation,
-es 5, naves
The planneres report on review of rezoning requests (Case 65-15) included
separation of functional areas and a preliminary draft of an I -1-A Industrial
Park zone. Motion by Libera, seconded by Brass, that the preliminary draft
be accepted and that further consideration at a special meeting be given
before the regulcx January meeting, Ayes 5, nayes 0
Ed Stringer announced the appointment of Rolf Ljungkull to the commission.
6 Meeting adjourned at 11;35 p.m.
Submitted by Hardy wright,
)