Other Business.pdf - Will County Land Use
Other Business.pdf - Will County Land Use
Other Business.pdf - Will County Land Use
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WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
Memorandum<br />
To: <strong>Will</strong> <strong>County</strong> <strong>Land</strong> <strong>Use</strong> and Development Committee<br />
From: David L. Dubois, AICP, Director, Development Review Division, and Zoning<br />
Administrator<br />
Date: 11/5/2012<br />
Re:<br />
Flag lots –Township letters<br />
Attached for your review are copies of letters regarding flag lots sent to Crete,<br />
Green Garden, and Manhattan Townships.
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
October 24, 2012<br />
Mr. Gerald A. Curran, Supervisor<br />
Crete Township<br />
1367 Wood St.<br />
Crete, Illinois 60417<br />
Re: Flag lots<br />
Dear Mr. Curran:<br />
On August 14, 2012 the <strong>Land</strong> <strong>Use</strong> and Development Committee directed staff to prepare draft<br />
zoning ordinance text amendment language regarding flag lots. More specifically, the<br />
Committee directed staff to maintain existing variance and subdivision requirements that are<br />
required to create flag lots, while providing new design-related guidelines for flag lots in all<br />
residential zoning districts.<br />
On October 2, 2012 the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission conducted a public<br />
hearing regarding the text amendment language. When discussing public hearing comments at<br />
the their October 9 meeting, and a request from <strong>Will</strong> <strong>County</strong> Board Member Kathleen Konicki to<br />
expand the text amendment language to authorize flag lots as permitted uses in the E-1 and E-2<br />
zoning districts (within certain parameters), the matter was tabled to the Committee’s November<br />
13 th meeting.<br />
The purpose of the tabling was to seek further input from the primary townships that could be<br />
affected by this text amendment, or by any expansion to make flag lots permitted uses in the E-1<br />
and E-2 zoning districts. Your township was identified as having a substantial number of parcels<br />
zoned E-1 or E-2 that could be affected.<br />
Therefore, enclosed for your consideration is draft zoning ordinance text amendment language<br />
that is structured in a manner consistent with Committee direction and an associated map that<br />
identifies parcels zoned E-1 and E-2. The draft text amendment language does not include Board<br />
Member Konicki’s recommendation. We are requesting that your township advise our office if it<br />
has any concerns regarding the attached text amendment language, or the expanded entitlement<br />
as recommended by Board Member Konicki.<br />
Page 1 of 2
The topic will again be discussed at the November 13, 2012 <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee meeting which you are welcome to attend and provide any comments you may have.<br />
The meeting will be held at 9:30 a.m. in the <strong>Will</strong> <strong>County</strong> Board Room at 302 N. Chicago St., in<br />
Joliet.<br />
If you have any questions, please do not hesitate to contact me by E-mail at<br />
ddubois@willcoutylanduse.com or by telephone at 815-774-3365.<br />
Regards,<br />
David L. Dubois, AICP<br />
Director, Development Review Division and Zoning Administrator<br />
Enclosures<br />
cc: <strong>Will</strong> <strong>County</strong> Board Member Thomas Weigel<br />
Curt Paddock, AICP, CEcD, Director, <strong>Land</strong> <strong>Use</strong> Department<br />
Page 2 of 2
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
Memorandum<br />
To: <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission<br />
From: David L. Dubois, AICP, Director, Development Review Division, and Zoning<br />
Administrator<br />
Date: 9/12/2012<br />
Re:<br />
Flag lots<br />
At the September 11, 2012 meeting of the <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee, the Committee directed staff schedule a public hearing to consider<br />
texts changes to the <strong>Will</strong> <strong>County</strong> Zoning Ordinance.<br />
The changes to be considered at the public hearing pertain to flag lots. Please<br />
see the attachment for the draft text changes.
NOTICE OF PUBLIC HEARING<br />
Notice is hereby given that the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission will<br />
hold a public hearing on Tuesday, October 2, 2012, at 6:30 p.m., or as soon<br />
thereafter the matter may be heard, in the <strong>Will</strong> <strong>County</strong> Office Building located at 302<br />
North Chicago Street, Joliet, Illinois, to consider changes to the <strong>Will</strong> <strong>County</strong> Zoning<br />
Ordinance. The proposed changes pertain to flag lots. For more information about<br />
the proposed changes, please contact David Dubois, Development Review Division,<br />
at 815-727-8850. Copies of the proposed changes are available at the <strong>Will</strong> <strong>County</strong><br />
<strong>Land</strong> <strong>Use</strong> Department, 58 E. Clinton St., Suite 500, Joliet, Illinois or online at<br />
www.willcountylanduse.com.<br />
Leonard Vallone<br />
CHAIRMAN<br />
WILL COUNTY PLANNING & ZONING COMMISSION
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
[Insert into Article 155-18.10-C Lot Frontage]<br />
I. Exceptions for Lot Frontage - Flag Lots<br />
A variance to reduce required frontage for the purpose of establishing a residential flag lot may<br />
be requested in accordance with the provisions of Section 155-16.70. If approved, a flag lot<br />
may be allowed in subdivisions established pursuant to the standards of this Ordinance and the<br />
Subdivision Ordinance.<br />
a. Permitted <strong>Use</strong> of Flag Lots<br />
1. A flag lot may be used to facilitate creation of a 2-lot subdivision out of a parcel that<br />
has sufficient area but insufficient frontage to be subdivided.<br />
2. A flag lot may be used to eliminate access to collector or arterial roads.<br />
3. A flag lot may be used when the buildable area of a parcel is restricted due to the<br />
presence of a natural resource or irregular property shape.<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
b. Prohibited <strong>Use</strong> of Flag Lots<br />
1. Flag lots shall not be used to avoid the development of publicly dedicated streets<br />
otherwise required by this Ordinance when the effect of their use would be to<br />
increase the number of access points (driveways) on a publicly dedicated road rightof-way.<br />
1
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
2. A flag lot shall not be used when an adjoining parcel of land also has sufficient area<br />
but insufficient width to otherwise be subdivided. In such cases, in lieu of platting a<br />
flag lot, a half-width road right-of-way shall be platted along the common property<br />
line to facilitate the platting of a full width road right-of way if and when the adjoining<br />
property is subdivided.<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
27<br />
28<br />
29<br />
30<br />
c. Standards for Flag Lots<br />
1. The pole of a flag lot shall take direct access to a publicly dedicated street<br />
right-of-way.<br />
2. The pole of a flag lot shall not be less than 15 feet in width at its narrowest<br />
point.<br />
3. The minimum street setback on a flag lot shall be established at a distance<br />
equal to the required street setback from the property line that is most<br />
parallel to the street lot line (road right-of-way line).<br />
4. The area within the pole of a flag lot shall not be counted as lot area for the<br />
purpose of meeting the minimum lot area requirement.<br />
5. Both the new parcel and the remainder of the original parcel shall meet the<br />
minimum lot area requirement of the zoning district at the time of the<br />
subdivision.<br />
6. If required by the highway authority having jurisdiction over the road on<br />
which the flag lot will take access, the flag of the flag lot, or portion thereof,<br />
shall contain an access easement to allow the adjoining lot to share access<br />
to the road. In no case shall the flag of a flag lot serve as any access<br />
easement for more than two dwelling units.<br />
2
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
[Insert into Article 155-.20-C General Definitions]<br />
Lot, Flag<br />
A lot resulting from the division of a tract of land that, before its division, did not have sufficient<br />
width on a street to create more than one lot abutting said street but had sufficient area and<br />
depth to be divided into more than one buildable lot.<br />
3
Est. Parcels More Than Double of Minimum Lot Area<br />
TOWNSHIP E-1 E-2 Total<br />
Channahon township 0 0 0<br />
Crete township 11 10 21<br />
Custer township 0 7 7<br />
Du Page township 0 0 0<br />
Florence township 0 2 2<br />
Frankfort township 0 5 5<br />
Green Garden township 2 56 58<br />
Homer township 0 9 9<br />
Jackson township 0 2 2<br />
Joliet township 0 2 2<br />
Lockport township 0 1 1<br />
Manhattan township 0 15 15<br />
Monee township 0 6 6<br />
New Lenox township 2 7 9<br />
Peotone township 1 1 2<br />
Plainfield township 0 9 9<br />
Reed township 1 1 2<br />
Troy township 0 2 2<br />
Washington township 3 5 8<br />
Wesley township 4 0 4<br />
Wheatland township 1 0 1<br />
<strong>Will</strong> township 1 6 7<br />
Wilmington township 0 7 7<br />
Wilton township 0 3 3
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
October 24, 2012<br />
Mr. Gary W. Mueller, Supervisor<br />
Green Garden Township<br />
c/o Barbara Rizzo, Clerk<br />
26840 S. 88 th Ave.<br />
Monee, Illinois 60449<br />
Re: Flag lots<br />
Dear Mr. Mueller:<br />
On August 14, 2012 the <strong>Land</strong> <strong>Use</strong> and Development Committee directed staff to prepare draft<br />
zoning ordinance text amendment language regarding flag lots. More specifically, the<br />
Committee directed staff to maintain existing variance and subdivision requirements that are<br />
required to create flag lots, while providing new design-related guidelines for flag lots in all<br />
residential zoning districts.<br />
On October 2, 2012 the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission conducted a public<br />
hearing regarding the text amendment language. When discussing public hearing comments at<br />
the their October 9 meeting, and a request from <strong>Will</strong> <strong>County</strong> Board Member Kathleen Konicki to<br />
expand the text amendment language to authorize flag lots as permitted uses in the E-1 and E-2<br />
zoning districts (within certain parameters), the matter was tabled to the Committee’s November<br />
13 th meeting.<br />
The purpose of the tabling was to seek further input from the primary townships that could be<br />
affected by this text amendment, or by any expansion to make flag lots permitted uses in the E-1<br />
and E-2 zoning districts. Your township was identified as having a substantial number of parcels<br />
zoned E-1 or E-2 that could be affected.<br />
Therefore, enclosed for your consideration is draft zoning ordinance text amendment language<br />
that is structured in a manner consistent with Committee direction and an associated map that<br />
identifies parcels zoned E-1 and E-2. The draft text amendment language does not include Board<br />
Member Konicki’s recommendation. We are requesting that your township advise our office if it<br />
has any concerns regarding the attached text amendment language, or the expanded entitlement<br />
as recommended by Board Member Konicki.<br />
Page 1 of 2
The topic will again be discussed at the November 13, 2012 <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee meeting which you are welcome to attend and provide any comments you may have.<br />
The meeting will be held at 9:30 a.m. in the <strong>Will</strong> <strong>County</strong> Board Room at 302 N. Chicago St., in<br />
Joliet.<br />
If you have any questions, please do not hesitate to contact me by E-mail at<br />
ddubois@willcoutylanduse.com or by telephone at 815-774-3365.<br />
Regards,<br />
David L. Dubois, AICP<br />
Director, Development Review Division and Zoning Administrator<br />
Enclosures<br />
cc: <strong>Will</strong> <strong>County</strong> Board Member Thomas Weigel<br />
Curt Paddock, AICP, CEcD, Director, <strong>Land</strong> <strong>Use</strong> Department<br />
Page 2 of 2
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
Memorandum<br />
To: <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission<br />
From: David L. Dubois, AICP, Director, Development Review Division, and Zoning<br />
Administrator<br />
Date: 9/12/2012<br />
Re:<br />
Flag lots<br />
At the September 11, 2012 meeting of the <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee, the Committee directed staff schedule a public hearing to consider<br />
texts changes to the <strong>Will</strong> <strong>County</strong> Zoning Ordinance.<br />
The changes to be considered at the public hearing pertain to flag lots. Please<br />
see the attachment for the draft text changes.
NOTICE OF PUBLIC HEARING<br />
Notice is hereby given that the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission will<br />
hold a public hearing on Tuesday, October 2, 2012, at 6:30 p.m., or as soon<br />
thereafter the matter may be heard, in the <strong>Will</strong> <strong>County</strong> Office Building located at 302<br />
North Chicago Street, Joliet, Illinois, to consider changes to the <strong>Will</strong> <strong>County</strong> Zoning<br />
Ordinance. The proposed changes pertain to flag lots. For more information about<br />
the proposed changes, please contact David Dubois, Development Review Division,<br />
at 815-727-8850. Copies of the proposed changes are available at the <strong>Will</strong> <strong>County</strong><br />
<strong>Land</strong> <strong>Use</strong> Department, 58 E. Clinton St., Suite 500, Joliet, Illinois or online at<br />
www.willcountylanduse.com.<br />
Leonard Vallone<br />
CHAIRMAN<br />
WILL COUNTY PLANNING & ZONING COMMISSION
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
[Insert into Article 155-18.10-C Lot Frontage]<br />
I. Exceptions for Lot Frontage - Flag Lots<br />
A variance to reduce required frontage for the purpose of establishing a residential flag lot may<br />
be requested in accordance with the provisions of Section 155-16.70. If approved, a flag lot<br />
may be allowed in subdivisions established pursuant to the standards of this Ordinance and the<br />
Subdivision Ordinance.<br />
a. Permitted <strong>Use</strong> of Flag Lots<br />
1. A flag lot may be used to facilitate creation of a 2-lot subdivision out of a parcel that<br />
has sufficient area but insufficient frontage to be subdivided.<br />
2. A flag lot may be used to eliminate access to collector or arterial roads.<br />
3. A flag lot may be used when the buildable area of a parcel is restricted due to the<br />
presence of a natural resource or irregular property shape.<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
b. Prohibited <strong>Use</strong> of Flag Lots<br />
1. Flag lots shall not be used to avoid the development of publicly dedicated streets<br />
otherwise required by this Ordinance when the effect of their use would be to<br />
increase the number of access points (driveways) on a publicly dedicated road rightof-way.<br />
1
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
2. A flag lot shall not be used when an adjoining parcel of land also has sufficient area<br />
but insufficient width to otherwise be subdivided. In such cases, in lieu of platting a<br />
flag lot, a half-width road right-of-way shall be platted along the common property<br />
line to facilitate the platting of a full width road right-of way if and when the adjoining<br />
property is subdivided.<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
27<br />
28<br />
29<br />
30<br />
c. Standards for Flag Lots<br />
1. The pole of a flag lot shall take direct access to a publicly dedicated street<br />
right-of-way.<br />
2. The pole of a flag lot shall not be less than 15 feet in width at its narrowest<br />
point.<br />
3. The minimum street setback on a flag lot shall be established at a distance<br />
equal to the required street setback from the property line that is most<br />
parallel to the street lot line (road right-of-way line).<br />
4. The area within the pole of a flag lot shall not be counted as lot area for the<br />
purpose of meeting the minimum lot area requirement.<br />
5. Both the new parcel and the remainder of the original parcel shall meet the<br />
minimum lot area requirement of the zoning district at the time of the<br />
subdivision.<br />
6. If required by the highway authority having jurisdiction over the road on<br />
which the flag lot will take access, the flag of the flag lot, or portion thereof,<br />
shall contain an access easement to allow the adjoining lot to share access<br />
to the road. In no case shall the flag of a flag lot serve as any access<br />
easement for more than two dwelling units.<br />
2
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
[Insert into Article 155-.20-C General Definitions]<br />
Lot, Flag<br />
A lot resulting from the division of a tract of land that, before its division, did not have sufficient<br />
width on a street to create more than one lot abutting said street but had sufficient area and<br />
depth to be divided into more than one buildable lot.<br />
3
Est. Parcels More Than Double of Minimum Lot Area<br />
TOWNSHIP E-1 E-2 Total<br />
Channahon township 0 0 0<br />
Crete township 11 10 21<br />
Custer township 0 7 7<br />
Du Page township 0 0 0<br />
Florence township 0 2 2<br />
Frankfort township 0 5 5<br />
Green Garden township 2 56 58<br />
Homer township 0 9 9<br />
Jackson township 0 2 2<br />
Joliet township 0 2 2<br />
Lockport township 0 1 1<br />
Manhattan township 0 15 15<br />
Monee township 0 6 6<br />
New Lenox township 2 7 9<br />
Peotone township 1 1 2<br />
Plainfield township 0 9 9<br />
Reed township 1 1 2<br />
Troy township 0 2 2<br />
Washington township 3 5 8<br />
Wesley township 4 0 4<br />
Wheatland township 1 0 1<br />
<strong>Will</strong> township 1 6 7<br />
Wilmington township 0 7 7<br />
Wilton township 0 3 3
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
October 24, 2012<br />
Mr. James Walsh, Supervisor<br />
Manhattan Township<br />
24645 S. Eastern Ave.<br />
P.O. Box 127<br />
Manhattan, Illinois 60442<br />
Re: Flag lots<br />
Dear Mr. Walsh:<br />
On August 14, 2012 the <strong>Land</strong> <strong>Use</strong> and Development Committee directed staff to prepare draft<br />
zoning ordinance text amendment language regarding flag lots. More specifically, the<br />
Committee directed staff to maintain existing variance and subdivision requirements that are<br />
required to create flag lots, while providing new design-related guidelines for flag lots in all<br />
residential zoning districts.<br />
On October 2, 2012 the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission conducted a public<br />
hearing regarding the text amendment language. When discussing public hearing comments at<br />
the their October 9 meeting, and a request from <strong>Will</strong> <strong>County</strong> Board Member Kathleen Konicki to<br />
expand the text amendment language to authorize flag lots as permitted uses in the E-1 and E-2<br />
zoning districts (within certain parameters), the matter was tabled to the Committee’s November<br />
13 th meeting.<br />
The purpose of the tabling was to seek further input from the primary townships that could be<br />
affected by this text amendment, or by any expansion to make flag lots permitted uses in the E-1<br />
and E-2 zoning districts. Your township was identified as having a substantial number of parcels<br />
zoned E-1 or E-2 that could be affected.<br />
Therefore, enclosed for your consideration is draft zoning ordinance text amendment language<br />
that is structured in a manner consistent with Committee direction and an associated map that<br />
identifies parcels zoned E-1 and E-2. The draft text amendment language does not include Board<br />
Member Konicki’s recommendation. We are requesting that your township advise our office if it<br />
has any concerns regarding the attached text amendment language, or the expanded entitlement<br />
as recommended by Board Member Konicki.<br />
Page 1 of 2
The topic will again be discussed at the November 13, 2012 <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee meeting which you are welcome to attend and provide any comments you may have.<br />
The meeting will be held at 9:30 a.m. in the <strong>Will</strong> <strong>County</strong> Board Room at 302 N. Chicago St., in<br />
Joliet.<br />
If you have any questions, please do not hesitate to contact me by E-mail at<br />
ddubois@willcoutylanduse.com or by telephone at 815-774-3365.<br />
Regards,<br />
David L. Dubois, AICP<br />
Director, Development Review Division and Zoning Administrator<br />
Enclosures<br />
cc: <strong>Will</strong> <strong>County</strong> Board Member Thomas Weigel<br />
Curt Paddock, AICP, CEcD, Director, <strong>Land</strong> <strong>Use</strong> Department<br />
Page 2 of 2
WILL COUNTY LAND USE DEPARTMENT<br />
58 E. Clinton Street, Suite 500 • Joliet, Illinois 60432<br />
815/774-3321 • Fax: 815/727-8638<br />
Memorandum<br />
To: <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission<br />
From: David L. Dubois, AICP, Director, Development Review Division, and Zoning<br />
Administrator<br />
Date: 9/12/2012<br />
Re:<br />
Flag lots<br />
At the September 11, 2012 meeting of the <strong>Land</strong> <strong>Use</strong> and Development<br />
Committee, the Committee directed staff schedule a public hearing to consider<br />
texts changes to the <strong>Will</strong> <strong>County</strong> Zoning Ordinance.<br />
The changes to be considered at the public hearing pertain to flag lots. Please<br />
see the attachment for the draft text changes.
NOTICE OF PUBLIC HEARING<br />
Notice is hereby given that the <strong>Will</strong> <strong>County</strong> Planning and Zoning Commission will<br />
hold a public hearing on Tuesday, October 2, 2012, at 6:30 p.m., or as soon<br />
thereafter the matter may be heard, in the <strong>Will</strong> <strong>County</strong> Office Building located at 302<br />
North Chicago Street, Joliet, Illinois, to consider changes to the <strong>Will</strong> <strong>County</strong> Zoning<br />
Ordinance. The proposed changes pertain to flag lots. For more information about<br />
the proposed changes, please contact David Dubois, Development Review Division,<br />
at 815-727-8850. Copies of the proposed changes are available at the <strong>Will</strong> <strong>County</strong><br />
<strong>Land</strong> <strong>Use</strong> Department, 58 E. Clinton St., Suite 500, Joliet, Illinois or online at<br />
www.willcountylanduse.com.<br />
Leonard Vallone<br />
CHAIRMAN<br />
WILL COUNTY PLANNING & ZONING COMMISSION
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
[Insert into Article 155-18.10-C Lot Frontage]<br />
I. Exceptions for Lot Frontage - Flag Lots<br />
A variance to reduce required frontage for the purpose of establishing a residential flag lot may<br />
be requested in accordance with the provisions of Section 155-16.70. If approved, a flag lot<br />
may be allowed in subdivisions established pursuant to the standards of this Ordinance and the<br />
Subdivision Ordinance.<br />
a. Permitted <strong>Use</strong> of Flag Lots<br />
1. A flag lot may be used to facilitate creation of a 2-lot subdivision out of a parcel that<br />
has sufficient area but insufficient frontage to be subdivided.<br />
2. A flag lot may be used to eliminate access to collector or arterial roads.<br />
3. A flag lot may be used when the buildable area of a parcel is restricted due to the<br />
presence of a natural resource or irregular property shape.<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
b. Prohibited <strong>Use</strong> of Flag Lots<br />
1. Flag lots shall not be used to avoid the development of publicly dedicated streets<br />
otherwise required by this Ordinance when the effect of their use would be to<br />
increase the number of access points (driveways) on a publicly dedicated road rightof-way.<br />
1
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
8<br />
2. A flag lot shall not be used when an adjoining parcel of land also has sufficient area<br />
but insufficient width to otherwise be subdivided. In such cases, in lieu of platting a<br />
flag lot, a half-width road right-of-way shall be platted along the common property<br />
line to facilitate the platting of a full width road right-of way if and when the adjoining<br />
property is subdivided.<br />
9<br />
10<br />
11<br />
12<br />
13<br />
14<br />
15<br />
16<br />
17<br />
18<br />
19<br />
20<br />
21<br />
22<br />
23<br />
24<br />
25<br />
26<br />
27<br />
28<br />
29<br />
30<br />
c. Standards for Flag Lots<br />
1. The pole of a flag lot shall take direct access to a publicly dedicated street<br />
right-of-way.<br />
2. The pole of a flag lot shall not be less than 15 feet in width at its narrowest<br />
point.<br />
3. The minimum street setback on a flag lot shall be established at a distance<br />
equal to the required street setback from the property line that is most<br />
parallel to the street lot line (road right-of-way line).<br />
4. The area within the pole of a flag lot shall not be counted as lot area for the<br />
purpose of meeting the minimum lot area requirement.<br />
5. Both the new parcel and the remainder of the original parcel shall meet the<br />
minimum lot area requirement of the zoning district at the time of the<br />
subdivision.<br />
6. If required by the highway authority having jurisdiction over the road on<br />
which the flag lot will take access, the flag of the flag lot, or portion thereof,<br />
shall contain an access easement to allow the adjoining lot to share access<br />
to the road. In no case shall the flag of a flag lot serve as any access<br />
easement for more than two dwelling units.<br />
2
1<br />
2<br />
3<br />
4<br />
5<br />
6<br />
7<br />
[Insert into Article 155-.20-C General Definitions]<br />
Lot, Flag<br />
A lot resulting from the division of a tract of land that, before its division, did not have sufficient<br />
width on a street to create more than one lot abutting said street but had sufficient area and<br />
depth to be divided into more than one buildable lot.<br />
3
Est. Parcels More Than Double of Minimum Lot Area<br />
TOWNSHIP E-1 E-2 Total<br />
Channahon township 0 0 0<br />
Crete township 11 10 21<br />
Custer township 0 7 7<br />
Du Page township 0 0 0<br />
Florence township 0 2 2<br />
Frankfort township 0 5 5<br />
Green Garden township 2 56 58<br />
Homer township 0 9 9<br />
Jackson township 0 2 2<br />
Joliet township 0 2 2<br />
Lockport township 0 1 1<br />
Manhattan township 0 15 15<br />
Monee township 0 6 6<br />
New Lenox township 2 7 9<br />
Peotone township 1 1 2<br />
Plainfield township 0 9 9<br />
Reed township 1 1 2<br />
Troy township 0 2 2<br />
Washington township 3 5 8<br />
Wesley township 4 0 4<br />
Wheatland township 1 0 1<br />
<strong>Will</strong> township 1 6 7<br />
Wilmington township 0 7 7<br />
Wilton township 0 3 3
<strong>Land</strong> <strong>Use</strong> Department<br />
Development Review Division<br />
Memo<br />
To: <strong>Land</strong> <strong>Use</strong> & Development Committee<br />
From: Thomas Carroll<br />
Date: 11/13/2012<br />
Re: Steeplechase PUD Subdivision Completion Project – Change Order #3<br />
On March 15, 2012, the <strong>Will</strong> <strong>County</strong> Board adopted Resolution #12-59 awarding the contract for the<br />
Steeplechase PUD Subdivision Completion Project to Precision Excavating for $19,436.50. During the<br />
course of construction, additional work was required to complete the public improvements in substantial<br />
conformance with the approved engineering plans for the subdivision. Therefore, in accordance with<br />
Section 3-406 of the Purchasing Ordinance, attached please find Change Order #3 for the Steeplechase<br />
PUD Subdivision Completion Project.<br />
Change Order #3 revises the Contract Amount to $34,492.90. Sufficient funding for Change Order #3 is<br />
on deposit with the <strong>Will</strong> <strong>County</strong> Treasurer in the Steeplechase PUD Letter of Credit Account<br />
($50,040.30). Change Order #3 consists of the following:<br />
Miscellaneous Extras and Credits:<br />
Item X2 – Septic Area Remediation: as part of the awarded scope of work, the contractor was required<br />
to test the area designated for use as a septic absorption field. The tests indicated that the area was<br />
currently unsuitable for an absorption field and required remediation. Based on the recommendation of<br />
the <strong>Will</strong> <strong>County</strong> Health Department, the contractor will perform a ripping remediation treatment to loosen<br />
the compacted soils in the proposed absorption area. The area will then be retested at a later date.<br />
We have reviewed Change Order #3 and determined that it complies with Section 3-406(2) of the<br />
Purchasing Ordinance:<br />
• The circumstances said to necessitate the change in performance were not reasonably<br />
foreseeable at the time the contract was signed.<br />
• The change is germane to the original contract.<br />
• The change order is in the best interest of the <strong>County</strong><br />
Therefore, we recommend that the <strong>Land</strong> <strong>Use</strong> & Development Committee approve Change Order #3 to<br />
the Steeplechase PUD Subdivision Completion Project.<br />
1
CO#3<br />
CHANGE ORDER REQUEST NUMBER 3 CONTRACTOR: PRECISION EXCAVATING<br />
STEEPLECHASE PUD SUBDIVISION COMPLETION PROJECT P.O. BOX 242<br />
AUTHORIZING RESOLUTION NUMBER: 12-59 CHANNAHON, IL 60410<br />
THE FOLLOWIING CHANGES ARE HEREBY MADE TO THE CONTRACT DOCUMENTS, AS SUMMARIZED BELOW, FOR THE<br />
STEEPLECHASE PUD SUBDIVISION COMPLETION PROJECT:<br />
AWARDED CONTRACT:<br />
ITEM ITEM DESCRIPTION QUANTITY UNITS UNIT ADDITIONS DEDUCTIONS<br />
NO. PRICE<br />
MISC. EXTRAS AND CREDITS:<br />
X2 SEPTIC AREA REMEDIATION 1.00 LS $ 4,030.00 $ 4,030.00<br />
TOTALS: $4,030.00<br />
NETCHANGE: $ 4,030.00<br />
ORIGINAL CONTRACT AMOUNT: $ 19,436.50<br />
CHANGE ORDER NO. 1 $ 10,159.10<br />
CHANGE ORDER NO. 2 $ 867.30<br />
CHANGE ORDER NO. 3 $ 4,030.00<br />
CURRENT CONTRACT AMOUNT $ 34,492.90<br />
DATE ____/_____/_____ SIGNED ___________________________________________ CHAIRMAN, LAND USE & DEVELOPMENT COMMIT<br />
DATE ____/_____/_____ SIGNED ___________________________________________ CHIEF SUBDIVISION ENGINEER<br />
DATE ____/_____/_____ SIGNED ___________________________________________ PRECISION EXCAVATING<br />
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