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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 />

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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 />

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18<br />

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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 />

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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 />

Page 1

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