PL PACKET 08202002 - Laserfiche WebLink

Home Browse Search

erview-,Tcardo�yp'Taskforce.-Full Report:Overview of Research http://www.naperville.il.usfDCD/tearbown/research.htm .y significant problem. Approximately 5-6 residential teardowns have occurred each year since 1995. However,at least sixteen properties have already been slated for demolition this year. • Teardowns are becoming more of an.issue in Naperville because of changes in the housing market.Previously, it was impractical to build a home that was much larger than other homes because the cost of building the larger home could not'be recouped upon resale:However, as the real estate market has strengthened in Naperville's older neighborhoods, conditions are.in place to support the construction or enlargement of houses that are much larger than the adjacent homes. When the value of land on which a house is built increases relative to.the value of the structure, it becomes economically viable to build.a neW larger home-on that lot. Naperville's strong housing market suggests:that bulk control will continue to be an issue for the community. • .Areas adjacent to the downtown are especially prone to teardowns as the.existing residential structures may be quite small (800 - 1,200 square feet) compared to the building envelope currently permitted.by the Zoning Ordinance which exceeds 2,600 square feet.for a single-story:home, or 5,200 square feet for a two story home, on a 6,000 square foot lot. • In addition..to infill development occurring as:a result of residential teardowns on individual lots, infill development has also.occurred through the subdivision process. . Several small infill subdivisions have occurred where oversized,lots could be resubdivided and has resulted in the construction of relatively large homes on standard sized lots. Examples of this can be found in Pleasant Oaks Unit 2, Siebeit's Subdivision, Stacy-'s Corner, and Van Someren's 8th Avenue Subdivision..There are over 90 other locations within our study, areas where additional infill subdivisions could occur under the City's current zoning.and subdivision standards by subdividing one oversized lot into two smaller lots or dividing two lots into three Pots.-This did not. however take into account the 90%rule(ordinance#99-112). [Return to to ofnage] 2)Primary issues resulting from,inf 11 development are excessive bulk (visible from the public right-of-way) and impact on neighborhood character. These impacts can be mitigated through effective zoning controls. • It is recognized that teardowns have in impact on the affordability of Naperville's. housing stock(by demolishing.some ofNaperville's most'affordable housing and. raising property values) and may threaten some historically or architecturally. significant structures. However,the primary concerns that have been voiced to date are not so much related to the loss of the previous residential structures(which have.often been marginal), but relatedto the size of the replacement structures and their impact on neighborhood character. Research found that most communities have focused their attention on bulk issues associated with teardo.wns as they can be readily addressed through amended zoning regulations. Issues related to housing affordability and the preservation of significant structures are complex and more difficult to regulate. 4 Excessive residential bulk,describes the construction or enlargement of houses that are overly large and out.of character.with the surrounding neighborhood.Bulk includes the number of stories of a home, setbacks, building height, building size, and lot size... . While several insensitive teardown/infill developments have occurred with excessive bulk;infill development is not necessarily detrimental to neighborhood character and in some instances can be an improvement. There were a few examples.where the impacts of new construction were.mitigated through.sensitive architecture and site