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HomeMy WebLinkAbout09/28/2006 P&Z minutes 14-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-14-06 Hearing Date: September 28, 2006 PROPERTY ADDRESS: 1040 W. Northwest Highway PETITIONERS: John Conrad Schiess Mount Prospect Development Group PUBLICATION DATE: June 7, 2006 PIN NUMBERS: 03-33-407 -025-0000 REQUESTS: 1) Rezone from Bl to R2 Attached Single Family 2) Conditional Use for a Planned Unit Development MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist Mary Johnson, Alternate STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: John Conrad Schiess, Steve Zalusky, Craig Adams, Paul Stowick, Rosemary Stowick, Mary Simon, Tim Folk, Ruth Fata, Robert Fata, Monica Meyers, Randy Meyers, Nick Papanicholas, Jan Ramion, Nancy Papanicholas, Rada Maksimovic, Colleen Sammon, Martin Sammon, Kurt Kaufhold, Paul Glombowski, Barbara Glombowski, Jean Spejcker, Brandi Pinkowski, Daniel Romay, Karen Chamberlin, Eileen Kintzler. Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers moved to approve the minutes of the August 24, 2006 meeting, as amended, and Joseph Donnelly seconded the motion. The motion was approved 7-0. Joseph Donnelly made a motion to continue case PZ-17-06 to the October 26,2006 Planning and Zoning Commission Meeting. Marlys Haaland seconded the motion. The motion was approved 7-0. After hearing one previous case, Chairperson Juracek introduced Case Number PZ-14-06 at 7:58 p.m.; a request for rezoning and Conditional Use for a Planned Unit Development. Judith Connolly, Senior Planner, stated that the Subject Property is located on the north side of Northwest Highway, between Dale and Forest Avenues. The site currently contains the vacant State Farm office building with related improvements. She said the Subject Property is zoned B 1 Business Office and is bordered by the RX Single Family District to the north and east, railroad tracks to the south, and by an R2 Attached Single Family Planned Unit Development to the west, the Villas of Sevres. The Villas development has 6.4 units per acre and received zoning approval in 2002. Ms. Connolly said the Petitioner's proposal includes the demolition of the existing office building and the redevelopment of the site as a 17-unit townhome development. She stated there are several components to the request. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 2 Ms. Connolly stated that the first component is the Rezoning Request. She said as previously noted, the Subject Property is currently zoned B 1 Business Office. She stated that the Petitioner is requesting approval to rezone the Subject Property to R2 Attached Single Family. The R2 district allows a maximum density of 10 dwelling units per acre for multi-family developments. She said the Petitioner's proposal includes a density of 8.2 units per acre or 17 units on 2.08 acres, which falls below the maximum density permitted within the R2 District. Ms. Connolly said the second component is a request for Conditional Use for a Planned Unit Development. She stated that in addition to the requested rezoning, the Petitioner is also requesting approval of a Conditional Use permit for a Planned Unit Development for the townhome development. This request is due to the Village Code's requirement that two or more multi-family residential buildings may be located on the same zoning lot only as part of an approved planned unit development (PUD). She stated that the PUD process also allows for unified zoning control over the entire development, which would require formal Village approval if any modifications to the development are proposed in the future. Ms. Connolly reviewed the Petitioner's site plan that illustrated the proposed layout for the 17-unit townhome development. She said the development would consist of 5 townhome buildings: one two-unit building, one three-unit building, and three four-unit buildings. Each of the townhome units would have a separate entrance, a two-car garage, and a two-car driveway. She said the pavement width of the access aisle/driveway throughout the development is 24-feet and allows for 2-way traffic throughout the development. Also, the plan reflects the Fire Department's requirements for a Fire Lane throughout the site. Ms. Connolly said the elevations indicate the architectural composition of the townhomes. She stated that each building will have peaked roofs and each unit will have a front-loading 2-car garage. The building materials for the exterior elevations will consist of stucco and face brick. Also, patios will be included on the rear elevation of all units, and adjoining patios will be separated by a privacy fence. She said the proposed elevations have been modified since the initial submittal in response to neighbors requests that the proposed elevations complement the adjacent Villas of Sevres townhome development. However, Staff found that the original elevations contain more architectural interest and recommend the Commission consider the original elevations dated May 12,2006 instead of the revised elevations dated September 18, 2006. She stated that copies of the original elevations were included with the Staff Memo. Ms. Connolly stated the proposed site plan indicates that the development will be accessed from Northwest Highway and have one ingress/egress. The access aisle/driveway that loops throughout the development provides access to the individual driveways. Ms. Connolly said the Petitioner included a turning radius plan to demonstrate that Emergency Vehicles can access the site. The Petitioner's Engineer worked with the Village Fire Marshal to ensure the site allows access for the Department's vehicles. She stated that the plan documents indicate that the vehicle will be able to safely enter and exit the site. Ms. Connolly said the Petitioner's proposal indicates that there will be at least two types of floor plans for the townhomes. She stated that the floor plans have not been finalized as the Petitioner is working towards including a floor plan that would allow for a first floor Master Bedroom. Regardless, the number of bedrooms and footprint of the unit will not change, and each unit would include at least two bedrooms plus an office, but no more than three bedrooms. She said the Village Code requires 2 Yz parking spaces per dwelling unit, for multiple-family dwellings containing 3 bedrooms or more. She stated that the Petitioner's proposal contains a two-car garage plus two driveway parking spaces per unit. In addition, the Petitioner proposes nine Guest Parking Spaces to be shared by the development; on-street parking is not allowed on Northwest Highway. Ms. Connolly stated that the Petitioner's site plan indicates that the project would have approximately 49.9% lot coverage, which is below the 50% limitation. She said the proposal indicates eight additional Guest Parking Spaces could be provided, creating a total of 17 Guest Parking Spaces if parking becomes an issue in the future. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 3 However, the amount of lot coverage would increase to 51.2% if 8 additional Guest Parking Spaces were provided. She stated that the Petitioner would like to make the Village Board aware of this option, and is not seeking a lot coverage Variation at this time and does not propose to install the additional Guest Parking Spaces. Ms. Connolly said that the Petitioner's landscape plan indicates that a variety of new landscaping materials will be planted throughout the development. The landscape plan indicates that shade, ornamental, and evergreen trees will be the primary screening material around the perimeter of the Subject Property. She said in addition to the landscaping, the Petitioner proposes to install a 6-foot cedar fence along the north and east lot line. However, the Village Code only allows fences up to 5-feet between residential uses. She stated that although the proposed fence was included in response to the Police Department's comments, the Police do not require the 6' fence height. Therefore, the fence should be reduced to comply with the Village Code. Ms. Connolly stated that the Petitioner has submitted preliminary storm water detention plans and is working with the Village Engineer to document that the design will comply with Village Code regulations. She said a final design is typically submitted as part of the Building Permit process. However, the following comments were noted and Engineering noted the issues are fairly minor, and can be worked out as part of the Building PermitIReview process: 1. The water service is now shown to be looped with two (2) points of connection to the main. The plan now shows the new 6-inch service ending in front of Unit 17. This "dead end" should be eliminated, and connected to the service in front of Unit 4. 2. We estimated the required storage to be 0.52 acres per foot. The plan notes 0.55 acres per foot of storage to be provided, but based on the design shown; we calculate only 0.46 acres per foot. 3. The landscape plan still seems to show trees and light poles to be located in the center parking island. However, it is under this island where much of the 60-inch storm sewer to be utilized for stormwater detention shall be installed. It is unclear if sufficient space would be provided above the storm sewers to allow for the trees and lights. 4. The plans note the parkway in the Northwest Highway right of way to be "landscaped". All grass areas in the public right of way must be restored with sod. Ms. Connolly said it should be stressed that the proposed development will be subject to all development requirements, as detailed in Section 15.402 of the Village Code. She said the previously noted comments represent a cursory review, and were provided as a courtesy to facilitate the submittal, review, and approval of the plans for a Building Permit. Ms. Connolly stated that the property is located along a state highway, on a commercial corridor. It is adjacent to a townhome development (Villas of Sevres), and single family residences. She said the Comprehensive Land Use Map designates the subject properties as General Commercial - Office. However, the development is consistent with a townhome development approved by the Village Board in 2002, which was also designated for General Commercial - Office. Ms. Connolly showed a table providing zoning district information for the property's proposed ZOnIng classification and summarizes the proposed setbacks. Ms. Connolly said the standards for Map Amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. She stated that the Subject Property is adjacent to an existing townhome development and single- family residences. She said it would be consistent with recent developments approved in the Village and it would Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 4 be an appropriate use for the Subject Property. The proposal meets the standards for a Map Amendment because it is compatible with existing properties within the general area of the Subject Property. Ms. Connolly said the standards for approving a Planned Unit Development are listed in Section 14.504 of the Village Zoning Ordinance. The section contains specific findings that must be made in order to approve a Planned Unit Development. She stated that the proposal is not consistent with the Village's Comprehensive Land Use Map. However, the townhomes are in keeping with previously approved redevelopment projects in this area of the Village and the proposal complies with the R2 Zoning District regulations. She said the development has been designed in a manner that provides safe access to and from the development. Ms. Connolly stated that the proposed Map Amendment and Conditional Use requests meet the standards for each request as listed in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve: 1) A Map Amendment to rezone the property from B 1 Business Office to R2 Attached Single Family Residence; 2) A Conditional Use permit for a 17-unit townhome Planned Unit Development subject to the following: A. Development of the site in general conformance with the site plan and landscape prepared by The Office of John Conrad Schiess, revision date September 18, 2006; B. Development of the units in general conformance with the floor plans prepared by The Office of John Conrad Schiess, revision date September 18, 2006; C. Development of the elevations in general conformance with the site plan prepared by The Office of John Conrad Schiess, dated May 12,2006; D. Prior to issuance of a Building Permit, the Petitioner shall submit a lighting plan that complies with the Village's lighting regulations for the lighting within the development; E. Prior to obtaining the first Certificate of Occupancy, the Petitioner must submit homeowner's association documents for Staff review and approval; and F. The Petitioner shall construct all units according to all Village Codes and regulations, including, but not limited to: the installation of automatic fire sprinklers, fire hydrants and roads must be located and constructed according to Development and Fire Code standards." Ms. Connolly concluded Staff's report and said the Village Board's decision is final for this case, 1040 W. Northwest Highway, Case Number PZ-14-06. Chairperson Juracek asked if the Commission had questions for Staff. Keith Youngquist stated that the May 12, 2006 elevations don't seem compatible to the floor plans shown on the September 18, 2006 revisions. Ms. Connolly stated that the intention is to take some of the elements of the May 12 elevations and incorporate them into the revisions. Richard Rogers stated that the Commission has some concerns with storm water detention in this area. He asked if Public Works has addressed the issues. Ms. Connolly stated that Public Works provided the initial review and Village concerns can be addressed and met during the permit process. Chairperson Juracek asked if the 60-inch storm sewer was designed to aid in the detention. Ms. Connolly said that the sewer size would control the flow of water at a much slower rate. Mr. Youngquist asked if the connections are going to remain in the existing locations. He said it does not appear the tie-ins would be near Northwest Highway, but would be at the rear of the property, near the single family homes. Joseph Donnelly stated there are power lines that run across the property, meaning that there must be some type of utility easement. Ms. Connolly said that many times new utility easements are established during the permitting process. Ellen Divita stated that the Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (I) Page 5 utilities need to be placed to allow for stormwater detention. Mr. Rogers said that his concern is too much of the water would drain to the rear of the property, not out to Northwest Highway. Chairperson Juracek asked about the Police Department request that the property be fenced. Ms. Connolly stated that Police Department viewed it as a crime prevention barrier, to minimize the risk for burglary. The Commission had concerns about a solid fence; that it would provide too much coverage for criminal activity. Leo Floros asked if the single family homes adjacent to the property are single-story homes. Ms. Connolly stated that the majority of the homes in that subdivision are single-story homes. Mr. Donnelly asked how long the property has been vacant. Ms. Divita said for over two years. Leo Floros asked how old the office building on the site is. Ms. Connolly said she believes it was constructed in 1994; however remarks from the audience indicated the building was built in the late 1980s. Chairperson Juracek swore in John Conrad Schiess, representing Mount Prospect Development Group, 905 South Home Ave, Oak Park, IL. Mr. Schiess thanked Ms. Connolly for a comprehensive report. He stated that he would like to present some visual exhibits of the proposed project and then address any concerns the Commission has. Mr. Schiess said that the Development Group did hold meetings with the neighbors to address any concerns they may have. He stated that basis of their design concept came from this dialogue session; the neighbors requested that the design compliment the Villas of Sevres development. Mr. Schiess then gave a brief presentation of the elevations and designs of the project. He also showed minimum distances between the proposed development and the nearest townhomes and single family homes. Mr. Schiess also stated that their civil engineering consultant is working with the Village Engineer to implement a detention and sewer system that would be an improvement to existing sanitary sewer conditions. The Commission asked for clarification on the materials being used on the buildings. There are two versions of the elevations under submission. Mr. Schiess said that they will work with Staff on an agreeable design with complimentary materials. Ms. Connolly added that the Director of Community Development was more concerned with the quality of the materials and architectural interest. Mr. Schiess again stated that they would work with Staff to arrive at an agreeable solution. Chairperson Juracek asked if the building height of 28-feet was to the mid-point or was the maximum height of the roof. Mr. Schiess stated that this was the maximum height of the roof. Mr. Donnelly stated that their packets indicate a roof height of 26-feet, 8-inches, which conflicts with the presentation. Mr. Schiess stated the design of 26-feet, 8 inches allows for any construction variations ensuring they come in under 28-feet in building height. Mr. Schiess concluded his presentation by addressing the concerns brought forth by the residents of Northwest Meadows at a previously held meeting. Items included density, parking, drainage, fencing, lighting, green space and impact on schools. Chairperson Juracek asked if the Commission had questions for Mr. Schiess. Mr. Rogers asked if consideration had been given to taking the storm water off in any other direction rather then through the subdivision. Mr. Schiess stated that their engineer is working with the Village Engineer to develop a plan to run storm water out towards Northwest Highway. Leo Floros asked how the units will be priced. Mr. Schiess said the starting price is $539,900. He said that is the base price, without other options that may be purchased. Keith Youngquist asked if all of the units are going to have basements. Mr. Schiess stated that their intentions are for each exterior unit to have a basement, but that is dependent on soil borings to see how high the water table is. He stated that there would not be basements on the interior units. Mr. Donnelly asked if any of the units had been Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 6 sold. Mr. Schiess said no units can be sold until the planning process is further along. Mr. Donnelly then asked if there had been interest in the development. Mr. Schiess stated they have fielded several calls from realtors interested in the project. There were no further questions from the Commission. Chairperson Juracek stated that the Commission had received a petition against the project signed by a number of residents from the Northwest Meadows subdivision. She said the Commission also received an email from the resident at 213 Evanston and Nancy Fritz, president of the home owners association, both documents stated objections to the project. She said all correspondence stated similar concerns from the residents of Northwest Meadows subdivision. Chairperson Juracek asked if audience members would like to comment. Chairperson Juracek swore in Martin Sammon, 106 MacArthur, Mount Prospect, Illinois. Mr. Sammon states he represents several owners of the home owners association. He stated this is the second rezoning of this particular property and is the second piece of property to request rezoning from their subdivision. He said the home owners association disagrees with the developer stating that the residents concerns have been addressed. Mr. Sammon gave a brief presentation outlining the home owner's association concerns with the project. Chairperson Juracek thanked Mr. Sammon for his presentation. She stated that the previous email sent on behalf of the home owners association is part of the official record. She said one point of contention she sees between the home owners association and the developer is the fact that the developer measured distance between the townhomes to the single family homes from building- to-building whereas the neighbors view it as the buildings-to-property line. Chairperson Juracek swore in Paul Glombowski, 206 MacArthur, Mount Prospect, Illinois. Mr. Glombowski stated he has several concerns with the proposed project including; turning radius for fire trucks, the sewer and storm run off, fencing and building height. Chairperson Juracek said that the appropriate departments have addressed his concerns. Chairperson Juracek swore in Karen Chamberlin, 1006 W. Isabella, Mount Prospect, Illinois. Ms. Chamberlin stated her concern with the project is the rezoning. She stated that the current zoning for office use has limited hours of use which has minimal impact on the neighborhood. Adding residential homes increases the traffic and use of the site. She also stated that School District 27 would loose sales tax revenue that could be generated by commercial use of the lot. Ms. Chamberlin asked about the possibility of enforcing impact fees. Chairperson Juracek swore in Tim Falk, 402 N. MacArthur, Mount Prospect, Illinois. Mr. Falk stated his concerns with the project also include overcrowding and adding additional children to School District 57. He said if the development is approved, he would like to see fewer units. Chairperson Juracek swore in Mary Simon 803 W. Isabella. Ms. Simon said her primary concern is the drainage issue. She stated there was a creek running under their subdivision. She said their sump pumps are constantly running and she is concerned about the run-off issue. Her other concerns include fencing, mOT approval for drainage to Northwest Highway, impact on schools and the proximity of the townhome buildings to their homes. Chairperson Juracek swore in Jean Spejcher, 202 MacArthur, Mount Prospect, Illinois. She stated her concerns also involve overcrowding, additional children in the school district and traffic increase into the subdivision. Chairperson Juracek swore in Nick Papanicholas, 711 French Way, Mount Prospect, Illinois. Mr. Papanicholas stated he is not opposed to the development because it is better having the site utilized rather than the building sitting vacant. He said he does have concern for the elevation (height) of the property versus the single family homes, the exterior building materials being used, the architectural design and aesthetics of the rear elevation, photometries and landscaping. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 7 Chairperson Juracek swore in Eileen Kintzler, 200 N. MacArthur, Mount Prospect, Illinois. Ms. Kintzler said her concerns with the project are a loss of privacy. She said State Farm was a good neighbor; they were only there Monday through Friday 8:00 to 5:00 and created very little traffic. This change of use would increase traffic and infringe on their privacy. She would like to see the integrity of the neighborhood maintained. Mr. Donnelly asked if Ms. Kintzler had a fence on her property. She stated that she does have a fence along the back of her property and there are arborvitaes planted along the Northwest Highway side of her lot. Mr. Donnelly asked if she would like the development to have a fence. Ms. Kintzler said that she does not see the necessity of a fence, and feels that the general preference ofthe neighbors is to not fence the property. Chairman Juracek asked Mr. Schiess ifhe would like to address the concerns of the residents. Mr. Schiess said he understands the neighbors concern for privacy. He said that the building height is well under what the code allows. He stated that they are willing to work with the neighbors on the privacy issue by supplementing the landscaping plan. He stated that the proposed development is compatible with the neighborhood and stressed that compatible does not mean equal. Mr. Schiess stated that the drainage issue has been, and will continue to be addressed by professionals. There was general discussion regarding running the drainage to Northwest Highway and mOT and MWRD permits. Mr. Rogers asked if the developer decides not to fence the property, if they would be willing to spend the funds from the fencing on adding landscaping; taller trees, mature bushes. Mr. Schiess said they would absolutely be willing to work with the Northwest Meadows residents on the final landscape design. Mr. Schiess addressed the Commission regarding the impact on School District 57. He said historically, their buyers are not people with school age children. He stated that often times these are starter homes and people move on to single family homes by the time they have school age children. There was further discussion regarding the price of these units as starter homes. Mr. Schiess stated that their sales records indicate their buyers are young professionals with two incomes. Chairperson Juracek asked if there were additional questions. Mr. Youngquist stated he is concerned with the size of the garages. He said according to the scale of this plan, the garages are 19-feet long and would reasonably only fit a 13-foot car. He said his other concern is the large of expanse of roof line. Mr. Youngquist stated that the elevation provides no architectural interest with the large expanse of roof. He said it seems the design tries to squeeze so much square footage on a very small plot of land. Mr. Schiess said if the garage is designed at 19-feet, there is room to move the wall out to accommodate a 20-foot garage. Mr. Youngquist stated he is not apposed to a townhome development in this space, but feels this plan just is not laid out well and is too dense. Mr. Donnelly said he would like to see a different detail on the rear elevations and some of the other issues addressed before he would make a decision on this Case. Mr. Rogers agreed. He stated that he also has significant concern regarding water detention. He said he would like to see this project come back before the Commission with additional research on the details of the project including materials, elevations, fencing and landscaping. Mary Johnson agreed with the other Commissioner's concerns. Ronald Roberts said he will take the neighbors concerns into consideration while evaluating this request. There was general discussion amongst the Commissioners regarding additional information they would like to see from the Petitioner. Leo Floros said he believes a residential development is compatible use for this area, but is not in favor of the proposed plan. Marlys Haaland stated her primary concern is the water detention. Chairperson Juracek summarized the Commission's concerns. It was agreed that the Petitioner should come back to a subsequent meeting with additional information for the Commission. The Petitioner agreed, they would like to table the Case and come back to the Commission. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-14-06 (1) Page 8 Joseph Donnelly made a motion to table Case Number PZ-14-06 to the October 26, 2006 Planning and Zoning Commission. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek NAYS: None Motion was approved 7-0. Joseph Donnelly made a motion to adjourn at 10:37 p.m., seconded by Richard Rogers. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, unity Development Administrative Assistant H:IPLAN\Planning & Zoning COMM\P&Z 2006\MinutesIPZ-14-06 <I) 1040 W. Northwest Hwy.doc