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HomeMy WebLinkAbout03/25/2004 P&Z minutes 05-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-O5-04 Hearing Date: March 25, 2004 PROPERTY ADDRESS: 501-507 Camp McDonald Road PETITIONER: Walter Wyszynski, Discovery Homes, Inc. (Contract Purchaser) PUBLICATION DATE: March 10, 2004 PIN #: 03-28-201-025/015/021 REQUEST: Rezone to R3 Low-Density Residence; Conditional Use for a Planned Unit Development; and Variation for Rear Yard (Parking) Setback MEMBERS PRESENT: Arlene Juracek, Chair Leo Floros Richard Roger Matthew Sledz Keith Youngquist MEMBERS ABSENT: Merrill Cotten Joseph Donnelly STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development Judy Connolly, AICP, SeniorPlanner INTERESTED PARTIES: Lorraine & Rich Hagen Norma Jarmer Ed Madden Larry & Pat Rubens Bruce Smith Dolores Tomaszewski Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers made a motion to approve the minutes of the February 26, 2004 meeting and Keith Youngquist seconded the motion. The minutes were approved 4-0, with one abstention by Matt Sledz. At 7:32, Ms. Juracek introduced Case No. PZ-05-04, a request to rezone to R3 Low-Density Residence; a Conditional Use for a Planned Unit Development; and a Variation for a rear yard (parking) setback. She noted that the requests would be Village Board final. Judy Connolly, Senior Planner, presented the case. The Petitioner is seeking: to rezone the Subject Property from RX Single-Family Residence to R3 Low-Density Residence; approval of a Conditional Use permit for a Planned Unit Development; and Variation for rear yard, parking, setback. The Subject Property is located on the south side of Camp McDonald Road, between Rand and Schoenbeck Roads, and is directly west of the existing Old Orchard Country Club townhome development. The site currently contains a landscaping business and a day care center with related improvements. The Subject Property is zoned RX Single-Family Residence and is bordered by the RX District to the west, the B3 Community Shopping District to the south, the RI Single-Family Residence/PUD District to the east, and a multi-family residential development located within Prospect Heights to the north. The Subject Property was originally located within unincorporated Cook County and developed under County regulations. The Subject Property was annexed into Mount Prospect in 1999 as part of a larger annexation. As part of the larger annexation, all of the properties involved were zoned RX Single-Family Residence, as required Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 2 by State statute, although existing commercial businesses were in operation at the time of annexation. The Petitioner's proposal includes the demolition of all of the existing structures on the Subject Property and the redevelopment of the site as a 22-unit townhome development. The Subject Property is currently zoned RX Single-Family Residence and the Petitioner is requesting approval to rezone the Subject Property to R3 Low-Density Residence. The R3 district allows a maximum density of 13.5 dwelling units per acre for multi-family developments. The Petitioner's proposal includes a density of 8.8 units per acre, which falls below the maximum density permitted within the R3 District. In addition to the requested rezoning, the Petitioner is also requesting approval of a Conditional Use for a Planned Unit Development. This request is due to the Village's Code 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. The PUD process also allows for unified zoning control over the entire development and requires formal Village approval if any modifications to the development are proposed in the future. The site plan illustrates the proposed layout for the 22-unit townhome development. The development would consist of three 4-unit buildings and five 2-unit buildings located along a two-way private street that loops through the entire site. Each unit would have a separate entrance, two-car garage and two-car driveway, and a patio. The pavement width of the private street is 24-feet, which is consistent with the Village standards, and allows for 2-way traffic throughout the development. The proposed development also includes a 5-foot wide sidewalk on one side ofthe street and 11 guest parking spaces. The elevations indicate that the townhomes will have peaked roofs and each unit will have a front-loading 2-car garage, accessed from the private street. The building materials for the exterior elevations will consist of wood siding, brick, and limestone. Also, balconies will be included on the front elevation of some of the units. The proposed site plan indicates that the development will be accessed from Camp McDonald Road and have two entry points. The western driveway allows full vehicle access to/from the development and the eastern driveway limits access to a right in/out only to minimizing potential conflicts with nearby Dale Avenue. The Cook County Highway Department has jurisdiction over Camp McDonald Road and will have to approve the proposed entrance/exit configuration. The site plan indicates that a portion of the Subject Property will be dedicated as part of the Camp McDonald Road right-of-way, as is required by the Village's Development Code. In addition, the required right-of-way improvements such as widening the existing street, installing sidewalk, etc. will be completed. The Petitioner's proposal indicates that all 22 units will contain three bedrooms. The Village Code requires 2 Y2 parking spaces per dwelling unit for multiple-family dwellings containing 3 bedrooms or more. The Petitioner's proposal contains a total of 99 parking spaces (consisting of two garage and two driveway parking spaces per unit, plus an additional 11 guest parking spaces dispersed throughout the development). The proposed plan includes some guest parking spaces along the western edge of the development that do not meet the required 25- foot setback requirement. The Petitioner has requested a variation to allow for the proposed IS-foot setback. The Petitioner's landscape plan indicates that a variety of new landscaping materials will be planted throughout the development. The plan, however, does not include the required parkway trees planted every 40-feet in locations determined by the Village Forester along the Camp McDonald frontage. Typically, this requirement is met at the time of applying for permits. The landscape plan indicates that the proposed townhome development will be partially screened from Camp McDonald Road with evergreen trees. Also, the existing landscaping along the eastern edge of the Subject Property will be maintained to help buffer the new development from the neighboring Old Orchard Country Club town home development. However, a privacy fence may be needed along the west lot line to screen the townhomes from the existing day care facility and nearby commercial uses. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 3 The vast majority of the proposed development meets the R3 District's bulk regulations. Due to the Subject Property's unique shape, two of the proposed guest parking spaces encroach into the required rear yard setback. However, the townhomes, patios, and other guest parking spaces meet the required setbacks. It should also be noted that the proposed development complies with the Village Code's requirement that a minimum spacing of thirty feet between multi-family buildings be provided. The standards for a Variation are listed in the Zoning Ordinance and relate to: a hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; lack of desire to increase financial gain; and protection of the public welfare, other property, and neighborhood character. The Subject Property is located out of a floodplain and the topography is relatively level. The proposed IS-foot rear yard does not meet the minimum setback regulations. The Petitioner has the option of eliminating two guest parking spaces to then comply with the Village's Regulations. However, the location of the two parking spaces and the amount of the encroachment would not adversely impact the adjacent properties. Also, the proposed landscaping minimizes the view for the commercial properties located to the south and west of the Subject Property. The standards for Map Amendments are listed in the Zoning Ordinance. When a Map Amendment is proposed, the request is evaluated based on: Compatibility with existing uses and zoning classifications of property within the general area of the property in question; the compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; the suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. The Subject Property is adjacent to an existing multi-family residential development, abuts a commercial business located in an RX Single Family zoning district, and another commercial business located in the B3 district and has frontage onto a major arterial road. The proposed 22-unit townhome development, with minor design modifications, would be an appropriate use for the Subject Property and would be consistent with other developments recently approved in Mount Prospect. The proposal meets the standards for a Map Amendment because it is compatible with existing properties within the general area of the Subject Property and provides an adequate transition from Camp McDonald Road. The Subject Property would not be conducive to commercial development due to its limited size and surrounding uses. The proposed rezoning meets the standards for a Map Amendment listed in the Zoning Ordinance. The Variation to permit a IS-foot rear yard to accommodate a Guest Parking Space as indicated on the site plan meets the standards for a Variation listed in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission recommend that the Village Board approve the Variation request to permit a IS-foot rear yard as shown on the site plan and approve the request for a rezoning from RX to R3 and planned unit development for the Subject Property subject to the following: 1) Prior to obtaining the first Certificate of Occupancy, the Petitioner must prepare a plat of vacation that dedicates the Camp McDonald Road right-of-way as required by the Development Code; 2) The site is developed in accordance with the elevations and plans prepared by OCGG Architects, L TD dated March 25, 2004 but revised to reflect: a. Right-of-way improvements as required by the Development Code; b. A privacy fence along the west lot line or significantly increased year-round landscaping. 3) The units are constructed according to all Village Codes and regulations, including, but not limited to, the installation of sprinklers; and Planning & Zoning Commission Arlene J uracek, Chairperson PZ-05-04 Page 4 4) The Petitioner obtains permits from all appropriate agencIes, including, but not limited to, mOT, MWRD, CCHD. This concludes the Staff report; please note that the Village Board's decision is final for this case, 501-507 Camp McDonald Road, Case No. PZ-05-04. Mr. Rogers asked Ms. Connolly if a fence should be required along the west and east lot lines as well as the south lot line. Ms. Connolly said the south lot line has an existing fence that was installed by Metro Federal Credit Union and that representatives from the adjacent Old Orchard townhomes were present at the meeting and indicated a desire for a fence to be located along the east lot line. Leo Floros asked if the multi-family development to the north is in Prospect Heights and Ms. Connolly said it is. Ms. Juracek asked if the Board had previously approved parking setback variations where there were no visible encroachments to those setbacks. Ms. Connolly said yes. Ms. Juracek asked the petitioner to come forward to present his proposal and address any concerns that may have been expressed by the Commission and public. She said she would swear in all speakers at one time. Walter Wyszynski and his architect were sworn in. Mr. Wyszynski said he spoke to members of the board of the adjoining condominium development and would be putting up fences where desired by those neighbors. The architect spoke at the easel and said they had started the proposed project with 28 townhomes and reduced that number to 22 after consulting with Village Staff. He spoke about privacy fences and a proposed easement. They discussed landscaping with the Board and apologized for the absence of the Landscape Architect. They also explained the existence of a cross connection easement that is anticipated to be eliminated after a certain stage of construction of the townhomes; however, if it is not able to be eliminated it will have an adverse effect on a portion of the landscaping. The architect stated that 22 townhomes on a 2.5-acre site was a luxurious development compared to other projects they have done. He showed the elevations of the various town home configurations and pictures of the materials used. He said the use of wood trim was just an aesthetic choice. Jason Dolan, Dolan Engineering, addressed drainage at the project site. He said it would be necessary for water to drain off the completed site at a slower rate than it does at the present time. He explained the detention and sanitary sewer system for the project. Mr. Floras asked what the price of the townhomes would be and Mr. Wyszynski said they would start at $350,000. Dolores Tomasze\vski, President of the Old Orchard Homeowners Association, \vas sworn in. She complimented the petitioners on their planned development. She said a chain link fence would not be acceptable, that a cedar fence of the same size and type put in by Metro Credit Union would need to be continued. Also, with regard to drainage, she asked if there would be a berm or swale. She asked if there would be a connection to the Old Orchard storm sewer system. Mr. Wyszynski said they would put in a cedar fence. Mr. Dolan said the drainage water would be carried a\vay by a swale on the developer's property. Mr. Dolan described two methods of storm sewers they have planned for the project that do not include connecting to the Old Orchard sewer system. Michael Jacobs suggested that a specific condition be included in the Commission's recommendation regarding the extension of the existing fence on the Metro Federal Credit Union property. Ms. J uracek closed the Public Hearing at 8: 1 0 Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 5 Richard Rogers made a motion to recommend that the Village Board approve the request for a Map Amendment to rezone the property at 501 to 507 Camp McDonald Road from RX to R3 Low-Density Residence. Leo Floras seconded the motion. UPON ROLL CALL: AYES: Floros, Rogers, Sledz, Youngquist and Juracek NA YS: None Motion was approved 5-0. Richard Rogers made a motion to recommend that the Village Board approve the request for a Conditional Use for a Planned Unit Development with all conditions imposed by Staff as well as: 1) A fence matching the size and style of the fence provided by Metro Credit Union be installed along the eastern property line (the fence could be eliminated if worked out with Old Orchard Homeowners Association); 2) Additional landscaping be provided along the development's east and south sides (to be worked out with Staff); and 3) a Variation for a Rear Yard (Parking) Setback. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Floros, Rogers, Sledz, Youngquist and Juracek NAYS: None Motion was approved 5-0. At 8:50 p.m., Richard Rogers made motion to adjourn, seconded by Matt Sledz. The motion was approved by a voice vote and the meeting was adjourned. ~ obs, AICP ector of Community Development H\PLAN\1'lanning & Zoning COMM\P&Z 2004\.'..I;nu«5'1'2-05-04 501-507 Camp McDonald Rd.doc "