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HomeMy WebLinkAbout09/23/2004 P&Z minutes 38-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-38-04 Hearing Date: September 23,2004 PROPERTY ADDRESS: Lake Park Village 1500 S. Busse Road PETITIONER: Michael A. Tobin PUBLICATION DATE: September 8, 2004 Journal/Topics PIN#: 08-15 -400 -024-0000 REQUEST: Conditional Use - Final Planned Unit Development Approval MEMBERS PRESENT: Acting Chair Richard Rogers, Merrill Cotten, Joseph Donnelly; Leo Floros; Keith Youngquist MEMBERS ABSENT: Arlene Juracek, Matthew Sledz ST AFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development; Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Michael A. Tobin; Michael Lukich Chairperson Richard Rogers called the meeting to order at 7:35 p.m. Joseph Donnelly made a motion to approve the minutes of the August 26, 2004 meeting and Keith Youngquist seconded the motion. The minutes were approved 5-0. Mr. Rogers continued the PZ-26-04 Case to the October 28 meeting. After hearing another case, Mr. Rogers introduced Case No. PZ-38-04, a request for Conditional Use - Final Planned Unit Development Approval. He noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that i June, the Village Board granted Preliminary Planned Unit Development (PUD) approval and relief from certain Village Codes as part of the Petitioner's proposal to convert the existing apartment units into condominiums. However, the Petitioner was required to finalize the design of the parking lot, which included determining the final parking count and the maximum amount of lot coverage. Also, the Preliminary PUD ordinance required a final landscape plan. The final design includes 37 new parking spaces and creates 64% lot coverage, which is 2% more than the existing amount of lot coverage. The landscape plan, however, tries to offset the increased lot coverage by providing entry focal points and landscape areas where possible. As part of the Preliminary PUD request, the Petitioner proposes to make several site improvements, which include, but are not limited to, remodeling the clubhouse, installing gazebos by the play lots, providing stormwater detention, installing more landscaping where possible, constructing a fence along the CornEd easement as requested by the Police Department, and making general repairs to the property as needed. In addition, the Petitioner is required to install parking lot lights and has submitted a lighting plan that specifies lighting levels only for a portion of the development. The plan indicates that the proposed light levels would slightly exceed the Village's lighting regulations. However, the plan is incomplete because it does not include light levels for the perimeter of the parking lot. The Preliminary PUD approval granted some flexibility regarding light levels to help address security concerns raised by the Village's Police Department. Staff reviewed the Petitioner's plan and found that the proposed lighting is appropriate for this site and that slightly brighter light levels would help address some security issues. However, the lighting plan needs to include light levels for the entire site so the Police Department may confirm Planning & Zoning Commission Arlene Juracek, Chairperson PZ-38-04 Page 2 that the proposed and/or existing lights would provide the appropriate lighting levels. The Petitioner is required to submit a complete photometric plan as part of their building permit application. Other departments have reviewed this case and did not object to the Petitioner's requests. However, some departments had comments on the application. Comments not included as part of the Preliminary PUD are from the Environmental Health Department, which enforces the Village's property maintenance regulations. The Environmental Health Department noted that the Petitioner must address all of the Subject Property's existing property maintenance violations, including but not limited to, installing new roofs on the buildings and garages, repairing the parking lot, and tree trimming. To recap, as part of the Preliminary PUD approval the Petitioner received the following relief from Village regulations: 1) 2) 3) 4) 5) 6) A Development Code Exception to provide 0.5 to 0.7 acre feet of on-site storm water detention; A reduction in the required amount of private property landscaping; Variation for the Side and Rear Setbacks; Variation for the design of the off-street parking lot; Variation for the amount of off-street parking; and Variation for lot coverage. As part of the Final PUD process the Petitioner has submitted the following information: 1) Lighting levels that indicate an A vg/Min lighting level of 2.9 foot-candles and an A vg/Max ratio of 4.1 footcandles for portions of the parking lot; Final Lot Coverage calculation of 64%; Final on-site parking count of 291 parking spaces; and Final Landscaping improvements. 2) 3) 4) In order to approve the Final PUD, it has to meet the standards for conditional uses, which are listed in the Zoning Ordinance. Ms. Connolly reviewed the standards for a Conditional Use that are listed in the Zoning Ordinance. The proposed Final PUD specifies the amount of on-site parking that would be provided, proposed lot coverage, and depicts a portion of the parking lot lighting levels. The scope of the project has not changed significantly from the Preliminary PUD proposal. The project continues to meet the standards for a Conditional Use subject to completing the proposed improvements because the development would not have a detrimental effect on the adjacent properties, or adversely impact the enjoyment or value of properties in the vicinity. Also, the Petitioner proposes to provide stormwater detention, install fire sprinklers, and make interior, exterior, and site improvements that meet the intent of the Village Code. The proposed use complies with the Village's Comprehensive Plan and Zoning Ordinance, and improvements would be made according to Village regulations. Based on these findings, the proposed Final PUD and relief from Village Code previously granted meet the standards for a Conditional Use. Staff recommends approval of the Final PUD and related relief previously granted, subject to the following conditions: 1) Development of the site as noted in the booklet prepared by BW Phillips, titled 'Lake Park Village Apartments Budgetary Information For Condominium Conversion' date stamped May 11, 2004, but revised to include: a) Parking lot and site lighting as required by Sec. 14.2219 of the Zoning Ordinance that reflects lighting levels approved by the Police Department; Planning & Zoning Commission Arlene Juracek, Chairperson PZ-38-04 Page 3 b) Installation of perimeter curb and gutter as required by the Development Code; c) Installation of a 6' wrought iron fence in a brick base (or a similar base to ensure the integrity the fence) along the CornEd right-of-way; d) Compliance of all outstanding property maintenance issues, including, but not limited to: installing new garage roofs; parking lot surface improvements; and tree trimming. 2) Development of the site in accordance with the Tree Removal Plan, Pond Planting Plan, Entrance Landscape Plan, and Landscape Plan prepared by Clarence Davids & Co., dated August 23,2004, and the Plant Legend submitted by Clarence Davids & Co., dated September 10, 2004. 3) Development of the site in accordance with the Preliminary Site Engineering Plans (5 sheets) prepared by Gewalt Hamilton Associates, Inc. (sheets 1,3-5 dated August 18,2004 and sheet 2 dated August 16, 2004); 4) Installation of a Fire Sprinkler system and fire alarm system as approved by the Village's Fire Chief; 5) Converting all the buildings to condominiums in no more than 2-years; and 6) Completing the Condominium Conversion Plat Procedures as outlined in the Village's Subdivision Code (Section 15.307.B) Mr. Rogers had questions regarding handicapped parking and Ms. Connolly clarified the rules for buildings of less than four stories. Michael Tobin, Northern Realty, 33 N. Dearborn, Suite1200, Chicago, was sworn in as representative of the Lake Park Village. He said Ms. Connolly had done a superb job in presenting the case and did not have much to add. He said the buildings were being completely refurbished and when completed would look as good as a forty year old complex could look. Mr. Floros asked about the parking. Mr. Tobin said their ratio, 1.8 per unit, is higher than most for complexes of their size. He said this will be a very affordable complex and most people will have just one car. The spaces will not be sold or deeded, but they will be assigned. Mike Lukich, Gewalt Hamilton, was sworn in and testified that the new sewer pipe being installed is not bypassing the detention pond but will detain more water before reaching the pond. Mr. Donnelly asked if there will be a locked gate to access the playground and was told there would be if Staff required it. Mr. Cotten asked if there would be one association for the entire complex and Mr. Tobin said yes, that the management would manage the complex until the entire complex was sold and then turn it over to one association within the two- year time limit. Keith Youngquist made a motion to recommend that the Village Board approve the request for Conditional Use - Final Planned Unit Development Approval for the property located at 1500 S. Busse Road, Lake Park Village, Case No. PZ-38-04, subject to the six conditions listed in the Staff report. Joseph Donnelly seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Youngquist and Rogers NAYS: None Motion was approved 5-0. At 8:00 p.rn., Keith Youngquist made motion to adjourn, seconded by Merrill Cotten. The motion was approved by a voice vote and the meeting was adjourned. Judy Connolly, AICP, Senior Planner (IDocuments and SettingslkdewislLocaJ SettingslTemporary ¡"temet FilesIOLK2\PZ-38-04 ¡500 S Busse Lake Park Village.doc