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HomeMy WebLinkAbout05/23/2002 P&Z minutes 13-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-13-02 Hearing Date: May 23, 2002 PETITIONER: Insignia Homes, LLC 35 W. Slade Street Palatine, IL 60067 PUBLICATION DATE: May g, 2002 REQUEST: Map Amendment and Preliminary Planned Unit Development approval to allow construction of 24 townhomes. MEMJBERS PRESENT: Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist Arlene Juracek, Chairperson ' MEMBERS ABSENT: Merrill Cotten STAFF MEMBERS PRESENT: Judy Connolly, AICP, senior Planner Suzanne Maso, Long Range Planner INTERESTED PARTIES: Tom & Frances Boyle Laurie Camp Bridget Chavez Joe & Susan Enzenbacher Zenon & Sue Golba Iver H. Iverson Randall Knudsen Ray & Hedy Lundin Adam Paulus Jennifer Schmidt Frank & Stephanie Schoenberg Clifford Wesa Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Minutes of the April 25 meeting were approved, with Chairperson Juracek abstaining from the vote. At 7:48, at[er hearing three cases, Ms. Juracek introduced Case No. PZ-13- 02, a request to rezone property located at 791 E. Rand Road and approval of a 24-unit townhome development. She explained that this case would be Village Board final. Judy Connolly, Senior Planner, introduced the case. She said that the site is a triangular-shaped vacant lot that fronts onto Rand Road. The site is between a car dealership and a hair salon, and is across the street from single-family residences to the west and commercial property to the east. She said that the applicants propose to consolidate the 2-lots of record and construct a 24-unit townhome development. Ms. Connolly reviewed the current zoning district and the steps required to build the proposed townhomes. She clarified that the request before the Planning & Zoning Commission is for approval of a Map Amendment, Preliminary Plarmed Unit Development Plan, and relief from zoning requirements. Ms. Connolly summarized the proposal and reviewed Development Code and Zoning regulations. She stated that the density and lot coverage increase when land is dedicated as required by code and that this project requires relief from density and lot coverage regulation. Planning & Zoning Commission PZ-13-02 Arlene Juracek, Chairperson Page 2 She stated that the Village's Comprehensive Land Use Map designates the subject property for Multi-Family Residential - Medium Density use. However, the Comprehensive Plan calls for general commercial. She said that, recognizing the importance of developing corridor plans as part of the Comprehensive Plan, the Village Board adopted the Central Road Plan in 1994 and the Rand Road Corridor Plan in 1998 and that the subject property was studied in the 1998 plan. She said that the plan calls for a stand-alone commercial development in the range of 25,000 to 30,000 square feet without drive through facilities; that the hair salon seek a shared parking agreement when the site is developed; and that there is an adequate buffer between the residential and commercial uses. She said that the plan includes low density residential as an alternative to commercial redevelopment and restricts the number of units to 18 townhomes. Ms. Connolly added that as part of the Rand Road Corridor Plan, there was discussion about creating a series of ring roads along Rand Road to eliminate certain turning movements on Rand Road and to improve traffic flow. The intent behind this concept was to install a traffic signal that would line up with Thayer Street. However, the Village is not requiring that Thayer Street be extended and improved, but that the developer of this site be required to dedicate that portion of Thayer Street. She said that the Public Works Department reviewed the proposal to rezone the properties and had no objections to the request. However, the development will have to meet all Village codes. In addition, the Development Code requires right-of-way dedication for Louis, Rand, and Thayer Street. Ms. Connotly informed the Commission that the Fire Prevention Bureau has concerns about access to the individual units and that they could not approve the proposed development. She said that the site configuration does not comply with Development Code requirements, specifically the 100' pavement radius that is required for the bulb of the cul-de-sac, and that the emergency vehicles would have difficulty exiting the site because the vehicles cannot turn around at the north curb cut or ~he Thayer Street curb cut. She said that the vehicles would have to back out of the development onto Louis Street. In addition, the Police Department reviewed the request and had concerns about the amount of on-site parking provided. Ms. Connolly said that the request has to meet the standards for Map Amendments listed in the Village Zoning Ordinance. She summarized the standards and said that the proposal is not consistent with the immediate surrounding commercial area. In addition, a new commercial center is nearing completion one block south of the subject site, which implies that commercial uses are viable along this corridor. She said that the proposal does not meet the standards for a Map Amendment since it is not compatible with existing uses of property within the general area of the property in question. Also, the request is not consistent with the trend of development in the general area of the property in question. She summarized the standards for a Planned Unit Development listed in Zoning Ordinance and said that a development must meet these specific requirements to qualify as a Planned Unit Development. Ms. Connolly said that in this case, the townhomes comply with the setback requirements for the R2 Zoning District. However, the design does not preserve green space or provide common open space. Ms. Connolly said that the design exceeds lot coverage, does not include amenities, or incorporate design 'elements that create an efficient provision of utilities, streets, and other public facilities. Furthermore, the proposal does not provide an adequate buffer from Rand Road traffic and emergency vehicle access has not been designed in a safe manner. She said that the plan does not meet the standards that designate a development as a Planned Unit Development. Ms. Connolly concluded by stating that Staff recommends that the Planning and Zoning Commission recommend that the Village Board deny the proposed Map Amendment, Preliminary Planned Unit Development Plan, and variations for the property at 791 E. Rand Road, Case No. PZ-13-02. The Planning and Zoning Commission members asked if the proposal included parking for the adjacent hair salon. Ms. Connolly said that it did not. There was discussion about access onto Rand Road and the amount of lot coverage. Bill Rotolo, Richard Valentino and Mark Janeek, of Insignia Homes at 35 West Slade Street in Palatine, were sworn in. Mr. Valentino said the townhome project was the culmination of many hours spent with the neighbors to address their Planning & Zoning Commission Arlene Juracek, Chairperson PZ- 13-02 Page 3 concerns and working with their architects and engineers to arrive at the best plan for this controversial property. Mr. Valentino said he was confident any conditions imposed by staff could be adjusted if, in fact, they hadn't already been. He urged Planning and Zoning Commissioners to look at the ultimate plan, move forward and put an end to the controversy surrounding the property. Mr. Rotolo testified that his firm constructed infill developments that catered to second and third time homeowners to provide the attached housing desired by those empty nesters. He said that they have built and sold over $100 million in homes in the north and northwest suburbs, some in joint venture with other builders. He told the commission that the Dearborn Court project, started by Insignia and built in a transitional area of Algonquin Road} .was a joint venture with Dearborn Homes. Mr. Rotolo said he had been a professional city planner for ten years and was a zoning and land use expert who had been cited by the Chicago Tribune Real Estate section as an exceptional infill developer. He explained that he had grown-up in the Emerson/Thayer neighborhood and wanted the best solution for the area. Mark Janeck came forward and said the twenty-four townhomes would present an urban appearance and be a proper transition for the area characterized by commercial and single-family uses. He responded to staff issues regarding curb cuts into Rand Road, continuation of Thayer Street to Rand Road, emergency vehicle access, and explained why Insignia felt they had justification for a PUD. He pointed out the project would provide few children, and thus an excess tax flow, to the schools. He also said they would work to meet 50% lot coverage. Planning and Zoning commissioners stated their dissatisfaction with the fence and Mr. Janeck agreed, saying they would prefer to provide a son buffer to Rand Road and just have a fence between the parking, hair salon and car dealership. Discussion followed regarding lot coverage, building height, density and emergency vehicle access. Ms. Juracek opened the discussion to the audience at 8:35. Brad Garno, who said he was not a local resident but lived on River Road and had previous experience with a similar project built by Insignia, was sworn in. He said he represented 80 people who were going through the court system to stop a different Insignia development in Des Plaines. He said this project doesn't meet PUD or zoning regulations, Comprehensive or Corridor Plan guidelines; that it exceeds density and building height regulations and would greatly increase traffic in the area. He said he would be shocked and mortified if the project were allowed. Tom Pikarski, law offices of Gordon & Pikarski, 25 W. Washington St., Chicago, was sworn in and said he represented Mr. Spiewak and Century Tile. He reviewed the Zabest proposal brought before the board two years ago and said that it was a well-designed commercial project, but the neighbors were vehemently opposed to a commercial use. He said that this proposal had the support of the neighbors and that the builder agreed to work with Village staff to meet code requirements. Jennifer Schmidt of 204 Louis, Lauri Camp of 216 Louis, Clifford Wesa of 109 Louis, were individually sworn in and spoke of their and their neighbors' support of Insignia's proposed project. Cheryl Herman of I 11 Louis was sworn in and asked the audience/neighbors for a show of hands in support of the proposal. Ms. Juracek scanned the audience and asked that the records show unanimous and overwhelming support by the residents. She closed the public hearing at 9:11 p.m. Planning and Zoning commissioners discussed at length the merits of the proposal, but decided they could not vote to rezone the property or grant preliminary approval as a PUD until the-petitioner made major revisions and the project received greater endorsement from staff. Leo Floros moved to continue the case until the petitioner revised their plans to address the Planning & Zoning Commission's concerns about exceeding lot coverage, maximum building height, and permitted density; and had emergency vehicle access to the site that met Village Code requirements, in addition to identifying elements of the project which would qualify it as a Planned Unit Development, for the property at 791 E. Rand Road, Case No. PZ-12-02. Richard Rogers seconded the motion. lanning & Zoning Commission PZ-13-02 Arlene Juracek, Chairperson Page 4 UPON ROLL CALL: AYES: Donnelly, Floros, Rogers, Sledz, Youngquist, and Juracek NAYS: Motion was approved 6-0. At 9:22 p.m., Richard Rogers made a motion to adjourn, seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary J~]d~ C~n~ol~,~S&nior 151at~tn~e~: ~