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HomeMy WebLinkAbout10/25/2018 P&Z Minutes 19-18MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -19-18 Hearing Date: October 25, 2018 PROPERTY ADDRESS: 1101-1111 Linneman Drive PETITIONER ISL Ventures PUBLICATION DATE: October 10, 2018 REQUEST: Plat of Subdivision, Zoning Map Amendment, Conditional Use MEMBERS PRESENT: Sharon Otteman William Beattie Norbert Mizwicki Agostino Filippone Walter Szymczak Lisa Griffin Joseph Donnelly MEMBERS ABSENT: Thomas Fitzgerald STAFF MEMBERS PRESENT: Jason Shallcross, AICP - Development Review Planner Connor Harmon, Long Range Planner INTERESTED PARTIES: ISL Ventures, St. John Lutheran Church of Mount Prospect Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattie made a motion seconded by Commissioner Otteman to approve the minutes from the Planning and Zoning Commission meeting on September 27, 2018. The minutes were approved 7-0 with Commissioner Otteman abstaining. Chairman Donnelly introduced case, PZ -19-18 as 1101-1111 Linneman Drive. Mr. Shallcross gave a brief description of the Subject Property explaining it was originally located within unincorporated Cook County and developed under the County's regulations. The Subject Property was later annexed into Mount Prospect. The properties involved with this annexation were also zoned RX Single -Family Residence (as required by State statutes), but were later rezoned as they were developed. Mr. Shallcross summarized the proposal stating that it includes the subdivision of the property, a zoning map amendment, and a conditional use for a planned unit development. He explained, per the site plan, that the proposal shows eighty eight (88) unit senior housing development consisting of one building with two different wings : the first being a one (1) story memory care unit consisting of twenty (20) private units and twelve (12) semi -private units. The second wing is a two (2) story assisted living unit with nineteen (19) studio units, thirty-three (33) one bedroom units, and four (4) two bedroom units. Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair Mr. Shallcross also summarized a parking analysis of the subject property and stated per the traffic study, during peak demand, the project would demand between 37 to 46 spaces. As such, the proposed sixty-eight (68) parking spaces to be provided by the development will be sufficient in accommodating the peak parking demand of the community. He further explained that the Subject Property would share a drive aisle with adjacent school. He summarized the standards for a map amendment, and further explained that per Staff's review, the proposal will not have a negative impact to the surrounding properties or neighborhood. The Subject Property is adjacent to existing multi -family residential developments, abuts a condominium development, and is across the street from an Institutional Use (St. John's Church). The proposed development would be an appropriate use for the Subject Property. Providing additional senior housing is a goal of both the Village's comprehensive plan and strategic plan. He further summarized the standards for a conditional use and stated per Staff's review, the standards have been met, as set forth in the Petitioner's responses to the standards. The proposed use will not have a detrimental impact on the health, safety, or general welfare of the community. Mr. Shallcross further stated, Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such requests would be I the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings of the Planning and Zoning Commission and recommend approval of the following motions: A plat of subdivision titled "Mount Prospect Senior Living Subdivision" A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect Senior Living Subdivision"; and A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building used for senior housing as per plans by pi architects dated September 27, 2018, subject to the following conditions: a. The water main shall be "looped" on site; b. Fire hydrants shall be provided on the west side of the site/building; c. Submittal of a landscape, irrigation, and photometric plan that meet the intent of Village Code requirements; d. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and e. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal." The Village Board's decision is final for this case. Commissioner Beattie verified that the drive aisle leading out on to Hunt Club Drive will not be shared with Countryside Apartments. Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair Mr. Shallcross stated the only shared drive aisle will be on Linneman. Commission Filippone asked what limitations does the R4 zoning place on the property. Mr. Shallcross stated that the density would be limited and depending on the proposal the Planning and Zoning Commission would need to approve. There was general discussion about hypothetical scenarios regarding the Subject Property's future. Mr. Shallcross stated that the planned unit development for the senior housing proposal would be the only development permitted to be on eh subject property. Any different use would have to come before the Planning and Zoning Commission. Chairman Donnelly swore in David Simon, 408 Portway Drive Hood River, Oregon and Charles Hall, 601 Oakmont Lane, Westmont Illinois. Mr. Simon gave a brief history of Integral Senior Living and the demographic of their product. He explained they provide care with day to day management. He specified this is not a medical facility. He also clarified that they are purchasing the land from the St. John's Lutheran Church and will have an informal relationship with them. Mr. Hall gave a brief description of his company and stated that they are involved in Senior Living Developments all of the nation. He also stated that in his twenty year (20) experience he has never seen a senior housing development transition to an apartment building. Mr. Hall explained that the proposal is for an assisted living facility and has to follow different state codes. Mr. Simon discussed the traffic and parking impact the development will have on the site and to the surrounding community. He stated that half of their residents are a part of the memory care unit and aren't allowed to drive, he explained on average 5-10% of the assisted living residents will have a car. However, transportation is provided to all social, medical and community events. There was some general questions regarding partnership between ISL and Solstice Senior Living and the assurance of a reputable owner/operator for the future. Mr. Simon addressed the Commission's questions regarding the food service and recreation rooms; stating residents aren't forced to come to dining hall for meal but breakfast, lunch, and dinner will be served on a daily basis. Mr. Simon gave more details about the amenities offered to the residents. Mr. Hall stated that the project would take about 12 months to build and if all is approved they plan to break ground in spring 2019. Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair Mr. Simon stated that the facility will be staffed by approximately 76 people, and the construction of the building would generate about 120 local tradesmen jobs. Chairman Donnelly swore in the following citizens: Citizens to Be Heard: Rose Disilvestro 632 Cedarcrest Drive. Schaumburg. IL- Citizen asked for clarification regarding the owner operator of the property and how they can ensure the quality of the property will maintain as ownership change happens. She asked about extending the side walk through to Golf road off of Hunt Club Drive; to ensure construction workers won't be parking in the Countryside parking lot; if the workers will be unionized; and if they can mitigate the mice problem. Mr. Shallcross interjected and stated that Village Code only requires for them to finish sidewalks on their property. Chairman Donnelly stated that she can address that questions to Village Board. Pastor Jeff Gavin 914 Tower Drive Mt. Prospect., He gave a history about St Johns Church and his appreciation and support of the project. He stated that St John's Church will offer a support system to the residents. He also stated the Church offered an excess of the parking spaces to overflow if needed. There was general discussion between Mr. Gavin and the Commission regarding the history of the parcel and the various development opportunities that didn't come to fruition. Eva Gonzalez 1191 S. Linneman Rd- Concerned about the possibility of the development changing use over the years and disrupt the community. She also stated concern about parking along Linneman. Commissioner Beattie addressed her concern and stated that the building is tailored to a senior living development and would have to come back through the process. Natalia Kaczmarek 1101 Hunt. Club Dr #306- Concerned about exits and fire and rescue access and the greenspace on the condo's private property. Kathv Moran 1137 S. Linneman Rd.- Stated she is against the proposal because it will lower her property values. Stan Adamczak 1023 S. NaWaTa- Asked if the development will be available to only Mount Prospect residents. Steve Bena 1026 S. Lirrneman- Concerned about signage. Mr. Shallcross stated that there has been no relief requested from sign code. Mr. Simon and Mr. Hall addressed the following questions: Are the employees / Facility unionized? No Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair How are major events handled/scheduled? Mother's Day and Easter Sunday are the most visited holidays. Mr. Simon stated they will take a proactive approach to work with the church and surrounding community to help with parking on those days. Will Hunt Club Drive be the main fire rescue entrance point?- Both accesses will be used however, the fire panel is located in the front of Linneman and that it is very unlikely for visitors to park behind the building in neighboring lots. • How will construction workers know to not park in neighboring lots?- Construction entrances will be posted and will work with staff to designate those areas. o Rodent control?- Mr. Hall stated he doesn't have any experience with excessive rodents on open land but will do their best to mitigate the problem if one exists. Chairman Donnelly confirmed the Petitioner agrees to the conditions set forth in the Staff Report. Mr. Simon and Mr. Hall agreed but said they needed clarification from the fire department regarding the looped water main on the site. Hearing no further discussion, Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the following motion: Staff recommends that the Planning & Zoning Commission make a motion to adopt staffs findings of the Planning and Zoning Commission and recommend Apprqval of the following motions: A plat of subdivision titled "Mount Prospect Senior Living Subdivision" A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect Senior Living Subdivision"; and A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building used for senior housing as per plans by pi architects dated September 27, 2018, subject to the following conditions: a. The water main shall be "looped" on site; b. Fire hydrants shall be provided on the west side of the site/building; c. Submittal of a landscape, irrigation, and photometric plan that meet the intent of Village Code requirements; d. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and e. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal." UPON ROLL CALL AYES: Otteman, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly NAYS: None The vote was approved 7-0 with a positive recommendation to Village Board. Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was adj rnec at 8:28 pm. ' .s li a Moder, Community Development Planning & Zoning Commission- October 25, 2018 PZ -19-18 Joseph Donnelly- Chair