DES PLAINES PLAN COMMISSION MEETING AUGUST 31, 2015 MINUTES PLAN COMMISSION

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1 Page 1 DES PLAINES PLAN COMMISSION MEETING AUGUST 31, 2015 MINUTES The Des Plaines Plan Cmmissin Meeting held its regularly scheduled meeting n Mnday,, at 7 p.m., in Rm 102, City Cuncil Chambers, f the Des Plaines Civic Center. PLAN COMMISSION PRESENT: ABSENT: ALSO PRESENT: Lane, Niemtka, Yi Bar, Perez Gerge Sakas, AICP, Directr/Cmmunity & Ecnmic Develpment Sctt Mangum, Senir Planner/Cmmunity & Ecnmic Develpment Gale Cerabna, Recrding Secretary Chairman Niemtka called the meeting t rder at 7 p.m. & read this evening s cases. Rll call was cnducted. APPROVAL OF MINUTES: A mtin was made by Cmmissiner Yi, secnded by Cmmissiner Lane, t apprve the regular meeting minutes f May 11, May 26, and July 27, AYES: NAYES: Yi, Lane Niemtka Nne *** MOTION CARRIED UNANIMOUSLY *** NEW BUSINESS 1. Address: Lee Street Case Number: PUD-SUB-MAP PINs: , , , , , , , , Petitiner: Lexingtn Des Plaines LLC, 1731 Marcey Street, Suite 200, Chicag, IL Owner: Jim Mehling, 301 N. Bay, Lake Barringtn, IL A Preliminary Planned Unit Develpment (PUD) is requested under Sectin f the 1998 City f Des Plaines Zning Ordinance, as amended, t allw fr the cnstructin f 58 Twnhmes n apprximately

2 Page acres as the Lexingtn Pint PUD with requested PUD exceptins frm the R-4, Central Cre Residential Zning District standards fr lt sizes as small as 4,992 square feet, instead f nt less than 10,000 square feet, setbacks as small as 10-feet (frnt yard) instead f nt less than 12-feet and 14-feet (rear yard) instead f nt less than 25-feet; A Tentative Plat f Subdivisin t create the Lexingtn Pinte Subdivisin with 13 lts; An Amendment t the Official Des Plaines Zning Map, as amended, t reclassify the prperties frm the C- 5 Central Business Cmmercial District t the R-4 Central Cre Residential District. Chairman Niemtka swre in Lawrence M. Freedman, Ash, Ans, Freedman & Lgan, LLC, 77 West Washingtn, Suite 1211, Chicag, IL; Jn E. Nelsn, Principal, Jen Land LLC, P.O. Bx 4397, Oak Park, IL; Je A. Safin, AIA, Senir Partner & Jay W. Cx, Prject Manager, BSB Design, 1540 E. Dundee Rad, Suite 310, Palatine, IL; Javier Millan, Senir Cnsultant, KLOA, 9525 W. Higgins, Suite 400, Rsemnt, IL; Jsh Terpstra, PE, Prject Engineer, Haeger Engineering LLC, 1304 Plum Grve Rad, Schaumburg, IL; & Karl T. Krgstad, Pla, LEED AP, President, Krgstad, 519 Pembrk Ct. N, Crystal Lake, IL. Mr. Freedman, Attrney, shared revisins t the prpsal: fewer units upgraded materials increased parking Mr. Nelsn displayed the site plan and illustrated changes: 58 units 30 parking spaces Sme setbacks are cmpliant with PUD standard; sme variatins required 2 frntages, 2 rear yards, & side yards Mr. Safin ffered exterir enhancements: brick nw extends int gables at tp prches prvide individual entries masnry ges up t the 2d flr sills in sme side yards Chairman Niemtka asked if Cmmissiners have any questins. Cmmissiner Lane asked what the stair material is. Mr. Safin advised pured in place cncrete; there is n access under prch. Chairman Niemtka asked: if IDOT has been cntacted. Mr. Millan advised nrmally IDOT staff is happy when access drives are clsed; a letter/permit will be requested. what the sidewalk width is n Lee Street. Mr. Nelsn advised City Staff recmmends 7 ft.; ther walks are 5 ft. if mre drainage is being prvided. Mr. Terpstra advised yes, it is all undergrund

3 Page 3 Chairman Niemtka asked if Cmmissiners have any questins. There were nne. Chairman Niemtka asked Staff t summarize the Staff Reprt: Issue: An Amendment t the Official Des Plaines Zning Map, as amended, t reclassify the prperties frm the C-5 Central Business Cmmercial District t the R-4 Central Cre Residential District; A Preliminary Planned Unit Develpment (PUD) is requested under Sectin f the 1998 City f Des Plaines Zning Ordinance, as amended, t allw fr the cnstructin f 58 Twnhmes n apprximately 3.1 acres as the Lexingtn Pint PUD with requested PUD exceptins frm the R-4, Central Cre Residential Zning District standards fr lt sizes as small as 4,992 square feet, instead f nt less than 10,000 square feet, setbacks as small as 10-feet (frnt yard) instead f nt less than 12-feet and 14-feet (rear yard) instead f nt less than 25-feet; and A Tentative Plat f Subdivisin t create the Lexingtn Pinte Subdivisin with 13 lts. Analysis: Preliminary Planned Unit Develpment and Map Amendment Reprt Owner: Jim Mehling, 301 N. Bay, Lake Barringtn, IL Petitiner: Lexingtn Des Plaines LLC, 1731 Marcey Street, Suite 200, Chicag, IL Case Number: PUD-SUB-MAP Real Estate Index Numbers , , , , , , , , , , , Existing Zning Existing Land Use Surrunding Zning Surrunding Land Use C-5, Central Business Cmmercial District Partially Vacant shpping Center, Church, Vacant Banquet Hall, Parking Nrth: C-5, Central Business Cmmercial District Suth: C-5, Central Business Cmmercial District East: R-4, Central Cre Residential West: C-5, Central Business Cmmercial District Nrth: Cmmercial (Banks/Offices) Suth: Place f Wrship East: Multi-Family Residential West: Cmmercial

4 Page 4 Street Classificatin Cmprehensive Plan Develpment Schedule Prject Descriptin The Cmprehensive Plan designates Lee Street as an arterial and Center Street as a lcal street. High Density Mixed-Use is the recmmended use f the prperty year anticipated cnstructin perid The riginal 61-unit preliminary planned unit develpment was recmmended by the Plan Cmmissin in Octber 2014 and denied by the City Cuncil in January In June 2015 the City Cuncil remanded the mdified plan fr 58 units back t the Plan Cmmissin fr cnsideratin. Standards fr a Zning Map Amendment The prpsed thrugh-blck twnhme develpment wuld incrprate 3.12 acres f land with apprximately 558 feet f frntage n Lee Street and 415 feet f frntage n Center Street. The prperty is currently lcated within the C-5 Central Business Zning District, where twnhmes are nt a permitted use, hwever, a Map Amendment is requested t reclassify the site t the R-4, Dwntwn Cre Residential Zning District. Twelve twnhme buildings, rganized int fur rws f twnhmes are prpsed n the site. The fur westernmst buildings wuld frnt n Lee Street (22 units), the three easternmst buildings (12 units) wuld frnt n Center Street, while the fur f the interir buildings (20 units) wuld face each ther with a 30-ft wide landscaped curtyard with walkway separating the structures, and the remaining 4-unit building wuld frnt a Central Cmmns. Vehicular access wuld be prvided by tw curbcuts ff f Center Street. Tw-car garages n the first level f the units meet the minimum parking requirement f 2.0 spaces per dwelling unit. Additinally, 30 ff-street surface parking spaces are prpsed. Eleven f the three-level twnhmes wuld have tw bedrms, while the remaining 47 wuld be three-bedrm units. T analyze this map amendment request, the standards fr amendments cntained in Sectin E f the Zning Ordinance are used. Fllwing is a discussin f thse standards: A. Whether the prpsed amendment is cnsistent with the gals, bjectives, and plicies f the Cmprehensive Plan. The 2007 City f Des Plaines Cmprehensive Plan designates the area where the site is lcated as an area f prpsed change and recmmends High Density Mixed-Use fr this site. As defined by the Plan, High- Density Mixed-Use is an area cntaining a mix f uses within the same building with retail r entertainment uses n the grund flr and ffice, cmmercial services and residential abve. The recmmended residential density is 43 dwelling units per acre, while the prpsed develpment prvides apprximately 18.6 units per acre.

5 Page 5 B. Whether the prpsed amendment is cmpatible with the current cnditins and the verall character f existing develpments in the immediate vicinity f the subject prperty. The current cnditins n this blck f Lee and Center Streets include predminately cmmercial and institutinal uses. The prpsed amendment t R-4, Central Cre Residential wuld prhibit cmmercial uses. Additinally, the ppsite blck face f Lee Street is lcated within the C-5, Central Business Cmmercial District. The prpsed develpment wuld nt relate t the existing r allwed develpment n the ppsite blck face f Lee Street, while it wuld match the ppsing blck face n Center Street which is within the R-4 District. C. Whether the prpsed amendment is apprpriate cnsidering the adequacy f public facilities and services available t the subject prperty. The public facilities and the public services prvided by the City f Des Plaines are expected t be adequate within the Dwntwn. If the zning amendment is apprved, n additinal expansin f public facilities r services is anticipated. Dwntwn is the area where the densest develpment in the City is planned in rder t take advantage f the existing public services, such as the Library, Metra Rail Statin, and cnfluence f Pace Bus rutes. D. Whether the prpsed amendment will have an adverse effect n the value f prperties thrughut the jurisdictin. The prpsed twnhuse use f the site wuld likely increase the value f the prperties n site ver the existing mstly vacant cmmercial uses, surface parking lts, and institutinal uses. Hwever, a denser develpment such as that anticipated by the Cmprehensive Plan and current C-5 Zning District wuld likely have a greater psitive impact n prperty values. E. Whether the prpsed amendment reflects respnsible standards fr develpment and grwth. The prpsed map amendment t reclassify the prperties t R-4, Central Cre Residential Zning District is nt in cmpliance with the future land use expressed in the adpted Cmprehensive Plan. Planned Unit Develpment Findings As required, the prpsed develpment is reviewed belw in terms f the findings cntained in Sectin f the Zning Ordinance: A. The extent t which the Prpsed Plan is r is nt cnsistent with the stated purpse f the PUD regulatins in Sectin A: Cmment: The prpsed plan is cnsistent with the stated purpse f Sectin A f the Zning Ordinance in that the prpsed twnhme develpment wuld allw fr a mre efficient use f land resulting in mre ecnmic netwrks f utilities, streets and ther facilities nt be pssible under the strict applicatin f the Zning Ordinance. As a twnhuse PUD the develpment des nt require lts t frnt n a public street as wuld nrmally be required, thus allwing additinal twnhme buildings in the middle f the site. Hwever, the site is being develped less intensely than envisined by the Cmprehensive Plan and as allwed in the current Zning District, which may be a less efficient develpment type within the Dwntwn cre.

6 Page 6 B. The extent t which the prpsed plan meets the prerequisites and standards f the planned unit develpment regulatins: Cmment: The prpsed Planned Unit Develpment meets all PUD requirements cntained in Sectin B f the Zning Ordinance as it wuld be lcated in a zning district (R-4, as prpsed) that permits PUDs, it meets the minimum size standard f tw acres, as it is 3.12 acres in size, and the land is under unified cntrl f Lexingtn Hmes, LLC as the cntract purchaser. C. The extent t which the prpsed plan departs frm the applicable zning and subdivisin regulatins therwise applicable t the subject prperty, including, but nt limited t the density, dimensin, area, bulk, and use and the reasns why such departures are r are nt deemed t be in the public interest: Cmment: The prpsed develpment wuld meet r exceed the fllwing applicable zning regulatins if the prperty is reclassified t the R-4, Central Cre Residential District: Minimum size fr PUD; Tw acres are required; the ttal site is 3.12 acres; Maximum building cverage (Nt applicable in R-4, Central Cre Residential); Parking requirements; 116 spaces (2/unit) are required; 146 are prpsed; Building Height; A maximum height f 80 wuld be allwed in the R-4 District and a maximum f 34.5 is prpsed; Cmpatibility with surrunding prperties; while the prject is nt expected t be detrimental t surrunding prperties, it wuld alter the character f the dwntwn cre by intrducing lw-scale mderate density husing t a cmmercial crridr within the dwntwn cre. The character f the develpment wuld nt be cmplementary with the cmmercial develpment adjacent t the site t the nrth and n the ppsite side f Lee Street. Further, the design and materials used in the buildings is nt cmpatible with the urban cntext f the site where cmpact develpment using masnry building materials is the predminant frm f develpment; Traffic (Adequate prvisin fr safe ingress and egress and minimal traffic cngestin per traffic study); and General Design; The general design f the develpment is nt expected t be detrimental t the public health, safety r general welfare, hwever, the develpment culd be designed with mre apprpriate architecture and enhanced materials fr the urban dwntwn cre. In additin t prpsed Map Amendment t classify the prperty within the R-4 Zning District, Planned Unit Develpment exceptins are requested fr: (1) Lt sizes as small as 4,992 square feet, instead f nt less than 10,000 square feet. The prpsed lt sizes are smaller than what is allwed by cde. The develpment des exceed the minimum lt area required per unit f 800 square feet per tw bedrm unit and 1,000 square feet per three bedrm unit in the R-4 District and a cmmn pen space in frnt f building 6 is prvided. (2) Frnt-yard setbacks f as little as 10 instead f nt less than 12, and rear-yard setbacks f 10- feet instead f nt less than 25-feet. The setbacks are prpsed t be measured frm the perimeter f the prperty as ppsed t frm the individual lts that are prpsed t be created fr each building. The reduced frnt setbacks are apprpriate in the dwntwn, where much f the develpment is at zer lt-line.

7 Page 7 D. The extent t which the physical design f the prpsed develpment des r des nt make adequate prvisin fr public services, prvide adequate cntrl f vehicular traffic, prvide fr, prtect pen space, and further the amenities f light and air, recreatin and visual enjyment: Cmment: After reviewing the petitiner s preliminary building and site imprvement plans; it appears that the prpsed develpment is making adequate prvisin fr the necessary infrastructure. Cmments and cnditins frm the Public Wrks and Engineering Department further address this issue. Pedestrian access t the site wuld be prvided by a cntinuatin f the sidewalk netwrk. Cnditins f apprval address the need t imprve the cnnectivity f the sidewalk netwrk and width f prpsed sidewalks. A Central Cmmns in frnt f building 6 wuld prvide sme pen space and tw benches. The cntrl f vehicular traffic is addressed by the petitiner s prfessinal traffic study, which was perfrmed by Kenig Lindgren, O Hara, and Abna, Inc. f Rsemnt, IL. The study cncludes, The site is well lcated with respect t the current radways. Its prximity t dwntwn Des Plaines and t the Metra train statin will help reduce the amunt f trips generated. The number f trips expected t be generated by the prpsed twnhme develpment will be lw. The additin f the site generated traffic is prjected t have little t n significant impact n the studied intersectins. The increase in delay at the studied intersectins will nt be significant and will nt affect the peratinal characteristics f the intersectins. The prpsed access with tw full ingress/egress access pints n Center Street will be adequate in accmmdating site traffic The City s Engineering Divisin reviewed the traffic study. E. The extent t which the relatinship and cmpatibility f the prpsed develpment is beneficial r adverse t adjacent prperties and neighbrhd: Cmment: The architecture f the prpsed 58-unit twnhme develpment has a mre suburban feel than the cntext within the Central Business District. Higher quality masnry building materials n all elevatins wuld help give the develpment a mre urban feel. F. The extent t which the prpsed plan is nt desirable t physical develpment, tax base and ecnmic well-being f the entire cmmunity: Cmment: The prpsed twnhuse use f the site wuld likely increase the value f the prperties n site and increase the tax base ver the existing mstly vacant cmmercial uses, surface parking lts, and institutinal uses. Hwever, a denser develpment such as that anticipated by the Cmprehensive Plan and current C-5 Zning District wuld likely have a greater psitive impact n prperty values and tax base. Once the twnhmes are built and ccupied, there will be greater demands n city services, city streets and ther public facilities. It is assumed that the city s current public services and public facilities will be able t handle the increased need fr services at this dwntwn lcatin withut being verburdened. G. The extent t which the prpsed plan is in cnfrmity with the recmmendatins f the 2007 Cmprehensive Plan: Cmment: The 2007 City f Des Plaines Cmprehensive Plan designates the area where the site is lcated as an area f prpsed change and recmmends High Density Mixed-Use fr this site. As defined by the Plan, High-Density Mixed-Use is an area cntaining a mix f uses within the same building with retail r entertainment uses n the grund flr and ffice, cmmercial services and residential abve. The

8 Page 8 recmmended residential density wuld be 43 dwelling units per acre, while the prpsed strictly residential develpment prvides apprximately 19 units per acre. PUD and Map Amendment Issues/Cnsideratins: 1. The prpsed Map Amendment wuld effectively shrink the Dwntwn Central Business District by mving the suthern bundary and wuld create incnsistencies with the lng-range land use visin expressed in the Cmprehensive Plan and with the existing zning and land use f surrunding prperties. The prpsed site is ne f the few sites large enugh t accmmdate the type f large-scale mixed-use develpment allwed in the Central Business Zning District. 2. The architecture and urban design f the develpment des nt match the urban setting within the Dwntwn. Higher quality materials, including masnry, and a site plan with a cnsistent street wall alng Lee Street wuld imprve cmpatibility with surrunding develpment. Tentative Plat Reprt Name f Subdivisin: Address: Request: Lexingtn Pinte Lee Street, (Lcated between Lee and Center Streets) Apprval f a Tentative Plat f Subdivisin cnsisting f 13 lts Ttal Acreage f Resubdivisin: 3.12 acres General Infrmatin Lt Descriptins and Cnstructin Plans: The Tentative plat shws the existing lts being resubdivided int 13 lts. Each f Lts #1-12 wuld cntain ne twnhme building ranging frm fur t 6 units. These lts range in size frm 4,992 square feet in size t 7,202 square feet in size. Additinally, Lt #13 (65,106 square feet) wuld extend t the perimeter f the site and cntain cmmn areas such as vehicular driveways, surface parking spaces, and the pen space in frnt f Lt# 6. A PUD exceptin is requested fr lt sizes f less than 10,000 square feet, hwever, n Variatins t the Subdivisin regulatins are requested at this time. Recent Text Amendments (Case # TA) eased restrictins regarding the subdivisin frntage requirements and minimum lt depth requirements fr twnhme Planned Unit Develpments. Tentative Plat Cmments 1. If apprved, the Final Plat must shw the Name f the Owner(s) and ntarized signatures; 2. The Final Plat must shw the prper easement prvisins and signature lines and have them signed by all the public service utilities; 3. On the Final Plat, the petitiner shall sign the wner certificate(s) and have them ntarized. 4. The Final Plat must shw Municipal Bundaries. 5. The Final Plat must shw building lines and easements including dimensins. 6. The Final Plat must shw a statement f land dedicatin fr public use. 7. The Final Plat must shw a cmplete legal descriptin. 8. The Final Plat must include Certificates frm the Finance Directr, Directr f Public Wrks and Engineering, and Directr f Cmmunity and Ecnmic Develpment; 9. The Final Plat must shw all subdivisin regulatin variances.

9 Page 9 Plan Cmmissin Prcedure The Plan Cmmissin may vte t grant r deny apprval f the Tentative Plat. If apprved, the petitiner s next step is t submit final engineering plans t the Public Wrks and Engineering Department and return t the Plan Cmmissin with an updated plat fr Final Plat cnsideratin. Staff Recmmendatins: The Department f Cmmunity and Ecnmic Develpment recmmends that the Plan Cmmissin give cnsideratin t the Map Amendment, Preliminary Planned Unit Develpment, and Tentative Plat f Subdivisin requests. If the Plan Cmmissin recmmends apprval, cnditins and cmments #1 - #4 apply belw. The Public Wrks and Engineering Department has reviewed the Tentative Plat f Subdivisin, Preliminary Engineering plans and the Traffic Study and is recmmending apprval f the Preliminary PUD and Tentative Plat subject t the cnditins and cmments #5 - #18 belw. The City f Des Plaines Fire Department recmmends apprval f the Preliminary PUD, and Tentative Plat f Subdivisin, subject t cnditins #18 #23, as listed belw. Cnditins: 1. The petitiner must prepare a Final Planned Unit Develpment Plat that meets all the requirements f Appendix A-4 (Minimum Submittal requirements fr PUDs) f the City f Des Plaines Zning Ordinance and a Final Plat f Subdivisin that meets all the requirements f the Subdivisin Regulatins and the cmments in this reprt and submit it t the Cmmunity and Ecnmic Develpment Department. 2. Revise building elevatins t prvide a mre cmpatible develpment within the urban cntext f the Dwntwn by including higher quality materials, such as masnry. 3. The petitiner shall pay all applicable building permits and related fees. 4. Prvide written prf f Final Engineering apprval frm the City f Des Plaines Public Wrks and Engineering Department. 5. All utilities shall be undergrund, and utilities n Center Street shall be directinally bred because f recent street repaving. 6. Strm drainage shall cnnect t the separate sewer n Center Street. 7. Internal rad lighting is required t be prvided by the develper. 8. Develpment cvenants shall indicate that maintenance f utilities (with the exceptin f water mains), snw plwing, pavement maintenance, and lawn cutting is the respnsibility f the hmewners assciatin. 9. Adjacent t the site, the replacement f the easternmst traffic lane n Lee Street, curb and gutter alng Lee Street, and sidewalks alng bth Lee and Center Streets shall be the respnsibility f the develper prir t cmpletin f the prject. Sidewalk replacement shall be in cmpliance with the Dwntwn Streetscape Master Plan. 10. Strm water detentin and vlume cntrl required per MWRD Water Management Ordinance. 11. MWRD, IDOT, IEPA, and NPDES/SWPP permits will be required. 12. Minimum f an 8 lped water main required. 13. B 6-12 curb and gutter (standards r reverse pitch) will be required arund all pavement except between the rear f buildings/garaged Ty A catch basins with flwable fill in the ROW will be required.

10 Page Prvide signage and pavement marking plan. 16. Prvide plans demnstrating a cnsistent and cnnected sidewalk netwrk with a 5-ft minimum sidewalk width, 7-feet where adjacent t the curb f a public street. At the very least, an east west sidewalk cnnectin shuld be prvided between buildings 1-7 and between buildings 8-12, cnnecting Lee Street t the sidewalk at the middle f the prpsed develpment. Additinally there shuld be a cnnectin frm this east-west sidewalk t the cmmunity area at the center f the site. 17. Reduce the turning radius f the driveways n Center Street t 15 feet, where pssible, t imprve the walkability alng Center Street. 18. Remve the prpsed bard n bard privacy fencing frm plans. Landscaping and/r decrative wrught-irn style fencing may prvide a better divisin f prperties where necessary. 19. If the building heights exceed 30-feet frm grade t the eave f a pitched rf, tp f a parapet, r the intersectin f the exterir wall and the rf; fire lane access rads are required t be a minimum f 26 feet wide. There must be n bstructins abve these rads that will prevent access fr an aerial ladder. 20. Prvide sufficient access rads t bear the weight f the City s heaviest emergency vehicle. 21. Prvide sufficient fire hydrants within the develpment site t cmply with the fire flw and hydrant spacing requirements f Appendix B and C f the Internatinal Fire Cde. 22. Prvide sufficient emergency vehicle turning radius t the satisfactin f the Fire Chief. 23. Residential units will need t be sprinklered in cmpliance with the Internatinal Residential Cde and all NFPA cde requirements. Plan Cmmissin Prcedure: The Plan Cmmissin may vte t recmmend apprval, apprval with mdificatins, r disapprval. The City Cuncil has final authrity ver the Map Amendment and Preliminary PUD. Chairman Niemtka asked if Cmmissiners have any questins. Cmmissiner Lane asked/stated: Staff if these cnditins are being satisfied. Mr. Mangum advised many are standard cnditins; thers wuld be dealt with prir t PUD apprval. she is disappinted with the elevatin; wuld like t see a sharper, urban appeal Chairman Niemtka asked if anyne in the audience has cmments. These individuals were swrn in: Christine C. Schap Chairman, Cngregatin Immanuel Lutheran Church and Schl Ms. Schap advised she is representing a cngregatin f 500 whse cncerns are: reduced lt sizes a lt f setback exceptins dwntwn being destryed with increased husing husing that may nt be sellable density parking n Center Street will be dense when entrances n Lee Street are clsed; a fire truck may nt have easy access. Has the fire department been ntified? Mr. Mangum advised yes, and nted in Cnditins 1-23 establishing a cnditin, shuld this petitin be apprved, that a substantial and attractive fence be placed between the prperties; dn t want ur prperty used as a pass-thru

11 Page 11 nise frm cnstructin; wuld like this t be anther cnditin Linda Kleim 1436 Thacker Ms. Kleim stated she wuld nt like entry drives (increased traffic) nt Center Street Larry Grski 796 Center Mr. Grski stated: he is in favr f this develpment as residences will be f high quality speed bumps may help he is in favr f hmes and peple as they will create a twn again Mr. Safin replied that the high density and materials are typical in an urban setting. Gable rfs face frward; a lw maintenance element. Cmmissiner Lane asked/stated: if the brick is the same thrughut. Mr. Safin advised yes if the ftprint is changed. Mr. Safin advised n she believes the brick shuld turn the crner. Mr. Safin advised he will review with the team and cnsider same. what railings are made f. Mr. Safin advised metal if there is an ice-melt system n stairways. Mr. Safin advised n Chairman Niemtka swre in the fllwing audience members wh had mre cmments: Wayne Serbin 835 Pearsn Mr. Serbin asked: if these units will be sld r rented. Mr. Freeman advised they are fr sale what the price pint is. Chairman Niemtka swre in William J. Rtl, Vice President f Land Acquisitins & Gvernment Relatins, Lexingtn Hmes, 1731 N. Marcey Street, Suite 200, Chicag, IL wh advised there are 2 unit types. He nted the price is in the $ ,000 range (inclusive f granite cuntertps, hardwd flrs). Fr further upgrades, the price wuld be in the $350,000 range. Mr. Rtl stated Lexingtn Hmes specializes in urban develpments. Cmmissiner Lane asked if this is fee simple. Mr. Rtl advised it is fee simple with a Hmewners Assciatin. He nted hmewners culd subsequently make changes. Chairman Niemtka asked: wh a typical buyer wuld be. Mr. Rtl stated the median age is typically 38 with a dual incme and few children/infants (as there are n yards). He nted individuals ver 55 d nt generally wn these (due t stairs). if the units are easy t sell. Mr. Rtl advised this is a difficult market; 2 units per mnth are being sld; it s easier t sell a hme that s almst cmpleted

12 Page 12 Cmmissiner Lane asked hw nise can be avided (tward the neighbrs). Mr. Rtl advised he wuld like t wrk with the Church and blige fr funerals, etc. He nted the City will be ntified f the cnstructin hurs. Chairman Niemtka asked if the utilities are cmpleted first. Mr. Rtl advised yes, the buildings wuld be demlished first. He nted Spring as the target date. Mr. Safin stated the brick will be wrapped n bth ends. He nted the bttm brick will nw be siding. Mr. Rtl advised the brick nly came up because Des Plaines has a rule t have brick rise t the 1st flr. Mr. Grski asked which hme will be built first. Mr. Rtl stated it is unknwn at this time. Cmmissiner Lane asked if sales and cnstructin staff will be hused in the same trailer. Mr. Rtl advised likely nt, as this is a tight area. Mre audience members came frward and were swrn in by Chairman Niemtka: Marlene Wrablik 1436 E. Thacker Ms Wrablik asked: if these twnhmes are specifically designed fr Des Plaines. Mr. Rtl advised yes, they were uniquely designed fr this site. He nted, in Mrtn Grve, the develpment is called Lexingtn Statin; there s anther in Palatine. hw lng cnstructin will be. Mr. Rtl advised 2 ½-3 years if, regarding the sidewalk n Center Street, it be a new ne and what size. Mr. Terpstra advised 7 ft. n Lee Street & 5 ft. n Center Street if sidewalks will be replaced r new. Mr. Terpstra advised they will be new Jeff Sper 741 S. Warringtn & fficer f Immanuel Lutheran Church Mr. Sper asked: if the hmes are fr rent r sale. Mr. Freedman advised fr sale if Mr. Rtl was referring t Immanuel Lutheran Church when he referred t wrking with the Church. Mr. Rtl stated n Cmmissiner Yi asked: if Immanuel Lutheran Church has had cmmunicatin with Lexingtn Hmes. Ms. Schap advised yes if there is a fence. Mr. Terpstra illustrated 2 wrught-irn fences (as nted in Cnditin 18). Ms. Schap nted the Church staff prefers a slid fence. Mr. Mangum advised a wrught-irn fence is mre cnducive t a setting in dwntwn Des Plaines. Mr. Krgstad advised there is vegetatin. He nted the Petitiner is amenable t pt fr a different fence upn discussin with City Staff, and stated a bard-n-bard fence is an ptin. Cmmissiner Lane suggested t the Petitiner that the neighbrs may want shrubs f arbrvitae fr screening. Mr. Freedman advised Petitiner is amenable t the neighbrs & City Staff s wishes. Audience Member, Mr. Sper. stated, since there are 3-bedrm units, there may be 3 parking spaces taken per unit. He stated he wuld like their wishes t be heard.

13 Page 13 Mr. Krgstad discussed fences with Mr. Grski. He nted an 8 ft. fence is prpsed. Audience Member, Ms. Kleim, asked if all the twnhmes are the same. Mr. Safin advised there are different lks per type; may have a different dr clr per building. He nted there are 4, 5, & 6-unit buildings. Audience Member, Ms. Schap, reminded that Immanuel Lutheran Church has been there fr 144 years. Chairman Niemtka asked what type f fence there will be during cnstructin. Mr. Rtl advised a rented chain-link fence. A mtin was made by Cmmissiner Lane, secnded by Cmmissiner Yi, t recmmend the MAP Amendment t change the zning frm C-5 t R-4 (with exceptins as nted). AYES: NAYES: Lane, Yi, Niemtka Nne *** MOTION CARRIED UNANIMOUSLY *** A mtin was made by Cmmissiner Lane, secnded by Cmmissiner Yi, t apprve a PUD request including Cnditins 1-23 and a request that a reslutin ccur between the develper & 2 neighbrs regarding fencing. AYES: NAYES: Lane, Yi, Niemtka Nne *** MOTION CARRIED UNANIMOUSLY *** A mtin was made by Cmmissiner Yi, secnded by Cmmissiner Lane, t apprve the Tentative Plat f Subdivisin. AYES: NAYES: Yi, Lane, Niemtka Nne OLD BUSINESS There was nthing t reprt. *** MOTION CARRIED UNANIMOUSLY *** ADJOURNMENT A mtin was made by Cmmissiner Lane, secnded by Cmmissiner Yi, t adjurn the meeting at 8:13 p.m. AYES: NAYES: Lane, Yi, Niemtka Nne *** MOTION CARRIED UNANIMOUSLY ***

14 Page 14 Sincerely, Gale Cerabna, Recrding Secretary cc: City Officials, Aldermen, Plan Cmmissin