DES PLAINES PLAN COMMISSION MEETING JULY 27, 2015 MINUTES PLAN COMMISSION

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1 Page 1 DES PLAINES PLAN COMMISSION MEETING JULY 27, 2015 MINUTES The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday,, at 7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: ABSENT: ALSO PRESENT: Niemotka, Perez, Yi Bar, Lane Scott Mangum, Senior Planner/Community & Economic Development Gale Cerabona, Recording Secretary Chairman Niemotka called the meeting to order at 7:01 p.m. Roll call was conducted. APPROVAL OF MINUTES: A motion was made by Commissioner Yi, seconded by Commissioner Perez, to approve the regular meeting minutes of June 8, AYES: NAYES: ABSTAIN: Perez, Yi None Niemotka *** MOTION CARRIED 2-0 *** Chairman Niemotka read this evening s cases. NEW BUSINESS 1. Address: 200 E. Touhy Avenue Case Number: SUB PIN: Petitioner: International Airport Centers, LLC, 1849 Green Bay Road, Suite 430, Highland Park, IL60035 Owner: International Airport Centers, LLC, 1849 Green Bay Road, Suite 430, Highland Park, IL60035

2 Page 2 Petitioner is requesting a Final Plat of Resubdivision of an existing lot to result in a total of 2 lots ( acres and acres). Chairman Niemotka swore in James W. Putnam, P.E., Kimley Horn, 1000 Warrenville Road, Suite 350, Lisle, IL & Craig Arnson, Managing Director, International Airport Centers, 1849 Green Bay Road, Highland Park, IL Mr. Putnam advised the change, per the City of Des Plaines & IDOT, is to fully include the multi-use path along Touhy Avenue within the Public Right of Way. Chairman Niemotka asked if Commissioners have any questions. There were none. Chairman Niemotka asked Staff to summarize the Staff Report as follows: Analysis: Final Plat Report Petitioner International Airport Centers, LLC, 1849 Green Bay Road, Suite 430, Highland Park, IL Owner Case Number Address Name of Subdivision International Airport Centers, LLC, 1849 Green Bay Road, 4 th Floor, Highland Park, IL SUB 200 E. Touhy Avenue 200 East Touhy Resubdivision Real Estate Index Numbers Project Description Existing Zoning Existing Land Use Surrounding Zoning The applicant proposes a Two Lot Subdivision to create lots of approximately and acres. M-2, General Manufacturing Manufacturing North: M-2, General Manufacturing South: M-2, General Manufacturing East: M-2, General Manufacturing West: M-2, General Manufacturing Surrounding Land Use North: Industrial South: Industrial East: Industrial West: Industrial

3 Page 3 Street Classification Comprehensive Plan Total Acreage Touhy Avenue is a six-lane arterial street as identified in the Comprehensive Plan. Industrial is the recommended use of the property. 742,537 square feet ( acres) General Information Lot Descriptions and Construction Plans: The eastern portion of the existing 742,537 square foot lot is currently being developed with an approximately 131,000 square foot airline food preparation facility with 365 parking spaces. Under the proposed subdivision, this development and a storm water detention basin would be located on the acre Lot 1. The approximately 319-foot wide by 530-foot deep, acre, Lot 2 would have frontage on Touhy Avenue and would be available for future development. There are no minimum lot size or lot width requirements in the M-2 District. Staff Recommendations The Departments of Community and Economic Development, Fire, and Public Works and Engineering recommend approval of the Final Plat subject to the Comments in this memo: 1. Both lots shall have separate sanitary services. 2. Both lots shall have separate parking and will share middle drive, which is split by property line. 3. Public sidewalk shall be built across both lots. Plan Commission Procedure The Plan Commission may vote to grant, grant with conditions, or deny approval of the Final Plat of Subdivision. Next Step for the Petitioner If approved, a resolution to approve the Final Plat of Subdivision will be considered by the City Council and, if approved, the Final Plat of Subdivision will be recorded upon payment of any surety for public improvements, subdivision fees, and recording fees. Commissioner Perez asked if a traffic study was conducted. Mr. Putnam advised yes, and changes were made with IDOT. Commissioner Yi asked if there are any ownership changes. Mr. Putnam advised there are none. A motion was made by Commissioner Yi, seconded by Commissioner Perez, to approve the Final Plat of Subdivision (and Engineering s input). AYES: NAYES: Perez, Yi, Niemotka None *** MOTION CARRIED UNANIMOUSLY ***

4 Page 4 2. Address: Case Number: MAP-SUB-PUD PINs: , , Petitioner: Buckingham Properties Inc. d/b/a Dearborn Buckingham, 2700 Patriot Boulevard, Suite 250, Glenview, IL Owner: Four Peaks LLC, 1001 Feehanville Drive, Mount Prospect, IL A Preliminary Planned Unit Development (PUD) is requested under Section of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for the construction of 24 townhome buildings with 127 units and a 270-unit Apartment Building on approximately 20.8 acres as the Buckingham Place PUD with a requested PUD exception from the R-4, Central Core Residential Zoning District standards for lot sizes as small as 4,875 square feet, instead of not less than 10,000 square feet; A Tentative Plat of Subdivision to create the Buckingham Place Subdivision with 25 lots; An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the M-2 General Manufacturing District to the R-4 Central Core Residential District. Chairman Niemotka swore in Christopher F. Coleman, President & CEO, Buckingham Properties, Inc., 2700 Patriot Blvd., Suite 250, Glenview, IL 60026, Michael S. Mondus P.E., Executive Vice President, Spaceco Inc., 9575 W. Higgins, Suite 700, Rosemont, IL 60018, Terrance J. Smith, ASLA, LEED AP, Associate/Director of Land Planning, BSB Design, 1540 E. Dundee Road, Suite 310, Palatine, IL 60074, & Javier Millan, Senior Consultant, KLOA, 9575 W. Higgins, Suite 400, Rosemont, IL Mr. Coleman advised this petition was unanimously approved with conditions by the Plan Commission previously. He noted the conditions have been further discussed, coordinated; he explained the process (meeting at Frisbee Center with residents, etc.). Mr. Coleman noted the primary conditions are: Access to the East Parks & Open Space Increase Parking Building Orientation Mr. Coleman shared that, during the meeting with residents, various points were discussed (i.e. easement, inherent characteristics, etc.). Mr. Coleman stated, given the constraints of the property, they believe this is the best plan: Access redesigned; eliminating one building; changed building location Park reviewed nearby neighborhood parks (that accommodate playgrounds, sport courts/grass, seating, bench/gazebo). The development of West Park was illustrated (sport court, seating) as well as East Park (bocce court, seating) and Central Park (gazebo, area to play catch/frisbee). It was noted these parks are 1 acre and with open space, they total 4 acres. The park in this project would be maintained by the Homeowners Association. At every 1/3 mile of sidewalk, a marker will be identified.

5 Page 5 Chairman Niemotkia asked if this refers to residents who would utilize the space. Mr. Coleman advised yes, and their guests. Parking has been enhanced. A 10-ft. path is included along Northwest Highway Building Orientation some units face the street, some oversee a landscaped courtyard Mr. Coleman stated research shows, regarding real estate taxes today, a tax bill of $87,000. He noted when units are complete (based on comparisons), apartments would generate real estate taxes of $560,000 ($2,000 per unit). For townhomes (based on comparisons), they will generate real estate taxes of $635,000 ($5,000 per unit multiplied by 127 units). It was stated that the majority of tax revenue would be distributed to two school districts. Mr. Coleman respectfully asked that Conditions 2, 3, 5, 19, and 20 be eliminated at this point. Other conditions were referenced. Commissioner Perez asked about parking spaces/hours. Mr. Coleman advised the Homeowners Association/HOA would address same; the hope is to restrict overnight parking. Mr. Mangum advised that Applicant does meet and exceed code requirements. He noted parking is allowed on public city streets. Commissioner Yi commended the Petitioner on the presentation. Chairman Niemotka asked if: the access has been run thru IDOT. Mr. Coleman advised yes, and noted Mr. Millan will further address. Mr. Millan advised the study has been approved. He noted a signal will be installed at Broadway/Seegers and Northwest Highway in 1 year (2016). IDOT reviewed access points. Mr. Millan advised it has been submitted; a response is expected Chairman Niemotka asked if Commissioners have any questions. There were none. Chairman Niemotka asked Staff to summarize the Staff Report. Issue: A Preliminary Planned Unit Development (PUD) is requested under Section of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for the construction of 24 townhome buildings with 127 units and a 270-unit Apartment Building on approximately 20.8 acres as the Buckingham Place PUD with a requested PUD exception from the R-4, Central Core Residential Zoning District standards for lot sizes as small as 4,875 square feet, instead of not less than 10,000 square feet; A Tentative Plat of Subdivision to create the Buckingham Place Subdivision with 25 lots; An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the M-2 General Manufacturing District to the R-4 Central Core Residential District. Analysis: Preliminary Planned Unit Development and Map Amendment Report Owners: Buckingham Properties Inc. d/b/a Dearborn Buckingham, 2700 Patriot Boulevard, Suite 250, Glenview, IL Petitioner: Four Peaks LLC, 1001 Feehanville Drive, Mount Prospect, IL 60056

6 Page 6 Case Number: MAP-SUB-PUD Real Estate Index Numbers , , Existing Zoning Existing Land Use Surrounding Zoning M-2, General Manufacturing Vacant Land, Material Storage North: M-2, General Manufacturing District South: M-2, General Manufacturing District East: M-2, General Manufacturing District West: R-3, Townhouse Residential District Surrounding Land Use North: Industrial South: Distribution East: Distribution West: Townhouse Residential Street Classification The Comprehensive Plan designates Northwest Highway as an arterial street. Comprehensive Plan Entertainment is the recommended use of the property in the 2007 Comprehensive Plan. Development Schedule The preliminary development schedule is approximately 3.5 years, with the first townhome occupancies in Spring 2016 and the first Apartment occupancies the following Winter. Project Description Plans were originally reviewed by the Plan Commission on May 11, The applicant has made changes to the proposed plan, including: o o o o o The reduction of one townhouse building and two townhouse units. The realignment of the eastern row of townhome buildings to allow for future extension of the east-west internal roadway to a potential future development to the east. The addition of a 10-foot multi-use path along Northwest Highway. The addition of a tot lot and bocce ball court within a new open space area in the northeast corner of the site, the addition of a sport court within an open space area in the northwest portion of the site and the addition of a gazebo within an open space area toward the center of the site. The increase in width of the auto courts between townhome buildings by 2-feet to allow adequate space to meet code

7 Page 7 requirements for two parking spaces behind each row home garage (4 total per unit). Standards for a Zoning Map Amendment The proposed apartment and townhome development would incorporate 20.8 acres of land with approximately 1,207 feet of frontage on Northwest Highway. The former Littelfuse site is separated from townhouse residential and industrial uses on the north and west by Weller Creek. A 30-foot wide Metropolitan Water Reclamation District easement cuts across the property. The Dayton Freight and PACE Bus uses abut the site to the east and the Sysco Foods distribution center lies across Northwest Highway and the Union Pacific Railroad Tracks to the South. The property is currently located within the M-2 General Manufacturing Zoning District, where residential uses are not a permitted use, however, a Map Amendment is requested to reclassify the site to the R-4, Downtown Core Residential Zoning District. A 270-unit multi-family residential building is proposed on the western portion of the site. The 5-story residential building would be wrapped around a 467-space parking structure with an additional 73 surface parking spaces provided around the perimeter of the building. The northern portion of the apartment building would surround a courtyard area. The proposed unit mix is as follows: 20 studios, 149 one-bedroom units, and 101 two-bedroom units. Three curb cuts are proposed. The easternmost entrance would be limited to right-in and right-out access, while the center access point would be full-access, and the western curb cut would provide three-quarter access. 24 townhome buildings, totaling 127 units, are proposed on the eastern portion of the site. 93 of the three-story units would contain rear loading two-car garages, while 34 units would contain front loading two-car garages. Thirteen of the 24 townhome buildings are oriented toward internal or external streets, while the remainder front other townhome buildings separated by courtyards. Two-car garages on the first level of the units meet the minimum parking requirement of 2.0 spaces per dwelling unit. Based on the width of the proposed private streets, parking could be provided on one side. To analyze this map amendment request, the standards for amendments contained in Section of the Zoning Ordinance are used. Following is a discussion of those standards: A. Whether the proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan.

8 Page 8 The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment Use for this site. As defined by the Plan, Entertainment areas include entertainment establishments, such as movie theaters, bowling alleys, casinos, indoor sports arenas, and restaurants. The proposed R-4 Zoning District is not consistent with this designation, however, the site has been vacant for a number of years without any application for development with entertainment uses. B. Whether the proposed amendment is compatible with the current conditions and the overall character of existing developments in the immediate vicinity of the subject property. The proposed multi-family residential uses are not consistent with the current industrial developments to the North, East, or South of the property. The townhome portion of the project is similar to the Concord Commons development across Weller Creek to the West. The purpose of the R-4 Central Core Residential District is to provide a location for high density multiple family dwellings in and near the Downtown. The site is located approximately ¼ mile west of the nearest R-4 zoned properties, and is separated by two of the three railroad lines that converge at the S-Curve in addition to the High Tension Commonwealth Edison Utility area. Alternately, the R-3, Townhome Residential District would be a Zoning District that would allow a lower intensity of multi-family residential buildings and townhomes. C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to the subject property. A Map Amendment from the M-2 General Manufacturing District to the higher density R-4 Zoning District would allow for increased residential population on the site and may have an impact on public facilities and services. The Public Works and Engineering and Fire Departments have reviewed the preliminary plans and provided comments regarding public utilities. D. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. The proposed townhouse use of the site would likely increase the value of the property over the existing vacant industrial site. The proposed use is dissimilar from adjacent industrial uses which could cause compatibility issues, such as noise spillover. E. Whether the proposed amendment reflects responsible standards for development and growth. The proposed map amendment to reclassify the properties to R-4, Central Core Residential Zoning District is not in consistent with the future entertainment land use expressed in the adopted Comprehensive Plan. However, the Comprehensive Plan contemplates the surrounding areas redeveloping as Commercial and Multi-Family Residential uses which could be compatible with the proposed development. Planned Unit Development Findings As required, the proposed development is reviewed below in terms of the findings contained in Section of the Zoning Ordinance: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section 3.5-1:

9 Page 9 Comment: The proposed plan is consistent with the stated purpose of Section of the Zoning Ordinance in that the proposed townhome development would allow for a more efficient use of land resulting in more economic networks of utilities, streets and other facilities not be possible under the strict application of the Zoning Ordinance. As a townhouse PUD the development does not require lots to front on a public street as would normally be required, thus allowing additional townhome buildings in the center of the site. However, the site is being developed more intensely than other areas outside of the immediate Downtown and with a different land use than envisioned by the Comprehensive Plan. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section of the Zoning Ordinance as it would be located in a zoning district (R-4, as proposed) that permits PUDs, it meets the minimum size standard of two acres, as it is 20.8 acres in size, and the land is under unified control of Dearborn-Buckingham as the contract purchaser. C. The extent to which the proposed plan departs from the applicable zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to the density, dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the public interest: Comment: The proposed development would meet or exceed the following applicable zoning regulations if the property is reclassified to the R-4, Central Core Residential District: Minimum size for PUD; Two acres are required; the total site is 20.8 acres; Maximum building coverage (Not applicable in R-4, Central Core Residential); Parking requirements; 798 spaces (2/unit) are required; 798 are proposed in addition to areas to park an addition two vehicles per townhome/row home in front of each garage; Building Height; A maximum height of 80 would be allowed in the R-4 District; Compatibility with surrounding properties; while the project is not expected to be detrimental to surrounding properties, the residential land use could be incompatible with the adjacent industrial land uses; Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion per traffic study); and General Design; The general design of the development is not expected to be detrimental to the public health, safety or general welfare, however, the site design would be improved with the addition of useable open space and a more complete network of internal streets with the potential to extend to future adjacent development. In addition to proposed Map Amendment to classify the property within the R-4 Zoning District, Planned Unit Development exceptions are requested for: (1) Lot sizes as small as 4,875 square feet, instead of not less than 10,000 square feet. The proposed lot sizes are smaller than what is allowed by code. The development does exceed aggregate minimum lot area required based on the mix of unit sizes proposed.

10 Page 10 D. The extent to which the physical design of the proposed development does or does not make adequate provision for public services, provide adequate control of vehicular traffic, provide for, protect open space, and further the amenities of light and air, recreation and visual enjoyment: Comment: After reviewing the petitioner s preliminary building and site improvement plans; it appears that the proposed development is making adequate provision for the necessary infrastructure. Comments and conditions from the Public Works and Engineering Department further address this issue. Pedestrian access to the site is not accommodated based on the proposed plan. Northwest Highway is identified as a Regional Corridor in the 2010 Northwest Municipal Conference Bicycle Plan. Installation of a 10 -wide multi-use path along Northwest Highway frontage per the plan and a looped recreational path around the perimeter of the property adjacent to Weller Creek, an open space amenity for the development, is recommended as a condition. The control of vehicular traffic is addressed by the petitioner s professional traffic study, which was performed by Kenig Lindgren, O Hara, and Aboona, Inc. of Rosemont, IL. The study concludes, The site is well located with respect to the roadway system and proximity to public Transportation. The projected site traffic can be accommodated by the roadway system. The proposed access system with three access drives on Northwest Highway will be adequate in accommodating site traffic. The proposed access system is an improvement over the existing condition due to the reduction of access points on Northwest Highway from four to three and the restricted movements at the north and south access drives. A left-turn lane is recommended on Northwest Highway at the middle access drive to accommodate the inbound left turning movements into the site. Widening of Northwest Highway to provide right-turn lanes at the three access drives will not be required based on IDOT s warrants. Outbound movements from all three access drives should be under stop sign control. The City s Engineering Division reviewed the traffic study and provided comments to the applicant, including questions about the methodology used within the traffic study and the need for review by IDOT. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed multi-family residential uses are not consistent with the current industrial developments to the North, East, or South of the property. The townhome portion of the project is similar to the Concord Commons development across Weller Creek to the West. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: The proposed apartment and townhouse use of the site would likely increase the value of the properties on site and increase the tax base over the existing vacant industrial site. Once the apartment building and townhomes are built and occupied, there will be greater demands on city services, city streets and other public facilities. It is assumed that the city s current public services and public facilities will be able to handle the increased need for services at this location without being overburdened. G. The extent to which the proposed plan is in conformity with the recommendations of the 2007 Comprehensive Plan:

11 Page 11 Comment: The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment Use for this site. As defined by the Plan, Entertainment areas include entertainment establishments, such as movie theaters, bowling alleys, casinos, indoor sports arenas, and restaurants. The proposed R-4 Zoning District is not consistent with this designation, however, the site has been vacant for a number of years without any application for development with entertainment uses. PUD and Map Amendment Issues/Considerations: 1. The site is designed so that a significant number of the townhome buildings do not front on a street. This impacts the urban design of the development and acts to limits the amount of on-street parking per dwelling unit. 2. Limited open space is provided within the 20.8 acre site, despite the 397 residential units proposed. The courtyard amenity within the apartment building would be surrounded by a 5-story structure and may be in shadow for a significant amount of time. The site should be redesigned with a significant useable open space area in addition to a looped bicycle/pedestrian pathway that would enhance the adjacent natural feature (Weller Creek), provide connectivity to the Cumberland Metra Station along Northwest Highway, and comply with the proposed Northwest Highway Regional Bicycle Corridor Plan. Tentative Plat Report Name of Subdivision: Address: Request: Buckingham Place E. Northwest Highway Approval of a Tentative Plat of Subdivision consisting of 25 lots Total Acreage of Resubdivision: 20.8 acres General Information Lot Descriptions and Construction Plans: The Tentative plat shows the existing lots being resubdivided into 25 lots. Each of Lots #1-24 would contain one townhome building ranging from four to seven units. These lots range in size from 4,875 square feet in size to 8,120 square feet in size. Additionally, an unnumbered lot (112,559 square feet) contains the apartment building. The remainder of the site is not identified on the Tentative Plat as a separate lot, but would likely extend to the perimeter of the site and contain common areas such as private streets and sidewalks, vehicular driveways, and the open space and detention areas. A PUD exception is requested for lot sizes of less than 10,000 square feet, however, no Variations to the Subdivision regulations are requested at this time. Recent Text Amendments (Case # TA) eased restrictions regarding the subdivision frontage requirements and minimum lot depth requirements for townhome Planned Unit Developments. Tentative Plat Comments 1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures; 2. The Final Plat must show the proper easement provisions and signature lines and have them signed by all the public service utilities;

12 Page On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized. 4. The Final Plat must show Municipal Boundaries. 5. The Final Plat must show building lines and easements including dimensions. 6. The Final Plat must show a statement of land dedication for public use. 7. The Final Plat must show a complete legal description. 8. The Final Plat must include Certificates from the Finance Director, Director of Public Works and Engineering, and Director of Community and Economic Development; 9. The Final Plat must show all subdivision regulation variances. 10. The Final Plat must identify all lots, including common areas. Plan Commission Procedure The Plan Commission may vote to grant or deny approval of the Tentative Plat. If approved, the petitioner s next step is to submit final engineering plans to the Public Works and Engineering Department and return to the Plan Commission with an updated plat for Final Plat consideration. Staff Recommendations: The Department of Community and Economic Development recommends that the Plan Commission consider the information provided and make a recommendation to the City Council regarding the Map Amendment, Preliminary Planned Unit Development, and Tentative Plat of Subdivision requests with consideration of the comments and conditions #1 - #5 listed below. The Public Works and Engineering Department has reviewed the Tentative Plat of Subdivision, Preliminary Engineering plans and the Traffic Study and is recommending approval of the Preliminary PUD and Tentative Plat subject to the conditions and comments #7 - #21 below. The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and Tentative Plat of Subdivision, subject to conditions #22 #29, as listed below. Conditions: 1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the requirements of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des Plaines Zoning Ordinance and a Final Plat of Subdivision that meets all the requirements of the Subdivision Regulations and the comments in this report and submit it to the Community and Economic Development Department. 2. Revise Site Plan to reorient additional townhome buildings toward external or internal streets. 3. Revise Site Plan to provide useable open space in excess of 2 acres in size and provide bicycle/pedestrian pathways around the perimeter of the site. If detention ponds are included within open space area, those areas shall be designed to be useable as play areas outside of rain events with turf surfaces. 4. The petitioner shall pay all applicable building permits and related fees. 5. The petitioner shall provide a Fiscal Impact Analysis. 6. The petitioner shall prepare roadway improvement plans, including a left turn storage from Northwest Highway, for review by IDOT. 7. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and Engineering Department. 8. Provide letter from the MWRD stating that they have no objection to the building layout and utility crossings over their sewer easement. 9. Maintain site elevation in accordance with previous structures on site. Remove fill piles off site.

13 Page Provide proof of permit approval from MWRD WMO, IDOT, IEPA, and NPDES. 11. Two water connections to the City 10 water main in the south ROW of Northwest Highway are required. 12. Demonstrate that environmental issues on the site, including odors from MWRD interceptor pipe will be mitigated. 13. Designate floodway and floodplain boundaries on plans. 14. Identify areas for snow storage. 15. Include street lighting specifications with controller. 16. Include 100-year design pipe for the overland flow route to the detention basins and equalizer pipes interconnecting the detention basins on engineering plans. 17. Provide traffic signage plan and pavement marking plan. 18. Revise plans to address sidewalk discontinuity at Northwest corner of apartment building. 19. Provide additional open space and/or design detention ponds to make usable open space amenity for the site with gradual slopes and turf surfaces. 20. Provide noise attenuation study to demonstrate whether additional soundproofing is necessary for buildings near railroad crossing. 21. Reduce curb radii at Northwest Highway intersections to the satisfaction of the Director of Public Works and Engineering and the Fire Chief. 22. Residential units are required to be sprinklered. 23. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. 24. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. 25. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. 26. Road access into and within the property will require proper turning radius for our largest emergency vehicle. Provide an auto turn analysis for all fire apparatus access roads. 27. Access roads will need to be constructed to bear the weight of our largest vehicle. 28. Additional hydrant are necessary within the development site to comply with the fire flow and hydrant spacing requirements of Appendix B and C of the 2012 International Fire Code. 29. Construction documents for fire alarm systems shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code, the International Building Code, and relevant laws, ordinances, rules and regulations, as determined by the fire code official. Plan Commission Procedure: The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the Map Amendment and Preliminary PUD. Chairman Niemotka asked if Commissioners have any questions. Commissioner Perez asked Staff, if in winter, there will be a snow storage area. Mr. Coleman advised yes, and details will be provided at a later date.

14 Page 14 Chairman Niemotka asked if the walking path is in the right-of-way. Mr. Coleman advised it is. Chairman Niemotka asked if anyone in the audience has any comments.. Ms. Meeta Atre, 754 Sandborn Street came forward and asked: o if flood area will be disrupted. Chairman Niemotka advised the flood plain along the creek should help o if there will be retail space or just residential. Mr. Coleman advised just residential o if units will be owned or rented. Mr. Coleman stated townhomes will be owned, and apartments will be rentals. A motion was made by Commissioner Perez, seconded by Commissioner Yi, to recommend approval of the Map Amendment. AYES: NAYES: Perez, Yi, Niemotka None *** MOTION CARRIED UNANIMOUSLY *** A motion was made by Commissioner Yi, seconded by Commissioner Perez, to approve the Tentative Plat of Subdivision with 25 lots. AYES: NAYES: Perez, Yi, Niemotka None *** MOTION CARRIED UNANIMOUSLY *** A motion was made by Commissioner Perez, seconded by Commissioner Yi, to approve the proposed PUD as presented. Commissioner Perez amended that this approval is subject to Conditions as recommended by Staff. Commissioner Yi accepted the amendment. AYES: NAYES: Perez, Yi, Niemotka None OLD BUSINESS There was nothing to report. ADJOURNMENT The meeting was adjourned at 7:49 p.m. Sincerely, *** MOTION CARRIED UNANIMOUSLY *** Gale Cerabona, Recording Secretary cc: City Officials, Aldermen, Plan Commission