DES PLAINES PLANNING AND ZONING BOARD MEETING. November 22, 2016 MINUTES

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1 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING MINUTES The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, November 22, 2016, at 7 p.m. in Room 102 of the Des Plaines Civic Center. ZONING BOARD PRESENT: ABSENT: ALSO PRESENT: Bader, Catalano, Saletnik, Hofherr, Schell Green, Szabo Johanna Bye, AICP, Senior Planner/Community & Economic Development Lauren Pruss, AICP, Coordinator/Community & Economic Development Gale Cerabona/Recording Secretary Vice Chair Saletnik called the meeting to order at 7 p.m. and read this evening s cases. Roll call was conducted. Board Member Catalano arrived at 7:03 p.m. APPROVAL OF MINUTES A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the minutes of November 8, 2016, as presented. AYES: NAYES: Hofherr, Catalano, Bader, Schell, Saletnik None ***MOTION CARRIED UNANIMOUSLY*** PUBLIC COMMENT There were no comments. NEW BUSINESS 1. Address: 367 S. Warrington Case V The petitioner is requesting a Standard Variation under Section C.3 of the 1998 Des Plaines Zoning Ordinance, as amended, to permit the construction of a detached garage 3 foot from the side property line, when a 5 foot setback from the side property line is required. PIN:

2 Page 2 Petitioner: Christopher Hassett, 367 S. Warrington Road, Des Plaines, IL Owner: Christopher Hassett, 367 S. Warrington Road, Des Plaines, IL Vice Chair Saletnik swore in Christopher Hassett, 367 S. Warrington Road, Des Plaines, IL who advised he is requesting a 3-foot setback from the side lot line to build a garage. He stated that he cannot build the garage farther back on the property as it will impair the tree. Vice Chair Saletnik asked if there are similar garages nearby with the same issue. Petitioner advised yes. Board Member Hofherr asked if Petitioner considered removing the tree near the garage? Petitioner advised he has; however, he believes it would decrease property values and be very expensive to remove. Vice Chair Saletnik asked if the Board has further questions. There were none. He asked if anyone in the audience is in favor of this project. Petitioner raised his hand. Vice Chair Saletnik asked if there is anyone who objects no one responded. Vice Chair Saletnik asked Staff to provide the Staff Report which Senior Planner Bye did: Issue: The petitioner is requesting a Standard Variation pursuant to Section C.3 of the Zoning Ordinance, to permit the construction of a detached garage 3 foot from the side property line, when a 5 foot setback is required. Analysis: Owners: Christopher Hassett, 367 S. Warrington Road, Des Plaines, IL Petitioner: Christopher Hassett, 367 S. Warrington Road, Des Plaines, IL Case Number: V Real Estate Index Numbers: Ward: Existing Zoning: Existing Land Use: Surrounding Zoning: Surrounding Land Use: Street Classification: #4, Alderman Dick Sayad R-1 Single-Family Residential Single-Family Residential North: Single-Family Residential South: Single-Family Residential East: Railroad/Single-Family Residential West: Single-Family Residential North: Residential South: Residential East: Residential West: Residential Warrington Road is a local street

3 Page 3 Comprehensive Plan: The Comprehensive Plan designates the site Traditional Single Family In reviewing this variation request, staff has considered the following information: The 7,700 square-foot property has 55 feet of frontage on S. Warrington Road. The property is 140 feet deep. The lot is conforming in both area (6,875 square feet required) and width (55 feet required). The property is improved with a brick and frame, two-story single-family detached residence with a footprint of approximately 780 square feet and a crushed stone driveway that leads to the rear of the property. The applicant requests a variation to permit a detached garage to be located 3 feet from the side lot line, where a 5-foot setback is required. The structure is proposed to be 288 square feet (12 feet by 24 feet) and 12 feet tall at the highest point. It is located 5 feet from the principal structure. The petitioner has stated in his application that there is a large tree on the property that prevents him from setting the garage farther back, allowing for the required setback. There are several existing rear-yard garages in this neighborhood that have less than the required 5-foot setback from the side lot lines. Recommendation: I recommend approval of the above-requested side setback variation based on review of the information presented by the applicant and the standards and conditions imposed by Section (Findings of Fact for Variations) as outlined by the City of Des Plaines Zoning Ordinance. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to approve, approve with modifications, or disapprove. Vice Chair Saletnik asked if this was discussed with the neighbors. Petitioner advised yes, and they are in agreement. A motion was made by Board Member Hofherr, seconded by Board Member Bader, to approve the variation as presented. AYES: NAYES: Hofherr, Bader, Catalano, Schell, Saletnik None ***MOTION CARRIED UNANIMOUSLY*** 2. Address: 150 E. River Road Case SUB-PUD The petitioner is requesting a Preliminary Planned Unit Development (PUD) for the Covington Lexington Woods residential PUD under Section of the 1998 City of Des Plaines Zoning Ordinance, as amended, and a Preliminary Plat of Subdivision, under Section of Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the construction of a 236 unit, four-story apartment building with a 340-space parking deck and 140 spaces of surface parking, with a requested PUD exception from the R-3, Townhouse Residential Zoning District standards under Section J of the 1998 City of Des Plaines Zoning Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit. PINs: , LOT 1 (EXCEPT THE NORTH 2 ½ ACRES AND EXCEPT THE EAST 40 FEET THEREOF) IN SUPERIOR COURT COMMISSIONER S PARTITION OF THE

4 Page 4 LANDS OF THE MINNA CARLE ESTATE IN SECTION 9, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 15, 1939 AS DOCUMENT NUMBER , IN COOK COUNTY, ILLINOIS. AND LOT 2 (EXCEPT THAT PART CONVEYED TO ILLINOIS TOLLWAY COMMISSION BY WARRANTY DEED DATED AUGUST 16, 1957 AND RECORDED OCTOBER 14, 1957 AS DOCUMENT NUMBER ) IN SUPERIOR COURT COMMISSIONER S PARTITION (MADE IN CASE 34S18200) OF LANDS OF MINNA CARLE ESTATE (EXCEPT THAT PART THEREOF TAKEN BY CONDEMNATION IN CASE NO. 95L50192), IN SECTION 9, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 15, 1939 AS DOCUMENT NUMBER , IN COOK COUNTY, ILLINOIS. Petitioner: Covington Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO Owner: First American Properties, LLC, 1731 N. Marcey Street, Suite 200, Chicago, IL Vice Chair Saletnik swore in Paul Langdon, AICP, Vice President of Development, Covington Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO, Robert Neely, AIA, Associate Principal & Tom Young, Associate AIA, Forum, 35 E. Wacker, Suite 1300, Chicago, IL, & Josh Terpstra, PE, Haeger Engineering LLC, 100 E. State, Schaumburg, IL. Mr. Langdon gave a PowerPoint presentation of the proposed apartment building development at the northwest corner of Golf & River Roads. He described his firm, Covington Realty Partners. The site map was illustrated. He noted 4 acres of vacant land (34% total open space) would remain. Site plans were shown to include: Fitness center Offices Juice bar Potential rock-climbing wall; golf simulator 4-story parking garage Playground Swimming pool Recreational room with pool table PUD: Purpose a compact site; off-site trail improvement, quality of development, amenities Landscape plan green courtyards, open space around perimeter, tree line to the north remains; will add trees Meets Comprehensive Plan density requirements; Police & Fire Departments have reviewed Improves neighborhood brings something new Mr. Young described architectural revisions (from original submittal): Garages are concealed Entry court is off of River Road

5 Page 5 Multi-family, 4-story apartment building (236 units) Materials are: o Brick base, fiber cement panels, cornice elements, cedar wood soffits, brown stucco; earth colors; wood in recessed balcony areas Elevations were shown Mr. Langdon summarized: City prefers masonry, so stucco was added. Differences between this location and downtown Des Plaines were given. To succeed, the building needs to bring energy, desire, interest; a uniqueness Combination of shapes, designs, and colors Property tax increases Meets all requirements (Comprehensive Plan quality of life, etc.) Amenities include granite counters, stainless steel, heated floors; gives the property inherent and lasting value Situated next to the Forest Preserve and trail system; landscaping was highlighted Vice Chair Saletnik: Asked what Petitioner means by uniqueness. Mr. Langdon responded contemporary pattern, incorporates green space/forest Preserve, takes advantage of off-ramp/commuter opportunity Commended Petitioner for reducing the massing Asked Petitioner to explain the construction. Mr. Landon stated the living units are wood frame construction, layered stucco, and fiber cement panels. Parking garage is concrete. Asked where contextual photos in the PowerPoint presentation are from. Mr. Young replied Des Plaines, California, & Seattle; materials were explained. Vice Chair Saletnik cited the materials shown are for warmer climates. Mr. Neeley concurred contextual photos speak to the massing, durability of materials, design (to market to the resident/audience); contemporary aesthetic; adds texture; windows bring natural light. Believes this is a superb design, but that he is concerned about long-term durability in this winter climate Board Member Catalano stated he believes the traffic flows fine. Board Member Hofherr asked: Petitioner if First American Properties owns the property to the south of the site. Mr. Langdon advised they are buying the subject site from the current owner, but that the southern parcel will remain under First American Properties ownership. Where construction equipment will be located and how emergency-vehicle equipment will access the site. Mr. Langdon stated they are working with owner on (emergency) access. Board Member Schell asked how far along things are with the path to the south. Mr. Langdon stated they have approval and will connect sites. Board Member Catalano asked: Staff about Condition #9 from the letter dated 9/30/16. Coordinator Pruss advised the content is technical in nature If Petitioner is aware of this. Mr. Langdon advised yes Vice Chair Saletnik asked if the Board has further questions. He asked if anyone is in favor of this project no one responded. He asked if anyone objects. Two people raised their hands, came forward, and were sworn in:

6 Page 6 Linda Rettberg 172 N. East River Road Ms. Rettberg stated she is concerned about property values; hopes this is high-end rather than lowend. Vice Chair Saletnik responded high-end. Mr. Langdon concurred. Vice Chair Saletnik inquired about rents. Mr. Langdon responded that studios will be around $1,000/month and 3- bedroom apartments will be over $3,000/month. Ms. Rettberg asked if this is an unincorporated area. Mr. Langdon stated it is in the city limits. Janis Backing 172 N. East River Road (in Forest Glen; 21 units) Ms. Backing asked if these will remain as apartments. Mr. Langdon advised they are built and maintained as apartments. Vice Chair Saletnik asked how long they typically own these type of properties. Mr. Langdon stated some a short time and some a long time; the longest has been 20 years. He noted the units are typically kept as apartments. Vice Chair Saletnik asked what is advantageous about having a successful apartment building. Mr. Langdon reminded there is a change in economics; homeowner trends are declining. Renters are expecting home-like amenities; a house alternative. Ms. Backing asked about the entry. She stated it is very congested from 4-6 p.m. An entrance off of Golf Road is preferred. Mr. Langdon stated per the traffic study, it is outbound traffic; very little impact; will streamline with IDOT. Vice Chair Saletnik stated traffic/entry on Golf Road would be more of a hazard. Board Member Catalano referred to the traffic study and percentages per year. Coordinator Pruss confirmed the City Engineer has reviewed the same. Board Member Bader stated it is congested due to the freeway; Golf Road causes the problem daily; lights are not synchronized well. Ms. Backing enlightened the Petitioner when traffic is backed up to turn left, patrons turn right, and then turn around to get onto Golf Road (sometimes up to 100 cars). This development will have the same issue. Board Member Catalano concurred. Board Member Hofherr suggested the lights be synchronized. Mr.Langdon stated they will address the timing issue; don t want to create an easy cut-through opportunity. An extra lane was suggested; Mr. Langdon illustrated the sewer limits that. Vice Chair Saletnik asked if the Board has further questions. No one responded. He asked Staff to provide the Staff Report which Senior Planner Bye did: Issue: The petitioner is requesting a Preliminary Planned Unit Development (PUD) for the Covington Lexington Woods residential PUD under Section of the 1998 City of Des Plaines Zoning Ordinance, as amended, and a, under Section of Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the construction of a 236 unit, four-story apartment building with a 342-space parking deck and 138 spaces of surface parking, with a requested PUD exception from the R-3, Townhouse Residential Zoning District standards under Section J of the 1998 City of Des Plaines Zoning Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit.

7 Page 7 Analysis: Preliminary Planned Unit Development Report Owners: First American Properties, LLC, 1731 N. Marcey Street, Suite 200, Chicago, IL Petitioner: Covington Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO Case Number: SUB-PUD Real Estate Index Numbers: , Ward: Existing Zoning Existing Land Use Surrounding Zoning Surrounding Land Use Street Classification Comprehensive Plan #1, Alderman Patricia Haugeberg R-3, Townhouse Residential District Formerly a single-family home on the north parcel and office building on the south parcel, which have both been torn down; asphalt from the office parking lot remains North: R-3, Townhouse Residential District South: R-3, Townhouse Residential District East: R-3, Townhouse Residential District West: Cook County Forest Preserve North: Townhomes South: Vacant East: Single-family residential; Tristate off-ramp West: Cook County Forest Preserve Comprehensive Plan designates East River Road as a collector street High Density Mixed-Use is the recommended use of the property Project Description The proposed multiple-family residential development would incorporate acres of land and have approximately 525 feet of frontage on North East River Road. The property is currently located within the R-3 Townhouse Residential District, where multiple-family dwelling units are a permitted use. 236 apartments are proposed for the site, all to be located in a single, 4- story building. The applicant is proposing a mix of studio (24 units), 1- bedroom (120 units), 2-bedroom (72 units), and 3-bedroom (20 units) apartments. The building will have an interior parking garage with 334 standard spaces and 8 handicap accessible spaces. 133 standard spaces and 5 handicap accessible spaces are proposed to surround the perimeter of the site at surface level, for a total of 480 parking spaces (2.03 per

8 Page 8 unit). Vehicular access to the site would be provided by a single curb-cut off of East River Road. 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 A: Comment: The proposed plan is consistent with the stated purpose of Section A of the Zoning Ordinance in that the multiple-family residential development would allow for a more efficient use of land resulting in more economic networks of utilities, streets and other facilities not possible under the strict application of the Zoning Ordinance. 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 B of the Zoning Ordinance as it would be located in a zoning district that permits PUDs (R-3), meets the minimum size standard of two acres (combined lot is acres), and the land is under unified control of Covington Realty Partners 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 meets or exceeds the following applicable zoning regulations for the R-3 Townhouse Residential District: Minimum size for PUD; Two acres are required; the total site is acres; Maximum building coverage (Not applicable in the R-3 Townhouse Residential District); Parking requirements; 472 spaces (2/unit) are required; 480 are proposed; Setbacks; A front yard setback of 25 feet, side yard setbacks of 10 feet, and a rear yard setback of 30 feet are required; a front yard setback of 111 feet, side yard setbacks of 55 and 59 feet, and a rear yard setback of 69 feet are proposed; Height; A maximum height of 45 feet is permitted; 44 feet 10 inches is proposed; Compatibility with surrounding properties; There is no negative impact expected from the proposed multiple-family residential use; the properties to the north and east have residential uses, while the property to the south is currently vacant. The forest preserve to the west will benefit from additional users. Traffic; Adequate provisions for safe ingress and egress and minimal traffic impact will be provided according to the 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 development could be designed with more appropriate architecture and materials for the City of Des Plaines.

9 Page 9 A Planned Unit Development exception is requested for: (1) Lot Area Per Dwelling Unit; A minimum of 2,800 square feet per dwelling unit is required; 1,376 square feet per dwelling unit it proposed (an approximately 50% reduction in required lot area per dwelling unit). 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. A 10-foot multi-use path is proposed along East River Road. In accordance with staff s recommendation, the developer has also proposed to continue this path farther south to Golf Road so that it can connect to the existing path network. Staff would like to stress the importance of this connection and make it a condition of approval as this would connect the development to the Des Plaines River Trail and greater Forest Preserve system of Cook County. Additionally, the developer has been made aware of the requirement for a parks dedication or impact fee for the development, which will most likely take the form of a fee-in-lieu donation to the Des Plaines Parks District. The petitioner may receive credit for the extension of the multi-use path and the proposed 1,400 square foot tot lot on site, as approved by the City Council. 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. (KLOA, Inc.) of Rosemont, IL. The study concluded that the site is well-located with respect to the local and regional roadway system and that the proposed development will not significantly impact traffic on East River Road or Golf Road provided the following modifications/improvements: Provide a west leg at the intersection of East River Road and I-294 exit ramp to provide a signalized access drive for the proposed development. This eastbound approach will provide one inbound lane and two outbound lanes striped to accommodate a left-turn lane and a right-turn lane. The westbound approach will be modified to provide dual left-turn lanes and a combined through/right-turn lane. To accommodate the proposed west leg and subsequent protected-only left-turn movements, additional green time should be provided to the eastbound/westbound movements. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The architecture of the proposed apartment building has a more contemporary feel than the surrounding residences. More traditional architecture and materials (such as brick) are recommended. As proposed, the current elevations primarily utilize stucco system and fiber cement siding, with cedar shiplap and brick accents. 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 multiple-family residential use of the site would likely have a greater positive impact on property values and tax base over the existing vacant use. Once the apartment building is built and

10 Page 10 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: Comment: The 2007 City of Des Plaines Comprehensive Plan recommends the area where the site is located as High Density Mixed-Use. As defined by the Plan, High-Density Mixed-Use is an area containing a mix of uses within the same building with retail or entertainment uses on the ground floor and office, commercial services and residential above. The recommended residential density would be 43 dwelling units per acre. The proposed development offers approximately 31 dwelling units per acre, falling short of this desired amount, and does not provide for any non-residential uses such as office or commercial. However, the parcel immediately south of the development site (on the northwest corner of East River Road and Golf Road) is vacant and a prime location for commercial development. PUD Issues/Considerations: 1. Planning staff is concerned that the architecture of the development does not match what is typical of Des Plaines. Staff would prefer to see a more traditional design incorporating more brick. Tentative Plat Report Name of Subdivision: Address: Request: Total Acreage of Resubdivision: Covington Lexington Woods 150 N. East River Road Approval of a acres General Information Lot Descriptions and Construction Plans: The petitioner s Preliminary Plat shows the existing two lots being combined into one lot. It shows easements for public utilities, water mains, sanitary sewers, ingressegress, and the multi-use path. No changes to the proposed boundaries of either lot are proposed at this time. 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; 3. 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;

11 Page The Final Plat must show all subdivision regulation variances. Planning and Zoning Board Procedure The Planning and Zoning Board 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 Planning and Zoning Board with an updated plat for Final Plat consideration. Staff Recommendations: The Department of Community and Economic Development, The Public Works and Engineering Department, and The City of Des Plaines Fire Department recommend approval of the Preliminary Planned Unit Development and, subject to the conditions 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 elevations to provide a style and architecture more compatible with the rest of Des Plaines, such as a more traditional design with more brick. 3. The 10 foot multi-use path shall extend south from the subject property to connect with the existing path at the northwest corner of North East River Road and Golf Road. 4. Comply with provisions for a parks dedication or impact fee, to be determined by the City Council. 5. The petitioner shall pay all applicable building permit and related fees. 6. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and Engineering Department. 7. Sprinkler contractor shall submit separate plans for review and approval of any changes, additions, or modifications to the existing system. Provide all necessary manufacturer's cut sheets. 8. Fire alarm contractor shall submit separate plans for review and approval of any changes, additions, or modifications to the existing system. Provide all necessary manufacturer's cut sheets and battery load calculations. 9. Address all building and engineering comments as per the staff review letter dated September 29, Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the Preliminary PUD. A motion was made by Board Member Catalano, seconded by Board Member Hofherr, to recommend approval to City Council for the Preliminary PUD, Conditions 1-9, and. AYES: NAYES: Catalano, Hofherr, Bader, Schell, Saletnik None ***MOTION CARRIED UNANIMOUSLY*** Vice Chair Saletnik advised a recommendation for approval would be provided to City Council.

12 Page 12 OLD BUSINESS 1. Addresses: Citywide Case TA The Planning and Zoning Board will hold public hearing on amendments to the Zoning Ordinance and the Subdivision Regulations necessary to require developers of residential developments that create new demand for additional Public Open Space specifically and uniquely attributable to the developments to either contribute land or pay a fee in lieu of land for use by the Park District to provide the necessary additional Public Open Space within the City. (Staff requests continuance to a date certain of November 22, 2016). PIN: Citywide Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL Coordinator Pruss reminded the Commission that this application was brought forward in August, Staff has drafted an Ordinance. She highlighted technical information and advised the Des Plaines Park District currently provides 5.5 acres per 1,000 population which is consistent with the median requirement of surrounding municipalities (sales property averages were reviewed and close to median in surrounding areas). The proposed ordinance will require a minimum of 5.5 acres of land dedication per 1,000 population based on the existing level of service provided by the Des Plaines Park District. The fee is based on land value and could be considered on the high-end; trying to balance economic development with needs of the community. This applies to Mt. Prospect Park District also (which is in agreement). Board Member Schell asked if this will be cash. Coordinator Pruss stated the City Council will decide (they could propose a credit, off-site path connection); policy has to be created. She noted this is a combination of the Comprehensive Plan, the Park District staff requiring funds for more land, and the Buckingham project coming through. Vice Chair Saletnik asked: if the construction cost is decided. Coordinator Pruss stated no we have developers now; want to be sure this is not a deterrent. Other towns were compared. Coordinator Pruss reminded Des Plaines is an infill municipality. She stated this is a compromise. Vice Chair Saletnik asked what affect this has on developers. Coordinator Pruss stated this is a discretionary action by City Council. He stated this should be flexible to attract developers. Board Member Hofherr asked and Coordinator Pruss shared other developments that are coming forward; they aren t all identified at this time. Vice Chair Saletnik asked what the smallest project would be for the Ordinance to apply. Coordinator Pruss advised 5 or more lot subdivisions (noted on page 1 of Staff Report). Board Member Bader asked if there are discretionary rules. Coordinator Pruss referred to and read information on page 6. She referred to the R1 zone where the smallest parcel is 6800 sq. ft. (per lot) and stated this Ordinance applies only to residential developments.

13 Page 13 Board Member Hofherr stated there is no Ordinance for tree preservation. Staff Report is as follows: Issue: Amendments to the Zoning Ordinance and the Subdivision Regulations necessary to require developers of residential developments that create new demand for additional Public Open Space specifically and uniquely attributable to the developments to either contribute land or pay a fee in lieu of land for use by the Park District to provide the necessary additional Public Open Space within the City. Analysis: Text Amendment Report PIN: Citywide Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL Project Description: The Des Plaines Park District has requested that the City amend the Zoning Ordinance and the Subdivision Regulations to require a minimum land dedication or to pay a fee in lieu of dedication for residential developments. In some municipalities it is required that the developers of new subdivisions or residential planned unit developments dedicate land for park or recreational purposes. This requirement is in place to ensure public spaces are created to serve the population growth due to the new development. A public hearing was conducted on August 23, 2016 and continued to the meeting to allow staff to develop a draft ordinance and devise a method for calculating the proposed fee. Attached is the draft ordinance and a spreadsheet showing the proposed fee per unit. Purpose: The proposed amendment will fulfill the recreational needs of Des Plaines residents by acquiring land for recreation with the development of new subdivisions. This dedication of land will ensure new developers compensate the City for the increased burden placed on the park system due to their development. Additional information: Below is an overview of the details found in the draft ordinance: Accepting land: Dedicated land must be suitable for its intended purpose. Land to be used for recreation shall be of suitable size for active use, shall not be left over, or remnant parcels after the initial development has been designated and it shall not include retention, detention, floodplain, wetland, or creek properties. Additionally, the ground should be nearly flat and graded to a maximum slope suitable for active use. Finally, the ordinance allows credit to be approved by the City Council for land dedicated or reserved for park use and also allows for a cash-in-lieu payment.

14 Page 14 Requirement and Population Ratio: The ultimate density of the proposed development shall be proportionate to the amount of land required for dedication. A survey of surrounding municipalities shows that the average land dedication per 1,000 population is 7.3 acres with an average value of $157,545 per acre. The following chart provides a detail of Staff s research of these standards in surrounding municipalities: Municipality Minimum Acres Required per 1,000 People Cash in-lieu of Land per acre Arlington Heights 9.0 $85,000 Aurora Buffalo Grove 10 $150,000 Carol Stream 5.5 $140,650 Deerfield 5.5 $175,000 Hoffman Estates 5.5 Fair Market Value Naperville 8.6 $121,800 Northbrook 5 $500,000 Park Ridge Discretion of the Commission -- Roselle 5.5 $83,000 Schaumburg Discretion of the Commission -- Vernon Hills 10 $125,000 or Fair Market Value (lesser) Wheeling 5.5 $105,000 Woodridge 5.5 $90,000 Average 7.3 $157,545 Median 5.5 $123,400 The Des Plaines Park District currently provides 5.5 acres per 1,000 population which is consistent with the Median requirement of surrounding municipalities. The proposed ordinance will require a minimum of 5.5 acres of land dedication per 1,000 population based on the existing level of service provided by the Des Plaines Park District. With respect to land value, recent property appraisals could also be taken into consideration. A recent appraisal received by the City for the sale of a residential parcel of land placed the value of land at $429,889 per acre, and a recent sale of land to the Park District from the City was valued at $325,000 per acre. The following chart shows what the fee per unit would be for these various land values: Detached SF $157,000 $200,000 $325,000 $430,000 2 Bedroom $1,741 $2,218 $3,605 $4,770 3 Bedroom $2,503 $3,189 $5,181 $6,856 4 Bedroom $3,250 $4,140 $6,728 $8,901 5 Bedroom $3,255 $4,247 $6,739 $8,916 Attached SF 1 Bedroom $1,030 $1,312 $2,132 $2,821 2 Bedroom $1,718 $2,189 $3,557 $4,706 3 Bedroom $2,065 $2,631 $4,275 $5,657 4 Bedroom $2,715 $3,460 $5,621 $7,438

15 Page 15 Apartments/Condos Studio/Efficiency $1,117 $1,423 $2,313 $3,060 1 Bedroom $1,518 $1,933 $3,142 $4,157 2 Bedroom $1,653 $2,105 $3,421 $4,526 3 Bedroom $2,636 $3,358 $5,457 $7,220 In addition to ensuring that the proposed fee is based on actual land values, it is also important to consider the impact of this fee on the cost of development. Based on a land value of $200,000, the park impact fee could account for an additional $400,000-$500,000 in fees for an apartment building between units, depending on unit mix. Based on these various factors, the Des Plaines Park District requests, and city staff recommends, a land value of $200,000. Standards for Zoning Code Text Amendment: To analyze this text amendment request, the standards for amendments contained in Section (E) of the Zoning Ordinance are used. Following is a discussion of those standards. 1. Whether the proposed amendment is consistent with the goals, objectives, and policies of the comprehensive plan, as adopted and amended from time to time by the city council; The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, established a goal to cooperate with the Des Plaines and Mount Prospect Park Districts to accommodate facility and open space expansion needs as identified in their Master Plans. Additionally, the Comprehensive Plan states that the City should establish requirements for open space dedications by developers of mixed use or multi-family developments. The proposed amendment will achieve this goal if approved. 2. Whether the proposed amendment is compatible with current conditions and the overall character of existing development; This amendment will require either a cash payment in lieu of dedication, or dedication of land at a rate equal to the existing amount of park land within the City to ensure that the residents of the City continue to receive the same level of park service as is currently provided. Cash payments can only be used by the Park District for acquisition of property. If not approved, future development and subsequent increases in population would diminish the level of service, or land area per population, provided by the Park Districts. 3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to this subject property; The proposed amendment will allow the Park Districts to maintain, or improve the level of service currently provided. 4. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction; and The proposed amendment may have a positive effect on property values as park land is generally seen as a positive attribute within a community.

16 Page Whether the proposed amendment reflects responsible standards for development and growth. (Ord. Z-8-98, ) The proposed amendment is a reasonable and responsible standard to apply to new development in order to ensure that the residents of the City continue to receive the benefit of active open space at the same or improved level of service. Recommendation: I recommend that the Planning and Zoning Board make a motion to approve proposed Text Amendment # TA. A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to recommend approval to City Council. AYES: NAYES: Hofherr, Catalano, Bader, Schell, Saletnik None ***MOTION CARRIED UNANIMOUSLY*** ADJOURNMENT On a voice vote, Vice Chair Saletnik adjourned the meeting at 8:31 p.m. Sincerely, Gale Cerabona Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners