Village of Glenview Plan Commission STAFF REPORT June 24, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-026 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final Site Plan Review Approval and Preliminary Subdivision ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees. APPLICANT / OWNER: Housing Opportunity Development Corporation PO Box 480, 2001 Waukegan Rd Techny, IL 60082 Tel: (847) 564-2900 LOCATION: PROJECT NAME: 3235 Milwaukee Avenue Axley Place Townhomes CONTACT: Cynthia McLeod Development Corporation PO Box 480, 2001 Waukegan Rd Techny, IL 60082 Tel: (312) 622-2992 PROPOSAL: The applicant, Housing Opportunities Development Corporation, proposes to construct thirteen (13) multi-family housing units. A site plan was previously approved by the Village of Glenview and is now being modified. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): 04-30-201-012-0000 Current North East South West R-18 Residential District Cook County Commercial District Cook County Multi-Family District R-18 Residential District R-18 Residential District AERIAL PHOTOGRAPHY: 2
Project Summary BACKGROUND: Regency Townhomes received approval for annexation, rezoning, site plan, preliminary subdivision and variations for a 13 unit residential townhome development on July 1, 2008. Ordinance No. 5118 granted Annexation Approval, and Ordinance No. 5119 granted Rezoning, Final Site Plan, Preliminary Subdivision, and Associated Variations Approval for the project. In June 2009, prior to the site plan review ordinance expiration, the petitioner requested a one-year extension of the site plan review approval, citing the uncertainty of the economic climate. This extension was granted via Ordinance No. 5234. In June 2010, staff recommended a two month extension in order to facilitate a bank acquisition of the subject property. Following the bank acquisition, a second 12-month extension was approved on August 17, 2010, via Ordinance No. 5370. More recently, the bank requested a two-year extension due to the continued economic climate, with the hopes that the residential market would sufficiently improve in order to begin the construction. This was approved via Ordinance No. 5475 for an extension that would expire on August 7, 2013. Housing Opportunity Development Corporation signed a contract to purchase the land, requested and subsequently were granted the most recent extension of the ordinance from August 7, 2013 to March 1, 2015. Copies of the relevant ordinances are attached to this report. UPDATED PROPOSAL: The annexation agreement granted R-18 zoning to the property, with a maximum of 13 units and zoning variations to alow a.607 FAR and 59.3 % impervious lot coverage. The proposed new site plan would not require the full extent of these variations and maintains the 13 units (as affordable apartments rather than affordable townhomes) under the R-18 zoning. While the new applicant is requesting a modified site plan configuration, there can be no modifications to the original annexation agreement requirements. Where three (3) buildings had been approved, only two (2) buildings are proposed at this time. The buildings are intended to house residents with special needs. On-site staff will also be present at most times to work with those residents who may require assistance. The updated proposal also features a surface parking lot instead of garage spaces for individual units. Since the development is intended to accommodate those with special needs, very few residents are expected to keep vehicles on the property. The applicant has provided a compliant number of parking stalls, however if the property were to be utilized fpr other purposes in the future, the development may experience a shortage of parking stalls. 3
POTENTIAL NEIGHBORHOOD IMPACTS: The proposed development would be consistent with other R-18 properties in the area. As such, no detrimental impacts to surrounding properties are anticipated originating from the scope of the proposed improvements. 4
Plan Commission Review FINAL SITE PLAN COMMENTS: The purpose of the Site Plan Review process is to consider the physical conditions of a proposed site plan in a manner which includes basic zoning, subdivision, design, and building regulations. The review process is intended to promote more orderly and harmonious development and to ensure that all codes and ordinances have been met, helping to provide a logical and coordinated review of proposed developments. The proposed plans presented to the Commission addresses the concerns that were raised during staff s preliminary review of the project, which resulted in few substantive staff comments. The following is a summary of issues to consider when evaluating compliance with the Site Plan Review Ordinance Criteria: CIRCULATION The circulation pattern for the site was reviewed by the Fire Department during preliminary review meetings. The circulation was found to be adequate for both emergency vehicles and passenger vehicles. The pedestrian sidewalk east of Building A should include a depressed curb to facilitate access to the adjacent accessible stall and provide pedestrian access to the parking lot. BUILDING AND STRUCTURE LOCATION The buildings are changing in size, shape, and location from the originally approved plan. The original site plan is included as an attachment to this report. The previous site plan featured main entrances and front doors along Milwaukee Avenue where possible in accordance with the Milwaukee Avenue Corridor Plan. The applicant should discuss why this may not be appropriate in this case. The proposed building and structure locations are consistent with the R-18 zoning regulations. BUILDING SCALE The applicant has provided elevations for the proposed building and trash enclosure. The Appearance Commission will consider whether canopies provided over the doors may be comprised of a different material or color, whetheradditional stone work around corners or key units could add interest to the rear portions of the buildings, and whether chimneys, bays, or faux dormers could be added to roofline to break up any large expanses of uninterrupted roof. The proposed building design shall be subject to review and approval by the Appearance Commission. 5
PARKING LOTS The number of proposed parking stalls is compliant with the required parking for such a use. Based on testimony from the applicant, many or most residents would be expected not to keep a vehicle on the property. Therefore, the 32 parking stalls provided should be adequate for residents, staff, and visitors. SITE ILLUMINATION A preliminary photometrics plan has been submitted. Minor revisions to the lighting levels will be required to bring the plan into compliance. The photometric plan will require Appearance Commission approval. LANDSCAPING The site complies with the parking lot tree requirements as seven (7) trees are required per ordinance. There is opportunity for additional landscaping around the foundations of the building. Landscape beds should be added in the areas around the units that are currently turf. Additional landscaping should also be added along the east and southeast property lines. While trees have been provided in those areas, landscaping beds and smaller plantings should also be added to adequately screen the parking lot and drive aisle. The landscape plan shall be subject to the review and approval of the Appearance Commission. GRAPHICS AND SIGNAGE The applicant should confirm whether a ground identification sign is proposed. Any such sign must be depicted upon the proposed site plan. Appearance Commission approval is required for all proposed exterior signage. PRELIMINARY SUBDIVISION APPROVAL: The site plan acts as a preliminary subdivision plat. Once a project is approved and following the granting of Final Engineering Approval, the petitioner will prepare a final subdivision plat and appear before the Plan Commission to gain approval of the final lot configuration and necessary easements. It is anticipated that dedication of an additional 5.0 feet will be required in accordance with final subdivision of the property. All required outstanding public improvements will be installed in accordance with final engineering plans. Final Subdivision will be required prior to the issuance of a certificate of occupancy. 6
Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed land uses are consistent with the land uses prescribed by the Comprehensive Plan. Official Map Yes The existing property zoning is consistent the property zoning prescribed by the Official Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan Yes The zoning and building orientation are consistent with the MACC Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Sidewalk is existing along a portion of the subject property s frontage. The applicant is proposing to install sidewalk along the remainder of the frontage. The GNAS Design Guidelines N/A - LAND USE STATISTICS: Townhomes: Allowed/Permitted Proposed Compliance Zoning R-18 R-18 Yes Lot Size 860.0 sq.ft. (Variation) 39,378 sq.ft. Yes Building Height 35.0 feet 35.0 feet Yes Minimum Front Yard Setback 28.0 feet (Variation) 30.0 feet Yes Minimum Side Yard Setback 12.0 feet 12.0 feet Yes Minimum Side Yard Setback 12.0 feet 35.0 feet Yes Minimum Rear Yard Setback 25.0 feet 78.5 feet Yes Lot Coverage 60.5% (Variation) 59.2% Yes FAR.607 (Variation) 0.31 Yes 7
PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Multi-Family Residential Formula 2 parking space per dwelling unit Quantity Total Required Total Proposed Compliance 13 26 32 Yes PROJECT TIMELINE: A. 07/08/08 Original Approval (Ord. 5119) B. 06/16/09 First Extension Granted (1-Year Extension) C. 06/15/10 Second Extension Granted (2-Month Extension) D. 08/17/10 Third Extension Granted (1-Year Extension) E. 08/02/11 Fourth Extension Granted (2-Year Extension) F. 08/06/13 Fifth Extension Granted (1-Year Extension) G. 06/24/14 Plan Commission Meeting (Revised Site Plan) H. 06/25/14 Appearance Commission Meeting I. TBD First Consideration by Board of Trustees J. TBD Second Consideration by Board of Trustees 2014 GH I Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec FISCAL IMPACT ANALYSIS: Fiscal impact analysis was completed by the applicant during the initial development approval process in 2006. A new fiscal impact study is not required since the proposed density is permitted by current R-18 Residential District requirements and all required school district and park district donations would be furnished by the developer. TRAFFIC IMPACT ANALYSIS: A Traffic Study was completed by the applicant during the initial development approval process in 2006. A traffic impact study is not required since the vehicle trips generated by the proposed land uses would not be out of character with the previously approved improvements or exceed the capacities of the existing private roadway infrastructure onsite, and adjacent public right-of-way improvements. 8
REQUIRED APPROVAL(s): The following chart details the necessary required approvals and is provided as a Regulatory Review Appendix. The appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each Commissioner has a copy of the appendix and copies for the public are located on the table near the Board Room entrance doors and are available in the Planning Division section of the Village website www.glenview.il.us. Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy ATTCACHMENTS: 1. Sample Motion 2. Engineering Memo from Steven Amann, P.E. dated 06/18/14 3. Excerpts from the Milwaukee Avenue Corridor Plan 4. Ordinance No. 5118 original Annexation ordinance 5. Ordinance No. 5119 original Final Site Plan ordinance 6. Ordinance No. 5234 one-year Final Site Plan extension 7. Ordinance No. 5358 - two-month Final Site Plan extension 8. Ordinance No. 5370 one-year Final Site Plan extension 9. Ordinance No. 5475 two-year Final Site Plan extension 9
Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, I move in the case of P2014-026, Axley Place Townhomes at 3235 Milwaukee Avenue, that the Plan Commission recommend the Village Board of Trustees grant Final Site Plan and Preliminary Subdivision approval in accordance with the following: 1. Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and in compliance with the following: A. The Site Plan prepared by Cordogan, Clark, and Associates and 06/04/2014. B. All materials presented to the Plan Commission on June 24, 2014; and associated revisions required by the Plan Commission. 2. Preliminary Subdivision approval in accordance with the approved final site plan. 3. Final Appearance Commission approval is required for any proposed building architecture, signage, landscaping, and lighting prior to construction. 10
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