Village of Glenview Plan Commission STAFF REPORT October 30, 2012 TO: Chairman and Plan Commissioners FROM: Planning and Economic Development Department CASE # : P2012-037 LOCATION: PROJECT NAME: 3345 Sanders Road Greenleaf Manor Subdivision CASE MANAGER: Jeff Rogers, AICP, Senior Planner SUBJECT: Final Subdivision with Waivers from the Subdivision Code ACTION REQUESTED: Staff requests consideration of a petition requesting a Plan Commission recommendation to the Village Board of Trustees. APPLICANT / CONTACT: DDG Greenleaf Manor, LP 900 W. Jackson Avenue, Suite 2W Chicago, IL 60607 Tel: (312) 870-4747 Fax: (312) 870-4748 OWNER: Lynwood Glenview, LLC 900 Woodlands Parkway Vernon Hills, IL 60061 Tel: (847) 634-5550 Fax: (847) 634-0095 PROPOSAL: The petitioner is requesting the review and approval of a final subdivision plat for a multi-family residential development to be comprised of a total of twenty (20) dwelling units. Staff 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): 04-30-202-007-0000, 04-30-202-008-0000, & 04-30-202-009-0000 Current North East South West R-18 Planned Development Residential District Glenview R-18 Residential District Cook County R-5 Single-Family Residence District Cook County R-7 General Residence District Glenview B-2 General Business District AERIAL PHOTOGRAPHY: 2
PICTOMETRIC PHOTOGRAPHY: West Elevations South Elevations 3
Project Summary BACKGROUND: The proposed 20-unit Greenleaf Manor development was annexed into the Village through an annexation agreement and associated rezoning to R-18 Planned Development with site plan approval on July 1, 2008. Due to the economic climate the project stalled and the site is currently vacant. With the ordinance time limits expiring, the property owner asked for, and was granted several extensions by the Village Board, with last one expiring in June 17, 2013. During this last round of extensions the property owner, Lynwood Glenview, LLC, began the process of selling the property to Daveri Development Group, LLC. Per the annexation agreement terms, the Daveri Group is required to build within the footprint of the approved building locations and construct the number of units as identified in the annexation agreement, however they are proposing modify the architecture and change the specific unit layouts when compared to what was originally presented to the Plan Commission and Village Board by Lynwood Glenview, in order to accommodate rental rather than for-sale units. PROPOSAL: The petitioner is requesting approval of a final plat of subdivision to create one (1) lot of record for twenty (20) proposed multi-family residential attached dwelling units within three (3) proposed buildings across the subject property. Final Subdivision of the subject property and associated right-of-way dedication and utility easements are required prior to the issuance of building permits for the various residential units associated with the proposed development. Required Proposed Zoning R-18 R-18 Minimum Lot Width 80.00 feet 215.96 feet Minimum Lot Size 0.14 acres 1.48 acres Maximum Lot Size 2.00 acres 1.48 acres PUBLIC RESPONSE: As of press time, no correspondence from the public had been received by Development Department staff. 4
Plan Commission Review WAIVERS PREVIOUSLY GRANTED VIA ORDINANCE 5117: In accordance with the provisions of Ordinance 5117, the developer previously received approval of a subdivision code waiver from Section 66-165 to allow a reduction in the required right-of-way dedication from 35.0 feet to 17.0 feet. REQUIRED PUBLIC IMPROVEMENTS: In accordance with the Village s Subdivision Code, the following Public Improvements are: Required: Public right-of-way dedication of 35.0 feet is required along Greenleaf Drive. The applicant is proposing the dedication of 17.0 feet of additional public right-of-way for a total right-of-way width of 50.0 feet as previously approved via a subdivision code waiver granted via Ordinance 5117. With the proposed right-of-way and pavement widths, parking restrictions are recommended along Greenleaf Drive. Street pavement is required along Greenleaf Drive. The developer will be rebuilding Greenleaf Drive adjacent to the subject property within the scope of required engineering improvements associated with the development of the site. Curb and Gutter are required along both Sanders Road and Greenleaf Drive. The applicant is proposing the installation of all required curb and gutter in accordance with final engineering plans for the proposed development. Public sidewalk is required along both Sanders Road and Greenleaf Drive. The developer is proposing to construct the required sidewalks within the scope of required engineering improvements associated with the development of the site. Parkway trees are required along both Sanders Road and Greenleaf Drive. The applicant is proposing the installation of all required parkway trees in accordance with final engineering plans for the proposed development. Existing: Public right-of-way dedication is existing along Sanders Road. Street pavement is existing along Sanders Road. ENGINEERING REVIEW COMMENTS: Development Department: Per a memorandum from James Tigue, Civil Engineer, all engineering preliminary comments have been addressed in accordance with Village requirements. Final engineering approval is anticipated in November, though no required utility locations are anticipated to change at this time. Prior to the issuance of any permits for the building at the south-center of the property fronting upon and parallel to Greenleaf Drive, an existing public utility easement crossing the middle of the parcel will need to be vacated by all public utility companies with rights thereto. 5
LEASE TERMS & BLANKET EASEMENTS VS. DECLARATIONS, COVENANTS, CODES, & RESTRICTIONS: At the developer preference, the proposed development would not be bound by any Homeowners Association declarations, covenants, codes, or restrictions. Instead, the application has proposed numerous blanket easements across the property which will limit the construction or erection of any accessory structures across the property without prior approval from the Village of Glenview and all public utility companies. Restrictions against other uses of common areas will be restricted by rental lease agreements. Technical Review PUBLIC OUTREACH: A. 08/29/11 Application Submitted B. 10/30/12 Plan Commission Discussion C. TBD Village Board of Trustees Final Consideration 2012 A B C Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec REQUIRED APPROVAL(s): The following chart details the necessary required approvals. An associated appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each commissioner has a copy of this appendix and copies for the public are located on the table near the entry doors to the Village Board Room. The appendix can also be viewed on the Planning Division website at the following URL: http://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(s) of Occupancy 6
COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Comments Yes -- No -- N/a Official Map Yes The existing zoning matches the zoning prescribed by the Comprehensive Plan Official Map, as amended. Comprehensive Plan Yes The existing land use complies with the land use prescribed by the Comprehensive Plan Official Map, as amended. Waukegan Road Corridor Plan N/a - Milwaukee Avenue Corridor N/a - Plan Downtown Revitalization Plan N/a - Natural Resources Plan N/a - Bike & Sidewalk Master Plan Yes All required public sidewalks would be installed by the developer in association with the scope of the proposed development. The Glen Design Guidelines N/a - Attachments & Exhibits 1. Sample Motion 2. Village of Glenview Ordinance 5117 3. Plat of Survey (Reduced) 4. Proposed Plat of Subdivision (Reduced) 5. Proposed Plat of Subdivision (Full-size) 7
Sample Motion Based upon the petitioner s application materials, testimony, and subsequent discussion relating to the petition which together demonstrate compliance with Chapter 66 of the Municipal Code (Subdivisions), I move in the case of P2012-037, Greenleaf Manor Subdivision at 3345 Sanders Road, the Plan Commission recommend the Village Board of Trustees grant approval of Final Subdivision in accordance with the following: 1. Final Subdivision Approval in accordance with the following: A. Final Plat of Subdivision entitled Greenleaf Manor Subdivision prepared by Manhard Consulting, Ltd. and dated 10/22/2012 with: a. Installation of all required public improvements by the developer as required in accordance with final engineering plans. b. The applicant shall furnish proof of vacation of an existing public utility easement crossing the subject property prior to the issuance of any permits for the construction of the building at the south-center of the property fronting upon and parallel to Greenleaf Drive. 8
INSERT ORDINANCE NO. 5117 (4 Pages) 9