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, March 14, 2017, at 7 p.m. in Room 102 of the Des Plaines Civic Center. ZONING BOARD PRESENT: ABSENT: ALSO PRESENT: Bader, Green, Hofherr, Saletnik, Schell, Szabo Catalano Johanna Bye, AICP, Senior Planner/Community & Economic Development Gale Cerabona/Recording Secretary Chairman Szabo called the meeting to order at 7:01 p.m. and read this evening s cases. Roll call was conducted. APPROVAL OF MINUTES A motion was made by Board Member Hofherr, seconded by Board Member Green, to approve the minutes of February 28, 2017, as amended: Page 14 under comments of Jaret Popko, add Why don t the Board Members ask questions? Page 15 under Board Member Hofherr, 2d line, add the existing building structure. AYES: NAYES: Hofherr, Green, Bader, Saletnik, Schell, Szabo None ***MOTION CARRIED UNANIMOUSLY*** PUBLIC COMMENT There were no comments. NEW BUSINESS 1. Address: 150 N. East River Road Case 17-016-FPUD-FSUB The petitioner is requesting Final Planned Unit Development (PUD) approval for the Covington Lexington Woods residential PUD under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, and Final Plat of Subdivision, under Section 13-2-5 of Subdivision Regulations of the City of Des Plaines Municipal Code, to allow the construction of a 236-unit, four-story apartment building with a 337-space parking deck and 143 spaces of surface parking, with a requested PUD exception from the R-3, Townhouse Residential Zoning District standards under Section 12-7-2(J) of the 1998 City of Des Plaines Zoning Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit.
Page 2 PINs: 09-09-402-012-0000; 09-09-402-009-0000 LOT 1 (EXCEPT THE NORTH 2 ½ ACRES AND EXCEPT THE EAST 40 FEET THEREOF) IN SUPERIOR COURT COMMISSIONER S PARTITION OF THE 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 12272132, 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 17037291) 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 12272132, IN COOK COUNTY, ILLINOIS. Petitioner: Paul Langdon, 135 N. Meramec Avenue, Suite 500, Clayton, MO 63105 Owner: First American Properties, LLC, 1731 N. Marcey Street, Suite 200, Chicago, IL 60614 Chairman Szabo swore in Petitioner, Paul Langdon, AICP, Vice President of Development, Covington Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO 63105, who advised very little has changed since November, 2016. He reviewed the following in a PowerPoint presentation: Site Plan Parking/Reconfiguration of garage o Snow removal, storage, and striping o Spaces were removed from the garage, but added to the site o Additional surface spaces increase lot coverage by less than 1% Detailed storm water analysis Traffic/Intersection o is being submitted to Cook County Renderings/Materials Revised Building Exterior/Upgrade o Now 30% brick façade o Barely any siding Landscape Plan Chairman Szabo asked if the Board has any questions. Board Member Green asked, at the SW corner, about the drive to the adjacent property. Mr. Langdon responded the lane is not needed but would be a convenience to our residents; offers additional exit out to Golf Road. He noted a gate might be added. Board Member Saletnik asked if stucco would only be at the upper elevation. Mr. Langdon advised yes, hardback with mesh. Mr. Walter Olszewski, also with Covington Realty Partners, was sworn in by Chairman Szabo. He added it will be a permanent base; concrete baseboard, foam insulation will not be used.
Page 3 Board Member Hofherr asked/stated to: If emergency vehicles will have to drive around. Mr. Langdon advised if the easement on the SE corner is negotiated with Lexington Homes, there could be an access road. If one entry is blocked, the other would be used. Regarding congestion at rush hour and the traffic study, if the County will approve what s recommended. Mr. Langdon advised we hope so, based on the improvements recommended by the traffic study that they plan to implement. In section 9, page 16, regarding additional development at the south, if it will be additional housing or a strip mall. Mr. Langdon advised Lexington Homes will not place more apartments, as per the sale contract with Covington. It could have retail, a mall, or senior living. If Lexington Homes has a timeframe in which to develop the property to the south. Mr. Langdon advised no. Staff, regarding plans on page C5, it should be revised to exit on Route 58 not Route 12 Petitioner, that he recommends signage on River Road on the north side stating Do not block the intersection. Mr. Langdon concurred and noted this may arise while in review with Cook County. Petitioner, regarding U-turn signage exiting the tollway going north on East River Road, you might add the fine amount on bottom of sign to deter those who may opt to make a U-turn. Mr. Langdon concurred and stated if it is agreed to by Cook County. Petitioner, the address noted on JP Acoustics is incorrect. Mr. Langdon stated it s actually 2200 Golf Road. Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did: Issue: The petitioner is requesting Final Planned Unit Development (PUD) approval for the Covington Lexington Woods residential PUD under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, and Final Plat of Subdivision, under Section 13-2-5 of Subdivision Regulations of the City of Des Plaines Municipal Code, to allow the construction of a 236-unit, four-story apartment building with a 337-space parking deck and 143 spaces of surface parking, with a requested PUD exception from the R-3, Townhouse Residential Zoning District standards under Section 12-7-2(J) of the 1998 City of Des Plaines Zoning Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit. Analysis: Final Planned Unit Development Report Owners: First American Properties, LLC, 1731 N. Marcey Street, Suite 200, Chicago, IL 60614 Petitioner: Case Number: Paul Langdon, Covington Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO 63105 17-016-FPUD-FSUB Real Estate Index Numbers: 09-09-402-009-0000 Ward: Existing Zoning Existing Land Use #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
Page 4 Surrounding Zoning Surrounding Land Use Street Classification Comprehensive Plan 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 The 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 7.459 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. Planned Unit Development Findings 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 324 standard spaces and 13 handicap accessible spaces. 138 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 unit). Vehicular access to the site would be provided by a single curb-cut off of East River Road. As required, the proposed development is reviewed below in terms of the findings contained in Section 12-3-5(E) 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 12-3-5.A: Comment: The proposed plan is consistent with the stated purpose of Section 12-3-5(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 12-3-5(B) of the Zoning Ordinance as it would be located in a zoning district that permits PUDs (R-3), meets
Page 5 the minimum size standard of two acres (combined lot is 7.459 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 7.459 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. 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 is 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 final building and site improvement plans, it appears that the proposed development will make 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.
Page 6 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: During preliminary approvals, the architecture of the proposed apartment building had a more contemporary feel than the surrounding residences and staff recommended more traditional architecture and materials (such as brick). The petitioner has increased the amount of face brick to 30% in order to respond to these concerns. 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 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. Final Plat Report Name of Subdivision: Address: Request: Total Acreage of Subdivision: Covington Lexington Woods 150 N. East River Road Approval of a Final Plat of Subdivision 7.459 acres
Page 7 Lot Descriptions and Construction Plans: The petitioner s Final Plat shows the existing two lots being combined into one lot. The Final Plat is required to show easements for public utilities, water mains, sanitary sewers, ingress-egress, and the multi-use path. Final 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; 9. The Final Plat must show all subdivision regulation variances. Final Comments Staff Recommendation: I recommend approval of the Final PUD and Plat of Subdivision for the construction of a 236-unit, four-story apartment building parking spaces, based on review of the information presented by the applicant and the findings made above. The plans are in substantial conformity with those plans submitted and approved for Preliminary PUD and Tentative Plat of Subdivision. Approval is subject to the following conditions: 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. The Final Plat is required to show easements for public utilities, water mains, sanitary sewers, ingress-egress, and the multi-use path. 2. 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. 3. Comply with provisions for a parks dedication or impact fee, to be determined by the City Council. 4. The petitioner shall pay all applicable building permit and related fees. 5. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and Engineering Department. 6. 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. 7. 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. 8. Address all planning, building, fire and engineering comments as per the staff review letter dated March 10, 2017. 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 Final Planned Unit Development (PUD) and Plat of Subdivision.
Page 8 Chairman Szabo asked if anyone is in favor of this proposal no one raised a hand. He asked how many are opposed one person raised his hand, came forward, and was sworn in: Piotr Niewiawroski 16619 W. Apple Lane, Gurnee Mr. Niewiawroski advised his parents live at 210 East River Road (north lot in unincorporated side). He asked the following: Will there be a light for those turning left into the property going east on Golf Road (prior to the intersection with N. East River Road)? What is the start and completion date? What is the total occupancy? Concerns are traffic and added vehicles Mr. Langdon responded: Regarding access to and from Golf Road, there is no left turn currently, and it is not being requested Design features will make it extremely difficult to make a U-turn. He illustrated same on site plan. He noted IDOT might add these requirements. Regarding traffic, it is a problem; signals do not connect well. Traffic won t be the same as those entering and exiting an office building, which happens at high frequencies in the morning and evening. Regarding the number of cars per hour, the traffic study showed 1-2 cars per minute. The engineers have viewed this firsthand and reviewed the in-and-out trips; is a comprehensive analysis. The study showed the proposed apartment building would provide a minor impact. Population in apartments is unknown. The assumed population is 480 residents. Chairman Szabo asked: about where the construction entrance will be. Mr. Langdon advised whichever is the least traveled (based on Lexington s position) if this will necessitate crossing the bike path. Mr. Langdon advised yes Board Member Saletnik asked Petitioner to respond to the neighbor s question about the start and completion dates. Mr. Langdon stated ideally this summer (June/July) with a 24-month schedule. Chairman Szabo asked if the Board has further questions. Board Member Schell advised Staff he is happy about the multi-use path indicated in the Conditions. A motion was made by Board Member Hofherr, seconded by Board Member Green, to recommend approval to City Council with Conditions as written by Staff. Chairman Szabo asked if Petitioner is aware of the Conditions and objects to them. Mr. Langdon advised he is aware and does not object at this time. AYES: NAYES: Hofherr, Green, Bader, Saletnik, Schell, Szabo None ***MOTION CARRIED UNANIMOUSLY*** Chairman Szabo advised a recommendation for approval would be provided to City Council. ADJOURNMENT On a voice vote, Chairman Szabo adjourned the meeting at 10:53 p.m.
Page 9 Sincerely, Gale Cerabona, Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners