Community Development Department SUBJECT: First consideration of an Ordinance for Final Site Plan Review and Preliminary Subdivision for the Railroad Avenue Condominiums at 811 Railroad Avenue AGENDA ITEM: 11.a. MEETING DATE: September 20, 2016 TO: Village President and Board of Trustees FROM: Jeff Brady, Director of Planning, (847) 904-4306 THROUGH: Todd Hileman, Village Manager CASE # : P2016-040 LOCATION: PROJECT NAME: 811 Railroad Avenue Railroad Avenue Condominiums ACTION REQUESTED: The Plan Commission, via a 3-0 vote, has forwarded a recommendation for approval of a Final Site Plan Review and Preliminary Subdivision ordinance to allow for the demolition of an existing single-family residence on the subject property to allow the construction of a new multi-family residential building to feature four (4) units. This project had previously been approved by the Plan Commission and Board of Trustees, but the applicant failed to obtain a permit prior to the expiration of the original ordinance term and subsequent extension of the ordinance. APPLICANT / OWNER: Hausen Development Group, Inc. Darek Baczewski 2372 Farnsworth Lane Northbrook, IL 60062 Tel: (224) 595-8392 CONTACT: Aspect Design, Inc. Jeff Letzter 3714 Fairview Avenue, Ste. C Johnsburg, IL 60051 Tel: (847) 457-2500 1
PLAN COMMISSION DISCUSSION: Staff provided an overview of the proposal and background regarding the proposed development of the subject property. This included a description of the time limits and expirations of the previous ordinances for the same proposal. Following a presentation from staff, the Plan Commission confirmed that no substantive changes were made to the plans since the project received the original approval. Staff confirmed that no changes were made other than alterations to the elevations and landscaping plan as requested by the Appearance Commission. There were no comments or questions from the public. PLAN COMMISSION ACTION: On September 13, 2016, Commissioner Burton, seconded by Commissioner Fallon, made a motion to recommend approval to the Village Board of Trustees, by a 3-0 vote, of P2016-040, for the Railroad Avenue Condominiums at 811 Railroad Avenue, 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. Documents prepared by Aspect Design, Inc. and dated 08/19/2016: 1. Architectural Site Plan (A02) 2. Parking / Landscape Plan(L01) B. The Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. C. Final Engineering approval through the building permit process of the lot comprising the development site. D. All materials presented to the Plan Commission on September 13, 2016; and associated revisions required by the Plan Commission. 2. Preliminary Subdivision approval in accordance with the Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. 3. Final Appearance Commission approval is required for the proposed building architecture, signage, landscaping, and lighting. YEAS: Commissioners Igleski, Fallon & Burton (3) NAYS: None (0) ABSTAIN: None (0) ATTACHMENTS: 1. Plan Commission Staff Report and Exhibits 2. Excerpt from Draft Minutes of September 13, 2016 Plan Commission Meeting 3. Draft Ordinances and Exhibits 2
Village of Glenview Plan Commission STAFF REPORT September 13, 2016 TO: Chairman and Plan Commissioners CASE #: P2016-040 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final Site Plan Review Approval & Preliminary Subdivision ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees. APPLICANT / OWNER: Hausen Development Group, Inc. Darek Baczewski 2372 Farnsworth Lane Northbrook, IL 60062 Tel: (224) 595-8392 LOCATION: PROJECT NAME: 811 Railroad Avenue Railroad Condominiums CONTACT: Aspect Design, Inc. Jeff Letzter 3714 Fairview Avenue, Ste. C Johnsburg, IL 60051 Tel: (847) 457-2500 PROPOSAL: The applicant, Hausen Development Group, Inc., represented by Aspect Design, Inc., proposes demolition of an existing single-family residence on the subject property to allow the construction of a new building to feature four (4) multi-family residential units. This project had previously been approved by the Plan Commission and Board of Trustees, but the applicant failed to obtain a permit prior to the expiration of the original approval time limit and subsequent extension of the ordinance. 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. 3
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): 04-35-312-054-0000 Current North East South West R-18 Multi-Family Residential District R-18 Multi-Family Residential District R-18 Multi-Family Residential District R-18 Multi-Family Residential District R-5 Single-Family Residential District AERIAL PHOTOGRAPHY: 4
PICTOMETRIC PHOTOGRAPHY: South Elevation West Elevation 5
Project Summary BACKGROUND: The subject property is on Railroad Avenue between Henley Street and Linneman Street. There is currently a detached single-family residence on the subject property, but the property is zoned R-18 multi-family residential and is located within the Downtown Frame District. The applicant, Darek Baczewski, represented by Jeff Letzter of Aspect Design company, received Final Site Plan Review and Preliminary Subdivision approvals for the Property on April 17, 2014 via ordinance 5783. A copy of the original Ordinance and associated exhibits are attached hereto. In the months following this approval, the applicant failed to complete the Appearance Commission and permit review process. Just prior to the one-year expiration of their approval ordinance, the applicant petitioned the Board of Trustees for an extension of 6 months to allow for the completion of the permit review. On April 7, 2015, the Board of Trustees passed ordinance 5898 providing a 6-month extension of the development approvals. After repeated efforts by staff to encourage permit submittals, the applicant submitted preliminary permit drawings on September 28, 2015. The applicant was informed that their ordinance approval was set to expire and the application would likely have to be heard before the Village s regulating bodies again if a site development permit or demolition permit was not issued prior to October 7, 2015. Following review of the first set of permit drawings comments were immediately relayed. In October of 2015, staff informed the developer the ordinance had expired. Six months passed and permit revisions were submitted. The applicant was again reminded that their permit had expired. By this time, the condition of the existing home and property had deteriorated to the extent that enforcement action by Inspectional Services staff was initiated to remedy the violations. Several complaints relating to the accumulation of trash and the condition of the exterior of the structure were also pursued by the Village in the spring and summer of 2016. These complaints have been brought before the Village s Administrative Adjudication court, with a pending judgement that is awaiting the outcome of the developer s request for the development rights to be reestablished. PROJECT DESCRIPTION: The applicant, Hausen Development Group, Inc., represented by Aspect Design, Inc., proposes demolition of an existing single-family residence on the subject property to allow the construction of a new building to feature four (4) condominium multi-family residential units. Each proposed unit would have a garage with sufficient space for two (2) vehicles and would provide enough parking to be compliant with the parking code requirements. There is also additional space in the aprons along Railroad Avenue for additional visitor parking. Public parking is also available along Railroad Avenue for visitors or special events. The development is similar to other multi-family developments along Henley, Dewes, and Linneman Streets. The proposed development is compliant with all density, bulk, and scale regulations for a property in the R-18 zoning district within the Downtown Frame. No alterations have been made to the site plan. The building size, location, and design are proposed to match the previously approved development. 6
POTENTIAL NEIGHBORHOOD IMPACTS: The site is adjacent to an existing single-family residential neighborhood to the east and south. There is an existing multi-family residence to the immediate north of the subject property. The property is across the street from the Metra commuter rail tracks and parking. Staff has not received any correspondence to date regarding the proposed development. The property immediately adjacent to the east is situated at a close proximity to the drive aisle serving the eastern most units within the proposed development. The property at 1750 Linneman Street is improved with a detached garage in this area. The applicant is also proposing a 7.0 foot tall privacy fence in this area. Plan Commission Review SITE PLAN COMMENTS: The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended 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. Staff comments after evaluating the development for compliance with the Final Site Plan Review Ordinance Criteria: CIRCULATION The applicant states that 12 parking stalls would be provided on-site. As depicted in the Parking / Landscape / Snow Plan, parking stalls #11 and #12 would not be counted. While a vehicle would fit in these locations, it would block the ingress & egress for both units on the east side of the building. BUILDING AND STRUCTURE LOCATION The proposed building is compliant with all required setbacks in the R-18 Multi-Family Residential District. A garbage enclosure is not required in this case. Most of the other multi-family developments in this area are served by normal garbage pick-up service via the adjacent alley. All proposed HVAC condensers and utilities are to be roof-mounted and screened from view. BUILDING SCALE The proposed building would measure 30.83 feet in height from average existing grade. The maximum allowable height for all residential districts is between 32.0 and 35.0 feet. The proposed building design shall be subject to re-review and approval by the Appearance Commission. 7
PARKING LOTS The applicant has provided a plan which designates several areas for snow piling. The number of proposed parking stalls is compliant with the required parking for such a use. The property is adjacent to commuter parking stalls along Railroad Avenue, which are available for use by all members of the public on weekends, holidays, and every weekday after 4:00 P.M. SITE ILLUMINATION The applicant is proposing architectural building lighting only at this time and it shall be under 1000 lumens as required per ordinance. Maximum permissible light fixture heights are 14.0 feet. All lighting and photometrics designs will be subject to Appearance Commission review. LANDSCAPING The site complies with the parking lot tree requirements as 2 trees are required for the 10 new parking stalls. The applicant would likely have to provide escrow payment for two (2) parkway trees required during the final subdivision process, to be reviewed separately at a later date. The landscape plan shall be subject to the review and approval of the Appearance Commission. GRAPHICS AND SIGNAGE No signage is proposed at this time. If signage is to be added later, Appearance Commission approval will be required. Address numerals are required to be a minimum of 6 in height. 8
Preliminary Subdivision The following is a summary of issues to consider when evaluating compliance with the Subdivision Ordinance: The proposed final site plan will serve as the Preliminary Subdivision plat for the purposes of Preliminary Subdivision Approval. Final Subdivision (or consolidation) of the original lots comprising the development area including any new easements will be required prior to the issuance of a certificate of occupancy. Detention infrastructure, utilities, and easements may be required through the final subdivision review process of the subject properties comprising the development site. Any requests for waiver of any public improvement or subdivision code requirement shall be considered through Final Subdivision of the subject property by the Plan Commission and Village Board of Trustees. In any instance where a waiver may not be supported, the Village may require installation of the condition, or a covenant agreement obligating the property owner for costs associated with the installation of the condition at a later time. 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 N/A - Downtown Revitalization Plan Yes The proposed development is consistent with the prescribed style of development in the Downtown Revitalization Plan Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Sidewalk is existing in this area. The GNAS Design Guidelines N/A - 9
LAND USE STATISTICS: Allowed/Permitted Proposed Compliance Zoning R-18 R-18 Yes Lot Size 9,600 s.f. 10,907 s.f. Yes Building Height 35.0 feet 31.83 feet Yes Minimum Front Yard Setback 32.5 feet 35.0 feet Yes Minimum Side Yard Setback 8.38 feet 9.00 feet Yes Minimum Side Yard Setback 8.38 feet 8.50 feet Yes Minimum Rear Yard Setback 25.0 feet 25.3 feet Yes Lot Coverage 62% 59% Yes FAR 0.65 0.56 Yes 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 Dwellings Formula 2 parking spaces per dwelling unit Quantity Total Required Total Proposed Compliance 4 8 10 Yes PROJECT TIMELINE: A. 01/19/13 Development Meeting B. 11/25/13 Preliminary Site Plan Review C. 02/11/14 Final Site Plan Review Application D. 03/11/14 Plan Commission Meeting E. 04/01/14 Village Board of Trustees First Consideration F. 04/17/14 Village Board of Trustees Second Consideration G. 03/03/15 First Consideration of FSPR Extension Ordinance H. 03/17/15 Second Consideration of FSPR Extension Ordinance I. 10/07/15 Expiration of FSPR Extension Ordinance J. 08/25/16 Final Site Plan Review Application K. 09/13/16 Plan Commission Meeting (FSPR Reapplication) L. TBD Appearance Commission Meeting M. TBD Village Board of Trustees First Consideration N. TBD Village Board of Trustees Second Consideration O. TBD Building Permit Application & Final Engineering P. TBD Appearance Commission Meeting Q. TBD Building & Engineering Inspections R. TBD Business License(s) S. TBD Certificates of Occupancy 10
2013 A Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec B 2014 C D E F Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2015 G H I Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2016 J K Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. There are several engineering concerns outlined in the attached memorandum dated 02/24/14 from Steve Amann, Consulting Engineer. FISCAL IMPACT ANALYSIS: A fiscal impact study was not required as the proposed land uses are permitted by current zoning regulations and compatible with the existing improvements and requirements of the R-18 zoning district. TRAFFIC IMPACT ANALYSIS: While a traffic impact study was not required based on the intensity of the use, the proposed site plan is compliant with Village of Glenview standards for traffic and circulation. The Fire Department has reviewed the plans and will be able to provide service to the building in the case of an emergency. 11
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 Attachments & Exhibits 1. Excerpt of Plan Commission Minutes from March 11, 2014 2. Excerpt of Board of Trustees Minutes from April 1, 2014 3. Excerpt of Board of Trustees Minutes from March 17, 2015 4. Ordinance No. 5783 and Approved Site Plan 5. Ordinance No. 5898 6. Petitioner s Application Materials & Exhibits 12
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EXCERPT FROM MINUTES OF MARCH 11, 2014 PLAN COMMISSION MEETING P2013 096 811 Railroad Avenue Railroad Condominiums Chairman Bucklin stated the applicant proposes the demolition of an existing single-family residence on the subject property to allow the construction of a new building to feature four multi-family residential units. Mr. Brad stated that the site is located within the Downtown Frame district (which allows for a slightly higher density level than a typical R18 multi-family jurisdictions). He added that the site is located on Railroad Avenue between Henley Street and Linneman Street and that no public notice is required. Utilizing a Site Plan, Mr. Brady added that the proposal is for a four-unit condominium development, which is compliant with all bulk and scale requirements and each unit would have a garage for two vehicles. This is compliance with the Village s parking code requirements. In addition, there is additional parking available in the Metra parking lot for public parking at 4p.m. on weekends and until 6p.m. on the weekdays. Mr. Brady showed the Floor Plans, Elevation and Landscape Plans and pointed out the areas for snowplowing. He added that due to setbacks, there is an opportunity to allow for additional landscaping on the east property line. Commissioner Igleski stated that he had driven by the site today and noted a lot of standing water to the south. He wanted to ensure that this development would address the issue. The petitioners, Jeff Letzter, Darek Baczewski, and Jeff Steele stated that yes, they are aware of the standing water, noting that there is a depression to the south of the property and agreed that they would be keeping the water their site via on site retention system and would not drain water to neighbors properties. The southwest corner is the high spot; Mr. Brady added that this site currently has some sheet runoff to the south, again noting that the rain that falls will be collect on site, however that doesn t mean the issue will go away, but it certainly will not contribute. Chairman Bucklin asked that more landscaping be added, especially on the backside, adding that the Appearance Commissioner will also be looking at landscaping very closely. The petitioner discussed landscaping and added that they have @ 2.5 ft. of leeway, so there is not a lot of room for additional landscaping. Trees that had fallen down on the property were; the applicant noted that this situation had nothing to do with the development and that they aren t asking for any landscaping variations. They agreed to further address the landscape plan and try to put some additional trees between the parking elements. Commissioner Fallon questions circulation as mentioned in the Staff report. Mr. Brady explained that the plan in the Commissioners packets did not reflect the correct railroad right-of-way plan. Commissioner Fallon also inquired about the detention area that is depicted differently on the plan. The petitioner replied that one area is a rain garden and the other one is grass on the corner. MOTION: Commissioner Ruter stated that 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, in the case of P2013-096, Railroad Condominiums at 811 Railroad Avenue, the Plan Commission recommend the Village Board of Trustees grant Final Site Plan Review and Preliminary Subdivision approval in accordance with the following: 44
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. Documents prepared by Aspect Design, Inc. and dated 02/05/14: i. Proposed Site Plan (S2) ii. Parking / Landscape / Snow Plan (L1) B. The Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. C. Final Engineering approval through the building permit process of the lot comprising the development site. This motion also includes three provisions as follows: i. Easements should be provided to allow for drainage of the existing depressional area immediately south of the site. ii. Future plans should indicate that all storm sewers, detention facilities and best management practices will be privately iii. owned and maintained. Since there are multiple sanitary sewers services, the common line needs to be a public sewer to allow for public access and it needs to be located in the right-of-way in the existing public alley. D. A driveway apron shall be included in the railroad right-of-way to connect the driveway. E. All proposed HVAP condensers and roof utilities shall be roof mounted and screened from view. F. All materials presented to the Plan Commission on March 11, 2014; and associated revisions required by the Plan Commission. G. Preliminary Subdivision approval in accordance with the Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. H. Final Appearance Commission approval is required for the proposed building architecture, signage, landscaping, and lighting. In particular, the Plan Commission recommends additional landscaping on the subject property as appropriate. The motion was seconded by Commissioner Witt. YEAS: NAYS: ABSTAIN: Commissioners Igleski, Ruter, Witt, Fallon & Burton None None 45
EXCERPT FROM MINUTES OF APRIL 1, 2014 BOARD OF TRUSTEES MEETING First consideration of an ordinance for Final Site Plan Review for the Railroad Condominiums at 811 Railroad Avenue. Director Brady reported that the proposed four-unit condo development is located south of Henley Street and north of Linneman, off an alley that abuts Railroad Avenue. The Plan Commission on March 11, 2014 recommended approval of the final site plan review by a 5-0 vote. The site is in the downtown frame district which allows for additional density. The proposed development is similar to a recently approved townhome development to the direct north off of Railroad Avenue and Henley Street. It fully complies with the bulk and scale regulations for the R-18 district so no variances are required. There were no comments from the public at the Plan Commission meeting. Director Brady reviewed the site plan access points and details of the on-site parking plan. Off-site guest parking is available on Railroad Avenue and in the Metra parking lot across the street after 4 PM weekdays and anytime on weekends. Detention was discussed by the Plan Commission as there are existing drainage issues on the site to the south. Any water on this property would be retained on the property through planned detention and a rain garden. There were concerns about how close the previous and similar Henley Street townhomes were to the adjacent neighbor, but due to the garage to garage configuration of the proposed development and the adjacent lot, the Plan Commission concluded that no adjacency issues existed for this development. If approved tonight, the applicant will go through review by the Appearance Commission for landscaping, lighting and building design. No signage has been requested. Trustee Karton supported approval but was concerned about public parking overall in the downtown. With more residents and more commercial businesses moving downtown, parking has become very tight. The Board previously discussed downtown parking. She asked the Board to consider having a study conducted in the future to determine if building a public garage downtown would be appropriate. Trustee Jenny moved to approve seconded by Trustee Britton. The motion carried by a unanimous voice vote. Due to the unanimous vote of approval, this item will be placed on the consent agenda at the next meeting. 46
EXCERPT FROM MINUTES OF MARCH 17, 2015 BOARD OF TRUSTEES MEETING 47
EXCERPT FROM DRAFT MINUTES OF SEPTEMBER 13, 2016 PLAN COMMISSION MEETING P2016-040 811 Railroad Avenue Railroad Condominiums Chairman Bucklin stated the applicant proposes the demolition of an existing single-family residence on the subject property to allow the construction of a new building to feature four multi-family residential units. This development had been previously approved by the Plan Commission and Board of Trustees in 2014. Utilizing the site plan and elevations, Mr. Brady added that the proposal is for a four-unit condominium development, which is compliant with all bulk and scale requirements and each unit would have a garage for two vehicles. This is compliance with the Village s parking code requirements. Mr. Brady summarized the background for the proposed development, which includes the initial improvement in 2014 and a subsequent extension of the approval ordinance. Following Mr. Brady s explanation, Chairman Bucklin confirmed that no substantive changes were made to the plans since the project received the original approval. Staff confirmed that no changes were made other than alterations to the elevations and landscaping plan as requested by the Appearance Commission. There were no comments from the Plan Commission or the public. MOTION: Commissioner Burton stated that 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, in the case of P2016-040, Railroad Condominiums at 811 Railroad Avenue, the Plan Commission recommend the Village Board of Trustees grant Final Site Plan Review 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. Documents prepared by Aspect Design, Inc. and dated 08/19/2016: i. Architectural Site Plan (A02) ii. Parking / Landscape Plan(L01) B. The Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. C. Final Engineering approval through the building permit process of the lot comprising the development site. D. All materials presented to the Plan Commission on September 13, 2016; and associated revisions required by the Plan Commission. 2. Preliminary Subdivision approval in accordance with the Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. 3. Final Appearance Commission approval is required for the proposed building architecture, signage, landscaping, and lighting. The motion was seconded by Commissioner Witt. YEAS: Commissioners Igleski, Fallon & Burton (3) NAYS: None (0) ABSTAIN: None (0) 48
P2016-040 Final Site Plan Review and Preliminary Subdivision for Railroad Condominiums at 811 Railroad Avenue 10/04/2016 ORDINANCE NO. AN ORDINANCE GRANTING FINAL SITE PLAN REVIEW AND PRELIMINARY SUBDIVISION APPROVAL WHEREAS, the Village of Glenview (the Village ) is a home rule municipality in accordance with the Constitution of the State of Illinois of 1970; WHEREAS, the Village has the authority to adopt ordinances and to promulgate rules and regulations that pertain to its government and affairs that protect the public health, safety and welfare of its citizens; WHEREAS, the applicant, Hausen Development, is requesting a Final Site Plan Review and Preliminary Subdivision Ordinance to allow the construction of a new building to feature four (4) multifamily residential units at 811 Railroad Avenue (the Subject Property ); WHEREAS, a Final Site Plan Review for the Subject Property, pursuant to the criteria of Chapter 54, Article IV of the Glenview Municipal Code (the Code ), was conducted by the Plan Commission on September 13, 2016 at the hour of 7:00 P.M. and a recommendation was forwarded to the Glenview Board of Trustees; and WHEREAS, the corporate authorities, having considered the recommendation of the Plan Commission, find it in the public interest to grant such final site plan approval and that the approval of the development will promote the public health, safety and welfare of the Village and its residents. NOW, THEREFORE, BE IT ORDAINED by the President and Board of Trustees of the Village of Glenview, Cook County, Illinois, as follows: Section 1: The facts and statements contained in the preamble to this Ordinance are found to be true and correct and are hereby adopted as part of this Ordinance. Section 2: Final Site Plan Review approval is granted for the Subject Property, in accordance with the requirements of Chapter 54, Article IV of the Code and in compliance with the following: A. Documents prepared by Aspect Design, Inc. and dated 08/19/2016: 1. Architectural Site Plan (A02) 2. Parking / Landscape Plan(L01) B. The Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. C. Final Engineering approval through the building permit process of the lot comprising the development site. D. All materials presented to the Plan Commission on September 13, 2016; and associated revisions required by the Plan Commission. 49
Section 3: Preliminary Subdivision approval in accordance with the Geometric Plan prepared by Gerald L. Heinz & Associates, Inc. and dated 01/27/14. Section 4: To allow a period of up to twelve (12) months from the date of this Ordinance for the issuance of a building permit for construction of the aforementioned improvements, final site plan review, and preliminary subdivision approvals shall be rescinded, provided however if as a result of force majeure, or other commercially reasonable unforeseen circumstances, Applicant cannot comply with the foregoing schedule, Applicant may request, in writing, an extension of up to twelve (12) months, based on such circumstances. Section 5: Every section and provision of this Ordinance shall be separable, and the invalidity of any portion of this Ordinance shall not affect the validity of any other portion of this Ordinance. Section 6: This Ordinance shall be in full force and effect from and after its passage and approval according to law. PASSED this day of, 20. AYES: NAYS: ABSENT: APPROVED by me this day of, 20. ATTESTED and FILED in my office the day of, 20. _ James R. Patterson, Jr., President of the Village of Glenview, Cook County, Illinois Todd Hileman, Village Clerk of the Village of Glenview, Cook County, Illinois 50
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