05/13/2013Case #05-031-FPUD — 254 Laurel Avenue
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DES PLAINES PLAN COMMISSION
MAY 13, 2013
MINUTES
The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, May 13, 2013 at 7:00 P.M., in
Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Niemotka, Yi, Bar, Lane, Perez
ABSENT: None
Also present was Senior Planner, Scott Mangum, Dep ailment of Connnunity and Economic Development.
Chairman Niemotka called the meeting to order at 7:03 P.M.
Commissioner Yi pointed out two corrections to the first page of the minutes of January 28, 2013.
A IIIotion was IIlade by Commissioner Yi and seconde(t by Commissioner Perez to approve the II1inutes of
January 28. 2013 and February 25, 2013 with the corrections pointed out by Commissioner Yi.
AYES:
NAYES:
Yi, Niemotka, Bar, Lane, Perez
None
NEW BUSINESS
Address: 254 Laurel Avenue, (Located between Wildflower Street, Western Avenue, Evergreen Avenue, and
Harding Avenue) Case Number: 05 -031 -PUD
A Final Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning
Ordinance, as amended, to allow for the construction of 29 Townhomes on approximately 1.1 acres as Phase II of
the Lexington Park PUD in the R-4, Central Core Residential Zoning District with requested PUD exceptions for lot
Case #05-031-FPUD — 254 Laurel Avenue
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sizes as small as 6,732 square feet, instead of not less than 10,000 square feet, setbacks as small as 3 -feet (front
yard) instead of not less than 12 -feet, 3 -feet (side yard) instead of not less than 5 -feet, and 9 -feet (rear yard) instead
of not less than 12.6 -feet (20 percent of lot depth);
A Final Plat of Resubdivision of an existing lot is requested to result in a total of 6 lots with a subdivision variation
from Section 13.2-5(L) for a right-of-way width of as narrow as approximately 33 -feet, instead of not less than 66 -
feet;
PINs: 09-17-213-001, 09-17-213-007
Petitioner: Lexington Homes Des Plaines LLC, 1731 Marcey Street, Suite 200, Chicago, IL 60614
Owner: Lexington Homes Des Plaines LLC, 1731 Marcey Street, Suite 200, Chicago, IL60614
Chairman Niemotka asked if there have been any changes since the last meeting.
Chairman Niemotka swore in the following individual:
Attorney Bernard Citron, with the law firm of Thompson Coburn, representing Lexington Homes.
Mr. Citron stated that there are two changes:
1. The text amendments were approved by the City Council, so they are not asking for some of the variations
or exceptions that they were asking for before. The only physical change from when the this was last at
the Plan Commission is that Western Ave. is a reduced pavement width is now a one-way.
2. On the existing row of townhomes along Harding, they widen Western and now there is a carriage walk
there.
Mr. Citron confirmed that there are only two physical changes:
1. Western Ave. is a one-way.
2. There is a carriage walk along Western.
Mr. Citron stated that the carriage walk is against the existing development. They do not have a presentation but a
full team present to answer any questions.
Chairman Niemotka said he had no question and asked the commissioners if they had any questions regarding the
change that was made.
Commissioner Lane asked how much of Western Ave. will become one way? Only where it affects your property?
Mr. Citron replied yes, only from Evergreen down to Harding.
Commissioner Lane asked which direction?
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Mr. Citron replied north. Wildflower will have no changes and will stay the same and Evergreen stays the same.
Commissioner Yi commented that often with one-way, there is a street that counters, and asked if there is any
consideration to offset the one way on Western?
Mr. Citron replied No, because Wildflower is two-way. Traffic will be able to go southbound and northbound on
Wildflower. Western only serves our development at this location.
Commissioner Perez asked if the City took a traffic study, the change on Western?
Mr. Mangum replied there was a traffic study initially with the development back in 2007. As far as the one block
segment of Western, staff did not require additional traffic study for the minimal change.
Mr. Citron commented to remember that this originally was developed for 120 condominium units. The density is
now less..
Commissioner Perez commented that he asked the previous question because traffic is important for the residents.
Mr. Citron stated that if Wildflower would have been changing to a one way, then a traffic study would probably
have been required. Mr. Citron repeats the only people who are using Western going northbound are from the 29
townhomes in Lexington Park Phase II.
Commissioner Lane asked, what is the current zoning for the Schawaty's piece?
Mr. Mangum replied it was also R-4, the same district as this project.
Commissioner Lane asked it was changed to R-4?
Mr. Mangum replied that is correct, it was rezoned. The whole area was previously manufacturing. It was rezoned
as part of a previous application to develop residential.
Chairman Niemotka asked if the commissioners had any questions for Mr. Citron. They had none.
Chairman Niemotka asked City Staff to summarize the staff report as follows:
Issue: A Final Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines
Zoning Ordinance, as amended, to allow for the construction of 29 Townhomes on approximately 1.1 acres as Phase
II of the Lexington Park PUD in the R-4, Central Core Residential Zoning District with requested PUD exceptions
for lot sizes as small as 6,732 square feet, instead of not less than 10,000 square feet, setbacks as small as 3 -feet
(front yard) instead of not less than 12 -feet, 3 -feet (side yard) instead of not less than 5 -feet, and 9 -feet (rear yard)
instead of not less than 12.6 -feet (20 percent of lot depth);
A Final Plat of Resubdivision of an existing lot is requested to result in a total of 6 lots with a subdivision variation
from Section 13.2-5(L) for a right-of-way width of as narrow as approximately 33 -feet, instead of not less than 66 -
feet;
Analysis:
Case #05-031-FPUD — 254 Laurel Avenue
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Final Planned Unit Development Report
Owners: Lexington Des Plaines LLC, 1731 Marcey Street, Suite 200,
Chicago, IL 60614
Petitioner: Lexington Des Plaines LLC, 1731 Marcey Street, Suite 200,
Chicago, IL 60614
Case Number: 05 -031 -PUD
Real Estate Index 09-17-213-001, 09-17-213-007
Numbers
Existing Zoning R-4, Central Core Residential
Existing Land Use Vacant land (Phase II)
Surrounding Zoning North: M-2, General Manufacturing
South: R-4, Central Core Residential
East: R-1, Single Family Residential, R-3 Townhouse Residential
West: R-4, Central Core Residential
Surrounding Land Use
North: Phase I Townhomes, Railroad Tracks, Manufacturing
South: Multi -family residential
East: Phase I Townhomes, Single Family Residential
West: Vacant Land
Street Classification Western Avenue, Evergreen Avenue, Harding Avenue, and Wildflower Street
are all local streets.
Comprehensive Plan Low density multi -family residential is the recommended use of the property.
Development Schedule 2013 Construction
Project Description On October 18, 2007, the City Council approved the Final Planned Unit
Development for Phase I of the Lexington Park townhome development at a
former industrial site located at 254 Laurel Avenue. The plan included a small
area, identified as `Block A,' which was excluded and intended as a Phase II
component. Construction of townhomes on the major portion of the Lexington
property, the 8.2 -acre Phase I site, began in 2008 and is nearing completion. The
smaller, 1.2 -acre Phase II site received preliminary PUD approval for two
condominium structures with a total of 120 units. Those entitlements expired
and the developer is now presenting a plan for 6 buildings with 29 townhome
units on the Phase II site.
Six townhome buildings, organized into three rows of townhomes are proposed
on the site. The two northernmost buildings would front Evergreen Avenue,
while the remaining four buildings would face each other with an approximately
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Modifications from
Preliminary PUD/Plat:
20 -30 -foot wide landscaped courtyard with walkway separating the structures.
An eight foot separation is proposed between the new buildings. Access to
attached two car garages for each unit would be provided by two 33 -foot wide
private alleys. Western Avenue would be extended to connect with Evergreen
Avenue with a width of 23 -feet from back of curb to back of curb and a
minimum roadway width of 20 -feet.
Western Avenue was reduced from a roadway width of 28 -feet to a
a minimum roadway width of 20 -feet with one-way northbound traffic. This
modification was approved by the City Council as part of the Preliminary PUD
on April 1, 2013.
PUD Findings
As required, the proposed development is reviewed below in terms of the findings contained in Section 3.5-5 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 3.5-1:
Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the Zoning Ordinance in so
far as the proposed townhome development would allow for an efficient use of land resulting in more economic
networks of utilities, street and other facilities not be possible under the strict application of the Zoning Ordinance
based on the proposed density of residential development on the site.
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 3.5-2 of the
Zoning Ordinance as it would be located in a zoning district (R-4) that permits PUDs, it meets the minimum size
standard of two acres, as it is 9.5 acres in size, and the land for Phase II is under unified control of Lexington
Homes, LLC.
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 as proposed
for the R-4, Central Core Residential District:
• Minimum size for PUD; Two acres are required; the total site is 9.5 acres;
• Maximum building coverage (Not applicable in R-4, Central Core Residential);
• Parking requirements; 58 spaces (2/unit) are required; 58 are proposed;
• Building Height; A maximum height of 80' is allowed and a maximum of 38' is proposed;
• Compatibly with surrounding properties; and
• Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion)
Planned Unit Development exceptions are requested for:
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• (1) Lot sizes as small as 6,732 square feet, instead of not less than 10,000 square feet. The proposed lot
sizes are smaller than what is allowed by code which acts to reduce the amount of landscaping and open
space provided per lot. An average of approximately 1,817 square feet of lot area is provided per unit in
comparison to the 2,800 square feet per unit that would be required in the R-3, Townhouse Residential
district. The development does exceed the minimum lot area required per unit of 1,500 square feet in the R-
4 District and some common open space areas are provided.
• (2) Front -yard setbacks of as small as 3' instead of not less than 12', side -yard setbacks of as small as 3 -
feet, instead of not less than 5 -feet and rear -yard setbacks of as small as 9 -feet, instead of not less than
12.6 -feet (20 percent of lot depth). The proposed setbacks are a reduction from the 7' -front yard setbacks
approved in Phase I, however, the reduced front yard setbacks proposed would create wider alley access to
accommodate current Fire Code standards while maintaining the proposed number of units.
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.
Pedestrian access to the site would be provided by a continuation of the sidewalk network through the site. No
additional open space is proposed as part of Phase II, but wider park -like courtyards in addition to detention and
open areas along the railroad tracks were provided as a part of Phase I.
The control of vehicular traffic is addressed by the petitioner's professional 2007 traffic study, which was performed
by KLOA of Rosemont, IL. The study concludes, "The project site is well situated with respect to the area roadway.
The roadway system in the area, together with the proposed access plan, will provide sufficient capacity to
accommodate the projected traffic demands by the proposed development." The City's Engineering Division
reviewed the traffic study.
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 29 -unit Phase II townhome development is identical to the 116 units in
Phase I. Compatibility is provided at the expense of architectural variety. The development does continue the
existing City street grid and Phase II would connect Western Avenue to Evergreen Avenue.
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 Phase II location is vacant. If the development is built as proposed with the 29 townhomes, the
assessed valuation of the property may increase, which will result in an increase in property tax revenue for the City
of Des Plaines and thus enhance the economic well-being of the City.
Of course, once the townhomes are 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.
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G. The extent to which the proposed plan is in conformity with the recommendations of the 2007
Comprehensive Plan:
Comment: The proposed townhome development generally conforms to the land use plan contained in the 2007
City of Des Plaines Comprehensive Plan. The proposed development is in conformity with the plan's stated goal for
Low Density Multi -Family Residential which calls for residential areas consisting primarily of low-rise multi-
family, duplex, and townhouse dwellings, generally with a density of up to 22 dwelling units per acre. The plan also
calls for this type of residential to be developed on vacant and/or former industrial sites west of downtown.
In addition, townhouses in this area of the city could be in conformity with the 2007 Comprehensive Plan's (Chapter
Two) goals for Land Use and Development. Specifically, the proposed townhouses could serve, "to provide high
quality and diverse housing options for city residents."
PUD Issues/Considerations:
1. While uniform with the Phase I development, the architectural design and unit types lack variety.
2. The orientation and configuration of the townhome buildings lack presence on Wildflower Street and
Western Avenue.
3. The reduced yard setbacks and distance between buildings reduces useable open space.
Final Plat Report
Name of Subdivision: Lexington Park Phase II
Address: 254 Laurel Avenue, (Located between Wildflower Street, Western Avenue,
Evergreen Avenue, and Harding Avenue)
Request: Approval of a Final Plat of Subdivision consisting of six lots.
Total Acreage of Resubdivision: 1.21 acres
General Information
Lot Descriptions and Construction Plans: The Final plat shows the existing lots being resubdivided into six lots:
Lot #18 (9,163 square feet) would have approximately 63 feet of frontage on Wildflower Street with a 6 -unit
townhome building facing north; Lot #19 (7,361 square feet) would have approximately 72 feet of frontage on
Wildflower Street with a 4 -unit townhome building facing south; Lot #20 (6,732 square feet) would have
approximately 67 feet of frontage on Wildflower Street with a 4 -unit townhome building facing north with
approximately 101 feet of frontage on Evergreen Avenue; Lot #25 (8,578 square feet) would have approximately 70
feet of frontage on Western Avenue with a 5 -unit townhome building facing north with approximately 118 feet of
frontage on Evergreen Avenue; Lot #26 (11,442 square feet) would have approximately 83 feet of frontage on
Western Avenue with a 6 -unit townhome building facing south; Lot #27 (6,308 square feet) would have
approximately 63 feet of frontage on Western Avenue with a 4 -unit townhome building facing north.
A subdivision variation is requested from Section 13.2-5(L) for a right-of-way width of as narrow as approximately
33 -feet, instead of not less than 66 -feet. While the requested right-of-way width is less than required, the proposed
23 -foot width of Western Avenue would allow for one-way traffic northbound.
Final Plat Comments
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1. Prior to consideration by the City Council, the petitioner shall prepare a revised original mylar Final Plat of
Subdivision to list all Planned Unit Development exceptions requested: minimum lot size, and front, side,
and rear yard setbacks in the R-4 Zoning District.
2. Prior to consideration by the City Council, the petitioner shall prepare a revised original mylar Final Plat of
Subdivision to include the subdivision regulations variation requested for a right-of-way width of as narrow
as approximately 33 -feet, instead of not less than 66 -feet.
Plan Commission Procedure
The Plan Commission may vote to grant or deny the Final Plat of Subdivision.
Staff Recommendations:
• The Department of Community and Economic Development recommends consideration of the Final
Planned Unit Development and consideration of the Final Plat of Subdivision.
•
The Public Works and Engineering Department recommends approval of the Final PUD and Final Plat of
Subdivision, subject to condition #4 listed below. The Engineering Division has preliminarily reviewed the
Final Plat of Subdivision, Final Engineering Plans, Engineer's Cost Estimate and the Traffic Study and is
recommending approval subject to the conditions and comments below.
• The City of Des Plaines Fire Department recommends approval of the Final PUD, and approval of the Final
Plat of Subdivision, subject to conditions #5 — #7, as listed below.
Conditions:
1. Prior to consideration by the City Council, the petitioner shall prepare a revised original mylar Final Plat of
PUD to remove Site Data regarding previously proposed Phase II for the purposes of clarifying what is
included in the current Phase II submittal.
2. Prior to consideration by the City Council, the petitioner shall provide written proof of Final Engineering
approval from the City of Des Plaines Public Works and Engineering Department.
3. The petitioner shall pay all applicable building permits and related fees.
4. Prior to consideration by the City Council, the petitioner shall make any corrections to Final Plat of
Subdivision, Final Engineering Plans, and Engineer's Cost Estimate to the satisfaction of the Director of
Public Works and Engineering.
5. Provide sufficient fire hydrants on 8 -inch looped mains to the satisfaction of the Fire Chief.
6. Provide sufficient emergency vehicle turning radius to the satisfaction of the Fire Chief.
7. Access roads shall be designed to support the imposed loads of fire apparatus.
Plan Commission Procedure:
The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City
Council has final authority over the Final PUD.
Chairman Niemotka asked the commissioners if they had any questions for Mr. Mangum.
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Commissioner Yi commented he would like to see a stronger recommendation by the staff. Staff recommends
simply considering, recommending consideration, they didn't recommend approval or disapproval. Commissioner
Yi stated he would feel more comfortable if he would have had a stronger recommendation by the staff.
Chairman Niemotka asked the commissioners if they had any questions. They had none.
Chairman Niemotka asked if there was anyone in the audience that had any comments.
Karen Schmidt a resident from 1313 Willow Ave. Des Plaines, IL 60016, asked where the storm water will go from
the townhomes. Resident was concerned the creek near her house gets very high.
Chairman Niemotka swore in the following individual:
Mr. Ron Adams with Pearson, Brown, and Associates, stated the storm water goes to an onsite water facility and it
discharges in a storm pipe that goes across Willow Park into the creek at the east end of Willow Park. The property
where the 29 lots are, were included in the original detention calculations.
Ms. Schmidt asked if anyone took photographs of what happened with the creek when the flood occurred. Ms.
Schmidt stated the water came up very high and her concern is with the additional run off that it will hit more houses
on Willow Ave. Ms. Schmidt asked if there was any review of that.
Chairman Niemotka asked if the City do anything in that particular area. Checked with FEMA?
Mr. Mangum replied a large number of the City Staff has been out doing flood assessments.
Ms. Schmidt expresses her concern that the existing residents will be hurt financially and emotionally by flooding.
Mr. Adams explains the detention facilities and that it should not affect other properties.
Commissioner Lane asked what type of detention is provided.
Mr. Adams replied that there are two underground vaults north off of Willow and one open detention facility at the
northwest corner. Mr. Adams stated that once everything is developed they would have done detention in
accordance with the rules and regulations of both City and the Metropolitan Water Reclamation District.
Ms. Schmidt asked if there is going to be an additional detention for the location they will develop.
Mr. Adams answered no; the detention for the portion of the property was already designed and constructed. The
town houses will drain into the existing detention facilities.
Ms. Schmidt asked if the underground detentions slowly release into the creek.
Mr. Adams answered yes, they slowly release. There is a restrictor in the outlet and only so much water can go
through and anything that can't get through there builds up. The water builds up 7 feet high, when it reaches 7 feet
of depth from normal water to high water then our required volume is accommodated. Mr. Adams stated he doesn't
believe the water reached that level with this last event.
Chairman Niemotka asked the open facility, the pond itself, did that over top?
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Mr. Adams answered, 110.
Chairman Niemotka asked if anyone had any final questions.
Commissioner Perez asked if this is approved, when they will start.
Chairman Niemotka swore in the following individual:
Mr. Moses Cukierman with Lexington Homes answered they plan to start construction right after they receive the
final approval. They have applied for building permits for the day after or week after they receive approval from the
City Council.
Commissioner Perez asked if they will start with all the units.
Mr. Cukierman replied yes. They sold 7 units but lost 2 of the units because they could not deliver on time. Mr.
Cukierman stated he would like to request the help of City Council so they can get a second reading and a first
reading at the same meeting. They will start the building in which the units have been sold first because they are in
a hurry to deliver.
A motion was made by Commissioner Bar seconded by Commissioner Perez to approve the Final Plat of
Subdivision and Final Planned Unit Development, subject to conditions presented in the staff report.
AYES:
NAYES:
Yi, Niemotka, Bar, Lane, Perez
None
MOTION CARRIED
Meeting was adjourned by Chairman Niemotka at 7:30 P.M.
Sincerely,
Robert Niemotka, Chairman
Des Plaines Plan Commission
cc: City Officials, Aldermen, Plan Commission, Petitioner