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2020.09.22 PZ&B Meeting Packet Community & Economic Development 1420 Miner Street, Des Plaines, IL 60016 P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda September 22, 2020 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: August 25, 2020 Public Comment: For matters that are not on the Agenda Public Hearing: If you would like to participate in any public hearing on this agenda but do not feel comfortable attending the meeting in-person, please send your comments to publiccomments@desplaines.org by 5:00 pm on Tuesday, September 22, 2020. Please limit your comments to 400 words or less. All emails received will be acknowledged at the hearing. Individuals with no access to email may leave a message with the City Clerk’s Office at 847-391-5311. Old Business: New Business: 1. Address: 414 E. Golf Road Case Number: 20-031-PPUD-TSUB-CU-MAP The petitioner is requesting the following items: (i) a Preliminary Planned Unit Development under Section 12-3-5-1 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for a construction of a 449-unit multiple-family residential development with a free-standing commercial out lot; (ii) a Tentative Plat of Subdivision under Section 13-2-2 of the Subdivision Regulations to resubdivide the existing three lots into one consolidated lot; (iii) a Map Amendment under Section 12-3-7(E) of the 1998 Des Plaines Zoning Ordinance, as amended, to rezone the existing property from M-1, Limited Manufacturing to C-3, General Commercial; (iv) a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a mixed use Planned Unit Development in the C-3, General Commercial district at 414 E. Golf Road; and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-07-316-001-0000; 09-18-200-008-000; -009 Petitioner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE 19801 Owner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE 19801 2. Address: 290 Cornell Avenue Case Number: 20-036-FPLAT The petitioner is requesting a Final Plat of Subdivision under 13-2-5 of the Subdivision Regulations to allow for a consolidation of three separate lots into two lots at 290 Cornell Avenue, and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-07-302-012-0000; -013; -023 Petitioner: Gary M. Rizzo, 1537 Ammer Road, Glenview, IL 60025 Owner: Lisa Burman, 606 Rambler Lane, Highland Park, IL 60035 Adjournment: Next Agenda – October 13, 2020 City of Des Plaines, in compliance with the Americans With Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in the meeting(s) or have questions about the meeting(s) or facili ties, contact the ADA Coordinator at 847-391-5486 to allow the City to make reasonable accommodations for these persons. The public hearing may be continued to a further date, time and place without publication of a further published notice such as this notice. COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: September 8, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner CC: Michael McMahon, Community and Economic Development Director Subject: Consideration of a Preliminary Planned Unit Development, Tentative Plat of Subdivision, Map Amendment, and Conditional Use for the proposed construction of a 449-unit multiple-family residential development with a freestanding commercial out-lot in the M-1 zoning district at 414 E. Golf Road. Case #20-031-PPUD-TSUB-CU-MAP Issue: The petitioner is requesting the following items: (i) a Preliminary Planned Unit Development under Section 12-3-5-1 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for a construction of a 449- unit multiple-family residential development with a free-standing commercial out-lot; (ii) a Tentative Plat of Subdivision under Section 13-2-2 of the Subdivision Regulations to resubdivide the existing three lots into one consolidated lot; (iii) a Map Amendment under Section 12-3-7(E) of the 1998 Des Plaines Zoning Ordinance, as amended, to rezone the existing property from M-1, Limited Manufacturing to C-3, General Commercial; and (iv) a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a mixed use Planned Unit Development in the C-3, General Commercial district at 414 E. Golf Road. Analysis: Owner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE 19801 Petitioner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE 19801 Case Number: 20-031-PPUD-TSUB-CU-MAP Real Estate Index Numbers: 09-07-316-001-0000; 09-18-200-008-000; -009 Ward: #4, Artur Zadrozny Existing Zoning: M-1, Limited Manufacturing District MEMORANDUM Page 1 of 47 Existing Land Use: Manufacturing and Drive Aisle to Metra Station Parking Lot Surrounding Zoning: North: C-1, Neighborhood Shopping, and C-3, General Commercial South: C-3, General Commercial and R-1, Single-Family Residential East: C-3, General Commercial, R-1, Single-Family Residential, and R-3, Townhouse Residential West: R-1, Single-Family Residential Surrounding Land Use North: Metra Railroad, Multi-Tenant Office Building, Auto Service Establishment, Cumberland Metra Station, Church and Restaurant South: Single Family Residences, Towing Business, and Roofing Business East: Townhouses and Auto Service Establishment West: Single Family Residences Street Classification Golf Road and Wolf Road are classified as arterial streets. Comprehensive Plan Designation The Comprehensive Plan designates this property as Higher Density Urban Mix with Residential Preliminary Planned Unit Development Project Description The petitioner is proposing a full redevelopment of the existing Feather Factory manufacturing building property at 414 E. Golf Road with a 449-unit apartment building with amenities and a commercial out-lot. The petitioner also plans to relocate an existing commercial cell tower facility to another portion of the subject property. The subject property currently consists of three separate lots totaling 6.49-acres containing the 2-story, 106,846-square foot Feather Factory building, 78 space surface parking area, commercial cell tower facility with enclosure, and public access road to the Metra commuter parking lot. The existing public access road to the Metra parking lot is located partially within the boundaries of the subject property and partially on the Union Pacific Railroad right-of-way pursuant to an existing easement agreement between the Union Pacific Railroad and subject property owner. This easement agreement will be renegotiated and presented at time of Final Planned Unit Development. The proposed development will consist of: - A six-story, 449-unit apartment building, 494 parking spaces (441 internal and 53 surface), and multiple activity areas for residents; - A one-story, 2,000-square foot commercial building with patio area, drive-through, and thirteen parking spaces; and - A relocated cell tower area with an approximate 30-foot by 40-foot enclosure. The entire project will be broken into two phases: - Phase 1, scheduled between May 2021 and December 2022, includes a portion of the 6-story apartment building with 284 apartments, 292 internal parking spaces, ground floor lobby area, second floor amenity areas totaling around 394,678-square feet, approximately one acre of near term Page 2 of 47 open space for use of residents until the start of Phase 2, surface parking areas including the separate 19-space main entry and 34 space surface parking lots, 0.5-acre open space for residents, and the one-story commercial out-lot area. Phase 1 also includes the relocation of the existing cell tower and realignment of the Golf Road/Wolf Road intersection with new-dedicated turn lanes into the site. - Phase 2, scheduled between September 2022 and October 2024, will include the rest of the 6-story apartment building totaling 165 apartment units with approximately sixteen studios, 114 one-bedroom apartments, and 35 two-bedroom units. At this time, the petitioner is requesting the following exceptions to the current Zoning Ordinance for mixed-use Planned Unit Developments: - A building height exception of 71’-4” where the maximum allowed is 45 feet for building within the C-3 zoning district. - A minimum lot area exception of 996-square feet per unit for Phase 1 and 630-square foot per unit for Phase 2 where the minimum lot area is 1,815- square feet per unit. The complete proposal includes the installation of 494 total parking spaces for the apartment building and thirteen parking spaces for the stand-alone commercial out-lot proposed to be a quick service food establishment. Pursuant to Section 12-9-7 of the Zoning Ordinance, a quick service food establishment commercial use, classified as a Class B restaurant, requires either one space for every 50-square feet of floor area or one space for every four seats, whichever is greater, plus one space for every three employees. Previously, all multiple- family dwellings were required to have a minimum of two spaces per dwelling unit with no delineation between dwelling unit type. However, in March 2020, Ordinance Z-9-20 lowered the required off-street parking requirements for efficiency, one-bedroom, one bedroom plus den, two-bedroom, and three or more bedroom units on C-3 Mixed-Use Planned Unit Development zoned lots that are within 2,500-feet of an operational passenger rail train station. The new parking standards are summarized below: Revised Parking Regulations for C-3 PUD Zoned Lots Residential Use Required Spaces Efficiency and one-bedroom units in the R-4, C-5 and C-3 Mixed-Use PUD lots 1 space per dwelling unit One-bedroom plus den and two-bedroom units in the R-4, C-5 and applicably zoned C-3 Mixed-Use PUD lots 1.5 spaces per dwelling unit Multi-Family dwelling units with three or more bedrooms in the R-4 and C-3 Mixed-Use PUD lots 2.25 spaces per dwelling unit Dwellings, multiple-family in all districts approved for such use, except the R-4, C-5, and C-3 Mixed-Use PUD lots 2 spaces per dwelling unit *The parking standards that apply to the proposed development are bolded and italicized. Page 3 of 47 Moreover, the total number of parking spaces required for the proposed development pursuant to Section 12-9-7 are 492 spaces for the multiple-family apartment development. At this time, the total number of parking spaces required for the proposed 2,000-square foot commercial building are not available since the end user for this building has not been finalized. However, the petitioner has proposed a total of thirteen spaces for the out-lot at this time. The total proposed parking counts provided by the petitioner are shown below: Residential Use Number of Units Proposed Spaces Dwelling, Efficiency (Studio) 65 units 65 (1 per unit) Dwelling, One Bedroom 299 units 299 units (1 per unit) Dwelling, Two Bedroom 85 units 128 spaces (1.5 per unit) Commercial Building Class B Restaurant 13 spaces (6.5 per 1,000-sq. ft. of gross floor area) The attached traffic statement discusses the parking and trip generation for the apartment development and commercial out-lot in more detail (Attachment 7). Map Amendment & Conditional Use Project Description: The petitioner has requested a map amendment to rezone the subject property from M-1, Limited Manufacturing to C-3, General Commercial to accommodate the proposed apartment development and commercial out-lot on the subject property. It is appropriate to rezone the subject property from M-1 to C-3 to accommodate both uses since mixed-use Planned Unit Developments are allowed as a conditional use in the C-3 zoning district pursuant to Section 12-3-5-1. The petitioner has requested an exception to the bulk regulation for building height since the proposed apartment building will exceed the 45-foot maximum height restriction in the C-3 district. However, the proposed apartment building will meet all other C-3 bulk regulations as conceptually shown in the table below: Bulk Regulations for Proposed Restaurant Building Yard Required Proposed Front Yard (South) 5 Feet 10 – 25 Feet Rear Yard (North) 25 Feet 30 Feet Side Yard (East) 5 Feet 12 – 20 Feet Side Yard (West) 5 Feet > 5 Feet Building Height 45 Feet 71 Feet (six-stories) *The petitioner has requested an exception to the building height regulation for the C-3 zoning district. Tentative Plat of Subdivision Project Description: The petitioner has submitted a Tentative Plat of Subdivision request in order to consolidate the existing three lots into one lot of record to reflect the Page 4 of 47 redevelopment proposal of this property. The new, single lot of record will encompass the entire proposed apartment development with its amenities, commercial out-lot, cell tower enclosure, and retain the existing public access road to the Metra parking lot as shown in the Tentative Plat of Subdivision drawings (Attachment 5). There are existing easements in the subject property today that will need to be addressed to accommodate this new development proposal. The existing access easements under Document #T1997027 allowing public access to the Cumberland Metra Station along Northwest Highway and commuter parking lot will need to be altered to allow for the realignment of this roadway in coordination with the proposed Golf Road/Wolf Road/Seegers Road intersection reconstruction. There is also a sanitary district easement under Document #T1427055 for a large combined sewer line located along portions of the north/northwest property line. The petitioner has noted that this easement will not be altered or affected in any way from the proposed development. Additionally, there is an unrecorded use and access easement for the existing cell tower located on the northwest side of the Feather Factory building. The proposal includes the relocation of this cell tower on site or in the immediate vicinity with a revised easement agreement. Compliance with the Comprehensive Plan There are several parts of the City of Des Plaines’ 2019 Comprehensive Plan that align with the proposed project. Those portions are as follows: • Under Future Land Use Map: o The property is marked for higher density urban mix with residential use. The proposed development will take advantage of a well-located site next to Cumberland Metra Station, abutting main arterial corridors in Des Plaines, and general proximity to established residential neighborhoods. o The proposal would satisfy the goal to expand mixed-use developments in the Cumberland Metra Station and provide increased density and mixed uses within this area. • Under Economic Development: o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its importance to the broader region. The proposed redevelopment of this site would be in keeping with prior development efforts and transform a currently vacant building into a new development center for the surrounding area. o This proposal would also provide additional housing options for residents, especially those who utilize Metra to commute to and from work, and create a new Transit-Oriented Development hub in a portion of the City where there currently is none. Compliance with the Cumberland Station Area TOD Plan There are several parts of the City of Des Plaines’ 2010 Cumberland Station Area TOD Plan that align with the proposed project. Those portions are as follows: • This proposal coincides with the top-priority goal to reconfigure the Golf Road/Wolf Road/Seegers Road intersection, as this is a main component of the new development. • This proposal also transforms an existing property that is characterized of being more auto-oriented into a transit-oriented development focused around high-density residential units and an accessory commercial component. • The proposal also facilitates a better environment for pedestrian access and circulation by improving access to and from the Cumberland Metra Station and parking lot. Page 5 of 47 Conditional Use and 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 12-3.5-1 and is a stated Conditional Use in the subject zoning district: Comment: A PUD is a listed conditional use in the C-3 zoning district. The proposed project meets the stated purpose of the PUD. Additionally, the redevelopment of the subject parcels will enhance the neighboring area, but also be cognizant of nearby land uses. Please also see the responses from the applicant. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed development will be in keeping with the City’s prerequisites and standards regarding planned unit development regulations. Please also see the responses from the applicant. 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 project is in-line with the intent of a PUD as there are exceptions being requested to accommodate the scale of the proposed apartment building and the variety of uses planned for this mixed- use development. Additionally, some of the proposed exceptions are being requested to cover existing improvements such as the building height and the minimum lot areas for the variety of dwelling unit types. Please also see the responses from the applicant. 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: All provisions for public services, adequate traffic control and the protection of open space are being accommodated in the proposed development. Moreover, the reconfigured Golf Road/Wolf Road/Seegers Road intersection will help guide motorists and pedestrians onto the new development and address many of the existing traffic concerns in this area. Please also see the responses from the applicant. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed development complements existing development to the north and extends the commercial and residential development mix intended for the higher density urban mix with residential future land use, which is designated for this property. Additionally, considerations will be made to reduce any impact on the nearby residential uses from light and noise pollution. Please also see the responses from the applicant. 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 project will contribute to an improved physical appearance within the City by constructing a new apartment building and commercial out-lot with several amenities and open space, which will contribute positively to the tax base and economic well-being of the community. Please also see the responses from the applicant. G. The extent to which the proposed plan is in conformity with the recommendations of the 2019 Comprehensive Plan: Page 6 of 47 Comment: The proposed development meets the goals, objectives and recommendations of the 2019 Comprehensive Plan. Please also see the responses from the applicant. Recommendations: Staff supports the Preliminary Planned Unit Development; Tentative Plat of Subdivision, Map Amendment from M-1 to C-3, and Conditional Use for a mixed-use Planned Unit Development in the C-3 zoning district subject to the following conditions: 1) That a full traffic study, including all site access points and required content approved by IDOT, shall be provided at time of Final Planned Unit Development. 2) That a 10-foot wide side path should be constructed along the Golf Road and Wolf Road frontages within the public right-of-way, tying into the Cumberland Metra parking lot at the north. 3) That the governing documents for the subject parcels be reviewed and approved by the City Attorney prior to the recording of any Final PUD Plat or Final Plat of Subdivision. 4) A fire hydrant will be required within 100 feet of the fire department sprinkler connection at the proposed restaurant building. 5) All proposed improvements and modifications shall be in full compliance with all applicable codes and ordinances. Drawings may have to be modified to comply with current codes and ordinances. 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 Preliminary Planned Unit Development, the Tentative Plat of Subdivision, the Map Amendment, and the Conditional Use requests for 414 E. Golf Road. Attachments: Attachment 1: Project Narrative Attachment 2: Petitioner’s Standards for Conditional Use Attachment 3: Plat of Survey Attachment 4: Preliminary Planned Unit Development Plat Attachment 5: Preliminary Engineering Drawings Attachment 6: Tentative Plat of Subdivision Attachment 7: Traffic Statement for Proposed Apartment Building and Commercial Out-lot Attachment 8: Preliminary Auto-Turn Diagrams Attachment 9: Location Map Attachment 10: Site and Context Photos Page 7 of 47 7/24/2020 5 PROJECT NARRATIVE PROJECT DESCRIPTION The following is a narrative summary for the initial application of a Preliminary Planned Unit Development (PUD) for the subject property (“Site”) located at 414 E. Golf Road in the City of Des Plaines. The development site is currently occupied by a vacant industrial facility and is zoned M-1 Limited Manufacturing. The applicant is proposing a new multi-family residential development, accompanied by a free-standing commercial use bisected by a reconstructed access drive that will align with the intersection of N. Wolf Road and E. Golf Road. The proposed residential development – branded as Cumberland Crossing – will be built in two subsequent phases, with both phases ultimately combining as one building with common lobby and amenity spaces. 284 apartment units are proposed in Phase 1, with an additional 165 units in Phase 2, totaling 449 units upon full build out. The proposed parking count is 494 spaces, with a cumulative ratio of 1.1 spaces per unit, which meets current code requirements for a mixed-use development in a Transportation Overlay District. The site is immediately adjacent to the Cumberland Metra Station parking lot to the (north). Access to the Metra parking lot is provided by an access road that is partially located on the subject property, with the remaining portions of the access drive located on Union Paciϐic right-of-way. Site Context Map Attachment 1 Page 8 of 47 6 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION SITE CONTEXT The Site is 6.49 acres, and is currently occupied by a vacant 106,900 square foot industrial/warehouse building. Surface parking lots are located along the southern portions of the property line along the Golf/Wolf Road frontage. A truck loading and fenced-in storage area is located on the north/northwest side of the existing buildings, which has little other improvements aside from an existing cellular tower that is proposed to be replaced or relocated. The western edge of the property is bound by an existing access road off of Golf Road, which provides access to the onsite parking areas, loading areas, and the Cumberland Metra station and commuter parking lot to the north. This access road is partially located on the subject property and subject to easement agreements, noted in further detail below. Including the above-mentioned access road, vehicular circulation routes exist on all sides of the property, with no occupiable land uses immediately adjacent. The Cumberland Metra Station commuter parking lot is located to the immediate north of the site, which provides access to the Cumberland Metra Station just north of the parking lot. The south/southeast sides of the property are bound by Golf Road and Wolf Road, respectively, with a mix of multi-family residential, single-family residential, and commercial and automotive service beyond opposite those roadways. The Wolf Road frontage has a notable grade separation due to an existing retaining wall that increases in height towards the east corner of the property. The west side of the property is adjacent to a Union Paciϐic freight line, which includes a portion of the existing site access drive. Beyond the freight rail line is an existing single-family residential neighborhood, which largely faces way from the subject property. Upon completion, the proposed residential building will be roughly 150 feet from the nearest single-family property line, and roughly 180 to 230 feet from the closest single-family structures. Easements and Use Agreements There are several easements and use agreements in place on the Site today, which will need to revised or redrafted as part of this development proposal. • Easements allowing public access to the Cumberland Metra Station and commuter parking lot (per Document T1997027) will remain, but will require amendment to accommodate the proposed access drive realignment. This effort is anticipated to involve the Site owner, City of Des Plaines, Metra, and Union Paciϐic. Union Paciϐic also owns/controls portions of the access road, which is bisected by both UP land and the subject property line. • A Sanitary District easement runs along substantial portions of the north/northwest property line, which will remain in place (per Document T1427055). This easement contains and provides access to a substantial MWRDGC combined sewer line, and will not be encumbered by the proposed development. • A cellular tower exists on the northwest side of the existing building, which is covered by an unrecorded use and access agreement. This tower will be necessarily relocated or replaced with a new location and apparatus on Site or in the immediate vicinity. Further coordination on this matter with the property owner, tower operator, and City of Des Plaines is anticipated in advance of the Final PUD application. Attachment 1 Page 9 of 47 7/24/2020 7 Legal Description LOTS 2, 3, 6 AND 7 ȍTAKEN AS A TRACTȎ ȍEXCEPT THAT PART THEREOF DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE SOUTHERLY RIGHT OF WAY LINE OF CHICAGO AND NORTHWESTERN RAILWAY COMPANY AND THE WESTERLY LINE OF WOLFǧGOLF ROAD PRODUCED; THENCE SOUTHWESTERLY ALONG THE WESTERLY LINE OF WOLFǧGOLF ROAD PRODUCED, 110.55 FEET; THENCE NORTHWESTERLY PARALLEL TO THE SAID SOUTHERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD COMPANY TO THE EASTERLY RIGHT OF WAY LINE OF THE WEST WYE TRACT OF SAID CHICAGO AND NORTHWESTERN RAILWAY COMPANY; THENCE NORTHWESTERLY ALONG SAID EASTERLY LINE OF SAID WYE TRACT TO THE NORTHWESTERLY LINE OF LOT 3 IN SEEGERS SUBDIVISION THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF LOT 3, 76.13 FEET TO THE SAID SOUTHERLY RIGHT OF WAY LINE OF SAID CHICAGO AND NORTHWESTERN RAILWAY COMPANY; THENCE SOUTHEASTERLY 909.89 FEET ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO THE PLACE OF BEGINNING; AND ALSO EXCEPT THAT PART THEREOF DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 18; THENCE SOUTH ALONG THE WEST LINE OF SAID SECTION 18, FOR A DISTANCE OF 1185.2 FEET; THENCE EASTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 102 DEGREES 23 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 2437.1 FEET; THENCE NORTHEASTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 51 DEGREES 35 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 126.1 FEET TO THE POINT OF BEGINNING WHICH IS ON THE NORTH RIGHT OF WAY LINE SEEGER ROAD; THENCE EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE WHICH FORMS AN ANGLE OF 45 DEGREES 05 MINUTES TO THE RIGHT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 84.7 FEET TO A POINT; THENCE NORTHEASTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 45 DEGREES 05 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 430.2 FEET TO A POINT WHICH IS ON THE CHICAGO AND NORTHWESTERN RAILWAY RIGHT OF WAY LINE; THENCE NORTHWESTERLY ALONG SAID RIGHT OF WAY LINE WHICH FORMS AN ANGLE OF 84 DEGREES 22 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE, FOR A DISTANCE OF 120.6 FEET TO A POINT; THENCE SOUTHWESTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 95 DEGREES 38 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 549.8 FEET TO A POINT ON THE AFORESAID NORTH RIGHT OF WAY LINE OF SEEGER ROAD; THENCE EASTERLY ALONG SAID NORTH RIGHT OF WAY LINE WHICH FORMS AN ANGLE OF 45 DEGREES 05 MINUTES TO THE LEFT WITH A PROLONGATION OF THE LAST DESCRIBED COURSE FOR A DISTANCE OF 84.7 FEET MORE OR LESS TO THE POINT OF BEGINNING; AND ALSO EXCEPTING FROM SAID TRACT THAT PART THEREOF LYING SOUTHEASTERLY OF THE SOUTHEASTERLY LINE OF THE RIGHT OF WAY OF WOLFǧGOLF ROADȎ; IN SEEGERS SUBDIVISION OF PART OF THE SOUTH 1/2 OF FRACTIONAL SECTION 7 AND PART OF THE NORTH 1/2 OF FRACTIONAL SECTION 18, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,ILLINOIS. PARCEL 2: NONǧEXCLUSIVE EASEMENT FOR USE AND OPERATION OF A ROADWAY AS ESTABLISHED BY GRANT FOR CHICAGO AND NORTHWESTERN RAILWAY COMPANY TO AMERICAN NATIONAL BANK AND TRUST COMPANY OF CHICAGO, AS TRUSTEE UNDER TRUST NUMBER 13454 RECORDED AS DOCUMENT NO. LR1997027, AND THE TERMS AND CONDITIONS THEREOF. Attachment 1 Page 10 of 47 8 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION POLICY CONTEXT The proposed development directly conforms with a number of the City’s top policy and economic development goals, informed by several studies and extended planning processes – and represents a unique opportunity for strategic implementation and advancement of stated goals. 2019 Comprehensive Plan As proposed, the plan for 414 E. Golf Road is supported by the top two “Overarching Principles” noted of the Comprehensive Plan (page 8), which directly reference the Cumberland Metra Station and surrounding district. This includes the priority to: • Expand Mixed-Use Development – The City should focus its efforts on expanding mixed-use developments in the Downtown, near the Cumberland Metra Station, and along the Oakton Street Corridor. Mixed-use developments encourage development within compact areas of land, reduce trafϔic and pollution, and contribute to the creation of a pedestrian-friendly environment. • Provide a Range of Housing Options – In addition to mixed-use development, the City should be open to the development of high-quality townhomes and other multiple-unit residences that would provide convenient access to shopping, civic uses, and open space. Downtown Des Plaines and the stretch of Northwest Highway near the Cumberland Metra Station are already home to a variety of housing types; these units provide valuable housing options for the community and allow people to live within close walking distance of several amenities… Future Land Use In addition to advancing top policy objectives, the Site is speciϐically identiϐied in the community’s Future Land Use Map on page 14, as a location for ‘High Density Urban Mix with Residential’ (HDUMR), the same land use designation as shown within the downtown core. Furthermore, the site is by far the largest property within the Cumberland Station’s HDUMR cluster, as well as the most proximate to the station. Combined, these factors present the City with the single most impactful opportunity to implement new multi-family development at suitable density and volume to help realize it’s envisioned land use and economic development goals. Attachment 1 Page 11 of 47 7/24/2020 9 Other associated land use policies in support of the proposed development include: • Land Use Plan, Residential (page 11) – A primary goal of the Des Plaines Comprehensive Plan is to preserve and enhance established single-family neighborhoods, while expanding denser housing options. To accomplish this, the Land Use Plan underscores the desire for attached Single-Family and multifamily developments in the Downtown, near the Cumberland Metra Station, and along the Oakton Street Corridor. • Multifamily (page 12) – The Land Use Plan supports the development of high quality multifamily housing located in denser areas near multi-modal facilities... Transportation The proposed plan also incorporates and helps to implement several of the transportation goals and Recommended Priority Improvements identiϐied in the Comprehensive Plan. These include the realignment and enhancement of bike & pedestrian facilities at the Golf & Wolf Road intersection, and completion of a critical northern link of the proposed Wolf Road Bikeway connecting Cumberland Metra Station to Maine West High School (Items E & 3 – Recommended Pedestrian and Bike Improvements map on page 38). 2010 Cumberland Station Area TOD Plan The Cumberland Station TOD Plan analyzed the Cumberland station area and provided guidance on how to attract transit-supportive development and establish a range of pedestrian improvements within a ¼ mile of the station. Ultimately, the plan identiϐied a range of Key Initiatives for implementation in both short- and long-term, of which several are of directly relevance to the subject Site. Notable examples include: • Reconϔiguration of the Golf/Wolf/Seegers Intersection. This enhancement was identiϐied as a top short- term priority, and is now included as an essential component of the proposed plan for the Site. • Facilitation of private-driven redevelopment of large auto-oriented sites into transit-supportive uses. This key long-term initiative reϐlects the desire to redevelop the subject property, primarily as a dense, residential development. Another aspect of the envisioned long-range master plan concept includes a small new commercial use in the immediate proximity of the realigned Golf/Wolf intersection, which is also included in the proposed Site Plan. While the current proposal enables the substantial realization and implementation of the Cumberland Station Area TOD Plan there are a few departures from the envisioned development concept, which was prepared in 2010 and have since been determined to be infeasible based on current market trends and conditions. Examples include the subdivision of the property by a new central access drive, resulting in a dramatic reduction in land use efϐiciency; inclusion of lower-density building types that are not able to adequately support the land and infrastructure costs associated with the envisioned development; and inclusion of condominiums, which are not considered feasible under current conditions. A market snapshot has been provided as part of this application and summarized later in this narrative, which identiϐies the range of densities and unit types that are more appropriately suited to modern transit-oriented development projects – and supported by the current real estate market. Attachment 1 Page 12 of 47 10 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION ZONING The proposed zoning for the Site would replace the current M-1 Limited Manufacturing zoning with C-3 General Commercial zoning, with conditional use as a Mixed-Use Development. The underlying C-3 designation is consistent with neighboring C-3 zoned properties to the immediate south and east, and with the bulk of the Cumberland Station Area properties located along the north side of Northwest Highway. Conditional use as a Mixed Use Development is supported by the site’s proximity to the Cumberland Metra Station and intended character and use identiϐied in the City’s Comprehensive Plan and Cumberland Station Area TOD Plan as outlined above. A property with existing multi-family residential uses is located to immediate east of the Site across Golf Road, which is zoned R-3 Townhouse Residential. An R-1 Single Family Residential district is located to the southeast of the Site beyond the Golf/Wolf/Seeger intersection. To the west of the site is an existing neighborhood with R-1 Single-Family zoning, however these properties are not immediately adjacent and separated from the Site by an existing Union Paciϐic freight line. !9 !14 ^ ^ Wellers Creek W e l l e r s C r e e k S I X T H A V E M E Y E R C T FLET CHER DR R A KELN C U M B E R L A N D P K Y YAL EC T SA NBOR N ST RA D C L I F F E A V E HARVEY AVE COLUMBIAAVE AN I T A S T S PE C T R D HAR VEY AVE COLUM BIAAVE ON R D C U M B HARVE Y A V E COLU MBIA AVE AVE OX F O R D R D COL UMB IA AVE W OO D BR I D GE R D W O L F R D SE E G ER S R D S E V E N T H A V E NO R T H W E S T H W Y HA RV EY A V E B R O A D W A Y S T G OL F R D W A R R I N G T O N R D DAV IS CT JO S E P H I N E C T GAN O BRIEN ST STATE ST ST R A T F O DR AKEL N A RD MO R F I F T H A V E TH I RD A V E NO R T H W E S T H W Y MO U N T P R O S P E C T R D VIL L A G E C T IN N E R C I R C L E D R WE S T G AT E R D GO LF RD FO U R T H A VE EI G H T H A V E YA LE CT YA LE CT GOLF RD SEEGE R S R D HANB URYDR H A N B U R Y D R HA N B U RY D R Un i o n P a c i f i c R a i l r oa d Un i o n P a c i f i c R a i l r o a d ( N W L i n e ) BLACKHAWK PARK CORNELL PARK TETON PARKKUTCHEN PARK NORTHSHIRE PARK NORT DE S CHIPPEWA POOL YA L EC TPA RK Current Zoning Map Institutional InstitutionalI-1 Other Planned Unit Development^ Manufacturing Special ManufacturingM-3 General ManufacturingM-2 Limited ManufacturingM-1 Commercial Neighborhood ShoppingC-1 Limited Office CommercialC-2 General CommercialC-3 Regional ShoppingC-4 Central BusinessC-5 Casino DistrictC-6 C-7 High Density Campus Commercial Single Family Residential Single Family ResidentialR-1 Multi Family Residential R-3 Mobile HomeM-H Townhouse Residential Central Core ResidentialR-4 Two Family ResidentialR-2 Attachment 1 Page 13 of 47 7/24/2020 11 C-3 Mixed Use Proposed Site Area 282,762 SF (6.49 AC) Building Coverage 106,900 SF Existing (37.8%)142,225 SF (50.3%) combined total Residential 140,225 SF Commercial 2,000 SF D. Site Speciﬁ cations 1. Minimum Lot Area 1,815 SF/Unit Phase 1: 996 SF/Unit Phase 2: 630 SF/Unit (total build out) 2. Minimum Yards a. Front Yard From back of sidewalk on proposed access drive 5 ft.10 ft. – 25’ b. Side Yard Provided (Wolf Road)5 ft.12 ft. – 20 ft. c. Rear Yard 25 ft.30 feet 3. Maximum Height 45 ft. 71 ft. - 4 in. F. Parking Requirements Within 2,500' of rail station Proposed Residential 449 total units 492 required 494 total (1.10/unit) Studio 65 units 1 space/unit 65 spaces (1/unit) 1 Bedroom 299 units 1 space/unit 299 spaces (1/unit) 2 Bedroom 85 units 1.5 spaces/unit 128 spaces (1.51/unit) Proposed Commercial 2,000 SF (gross) Class B Restaurant 13 spaces (6.5 / 1,000 SF) Zoning Regulations Table Variations to Bulk Standards The following major variations to the City's bulk standards for development within a C-3 General Commercial District and/or as a conditional use as a Mixed Use Development within a C-3 General Commercial District are anticipated: • Minimum Lot Area – the proposed residential development exceeds minimum lot area requirements of 1,815 square feet per unit (24 units/acre) for C-3 Mixed Use developments. Proposed densities are consistent with comparable TOD projects within the City and surrounding region. See the Real Estate Market Conditions section of this narrative for additional information about relevant examples. • Height – the proposed height of 71'-4" exceeds the maximum permitted height of 45’. The proposed development is six-stories tall, including ϐive ϐloors of residential use over one ϐloor of podium parking. Attachment 1 Page 14 of 47 12 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION PROPOSED DEVELOPMENT PLAN The plan for the redevelopment of 414 E. Golf as Cumberland Crossing – a new mixed use, transit-supportive development – will pursue a two-phased approach to redevelopment of the Site, where the bulk of site and access improvements are provided in the ϐirst phase, alongside the substantial completion of the proposed residential building and retail out lot. Phase 2 will occur upon successful completion and substantial lease up of the Phase 1 building. While this phased approach provides an added degree of ϐlexibility to adapt to future market conditions and timing, the proposed residential development is designed in a manner that allows for the ϐinal product to both appear and function as a cohesive whole. Furthermore, the proposed plan ensures that the bulk of site and neighborhood facing improvements are provided as part of the ϐirst phase, while also minimizing perceived external impacts through strategic Phase 1 building placement – ultimately enabling a more gradual transition of density and intensity of use over time. An outline of the proposed plan metrics, and more detailed overview of the proposed building and site enhancements is outline below – and in the attached plan exhibits. Residential Phase 1 Phase 2 Total Units 284 165 449 Parking Internal 294 147 347 Surface 53 0 53 347 147 494 Commercial Units 2,000 Parking 13 Stacking 6–8 Proposed Development Summary Proposed Cumberland Crossing Site Plan Attachment 1 Page 15 of 47 7/24/2020 13 Residential Development The proposed two phase, transit-oriented multi-family development will consist of a six story podium-style building with ground ϐloor covered parking and ϐive ϐloors of apartments above podium level, split into two buildings. In addition to parking, the ground ϐloor will include a common two-story lobby, leasing ofϐices, mailroom, bicycle storage, and trash collection rooms. Phase I parking garage will include approximately 294 parking spaces and Phase II parking garage will include 147 parking spaces. When completed, internal parking between Phase I and Phase II will be connected through common drive aisles. An additional 53 outdoor parking spaces will be provided for a total of 494 spaces. Two loading areas for move-ins/move-outs will be provided. Phase I loading space is located in the parking lot at the northwest portion of the site and Phase II loading/drop-off space is located along the main entry circular drive. A portion of the second ϐloor will be occupied by an approximately 7,000 sf amenity space, which will include a lounge area, community kitchen, event room, game room, ϐitness and yoga, as well as common restrooms. The centrally located amenity area will be directly accessible from an approximately 34,678 sf Phase I green roof/terrace and 11,545 sf Phase II green roof/terrace. The terrace will include a pool, spa, outdoor grilling area, sitting areas, yoga lawn, event lawn, and outdoor theater. Second ϐloor apartment units facing the green roof will include private patios. Luxury apartment units will occupy the remaining portion of second ϐloor as well as ϐloors three through six. A mix of studios, one- and two-bedroom units will be provided. Phase I will consist of approximately 49 studios, 185 one-bedroom units, and 50 two-bedroom units, for a Phase I total of 284 units. Phase II will consist of approximately 16 studios, 114 one-bedroom units, and 35 two-bedroom units, for a Phase II total of 165 units. Phase I and II combined will house 449 apartment units. Apartment amenities will include 9 foot ceilings, stainless steel appliances, tile backsplash, quartz counters, tile shower surrounds, smart thermostats, balconies, window treatments, wide plank vinyl ϐlooring, in-unit laundry, high speed internet access and keyless apartment entry locks. Bird's Eye Illustration of Proposed Residential Building - looking east. Attachment 1 Page 16 of 47 14 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION The contemporary building design will feature a complimentary mix of utility size face brick and preϐinished wood grain texture ϐiber cement panels and siding. Two brick and three ϐiber cement colors are proposed. The podium level will consist primarily of brick with louvered, and spandrel glass openings, accented by ϐiber cement siding at corners and building insets. The upper portion of the building consists primary of ϐiber cement siding and panels with brick extending up to and including the ϐifth ϐloor at prominent elements. A decorative metal canopy is proposed at the roof level to accentuate building corners. Floor to ceiling windows and hanging metal balconies, tied back to building complete the design. Commercial Development A small, 1-story commercial use of roughly 2,000 square feet is proposed in the southern portion of the Site, in close proximity to the realigned intersection of Wolf and Golf Roads. The location and orientation of this use is intended to take advantage of the intersection’s high visibility and convenience for daily commuters coming and going from the Cumberland Metra Station – and for residents living within walking distance of the Site. A speciϐic tenant has not yet been conϐirmed at the time of this application, however the desired intent of the use is for a limited service and convenience-oriented food & beverage provider such as a coffee shop. Drive-thru service and ease of access are critical operational features. Indoor seating is expected to be limited in response to both the size and nature of the anticipated service model. The Site Plan shows 13 head-in/angled parking spaces, along with six to eight stacking spaces associated with the drive thru to support the anticipated use – all of which would be accessed through a one-way loop off of the realigned access drive. Some outdoor seating and decorative landscaping is also included as part of the proposed plan. Though the speciϐic location and design are not yet determined, building signage and a free-standing sign element along Golf Road are anticipated. Proposed Commercial Use ConceptWhile the building’s architectural style and character will be largely inϐluenced by the future tenant’s corporate design standards. However, it is expected that the building’s design and aesthetic qualities will also complement the proposed residential development and adequately reϐlect the important and highly visible location at the ‘front door’ of the Cumberland Crossing project site and Cumberland Metra Station beyond it. Attachment 1 Page 17 of 47 7/24/2020 15 Site Access & Circulation Vehicular Access As noted previously, the proposed development will be loaded off of the existing Metra Station access drive, which will be partially realigned to connect with the intersection of Wolf & Golf Roads. Additional study of the intersection realignment’s geometrics and coordination with associated agencies – including the City of Des Plaines, IDOT, and Union Paciϐic – is required, however the proposed plan is directly supported by numerous policy recommendations and past site and area planning efforts. This improvement will provide greater control and visibility to cars entering and travelling through the Site, while also increasing the distance between the primary access point and existing at- grade rail crossing at Golf Road a the southern end of the property. Upon entering the Site the primary access drive will generally follow the course of the existing road, which will be enhanced with streetscape furnishings – including new decorative lighting and street trees located within a tree lawn, providing a buffer between the road and adjacent sidewalk. A minimum curb to curb width of 26 feet is proposed in accordance with recommendations provided by the City during the Technical Review process in order to ensure adequate access for ϐire and safety services. The existing access drive connection at Golf Road is currently shown as remaining in the proposed site plan, however it is anticipated that this entrance will be converted to limited access – allowing for only right-in/right-out, right-out only, or emergency access only – if not removed. Further study of this access point is expected and will be supported by the development team’s trafϐic and engineering consultants, as well as input from City, IDOT, and Union Paciϐic. Additional information regarding projected trafϔic impacts is provided in the attached Trafϔic Impact Statement prepared by KLOA. Building Access Two vehicular entry and exit points are planned for the parking garage, one for Phase I and a second for Phase II, both accessed from a common circle drive located at the western portion of the site. The circle drive will feature decorative landscaping and paving and provided additional loading/drop-off areas in close proximity to the building’s main entrance. In addition to the main entrance, additional pedestrian access points are provided on the west, north, and east sides of the building, which will be controlled to ensure security. The northern building entrance is located to allow direct, convenient access to the Metra Station, and will feature decorative landscaping and lighting, and a commuter lobby that further enhance the project’s transit-supportive nature. Bike & Pedestrian Circulation The proposed plan will enable pedestrian circulation around all sides of the building, providing multiple routes and linkages for both residents of the new development and the surrounding neighborhoods. These routes will be improved with decorative landscaping and lit to ensure safety and comfort and align with essential street crossings. The existing sidewalk along the east side of the site – along the Golf and Wolf Road frontages – will also be widened to ten feet to allow for a new multi-use path in support of City and County efforts to implement a network of local and regional bike trails. To support this use, an improved and expanded bike parking area is proposed at the easternmost corner of the subject property and on the Metra Commuter lot (southeast corner). The strategic location of this facility is intended to allow for convenient access from the proposed bike route, while also helping to mitigate conϐlicts with pedestrian activity in closer proximity to the station platform entrance and discourage potentially dangerous crossing behavior of the tracks. Further coordination with the City, Metra, and Union Paciϐic is required in designing and implementing this facility. Attachment 1 Page 18 of 47 16 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION Landscaping & Open Space Similar to the building’s architecture, the proposed Site landscaping employs a ‘four-sided’ approach where all sides of the proposed building feature high-quality perimeter landscaping. The planting plan will include a mix of canopy, evergreen, and ornamental trees, as well as an array of seasonal and perennial planting beds that meet the City’s landscape standards while also complementing the aesthetic character of the building. Special attention will be paid to landscaping at the main entrance and at the commuter entrance on the north side of the building, which will be highly visible from the Metra commuter lot. Open Spaces The proposed building includes a substantial amount of open space in the form of a second-story green-roof and amenity deck. Upon completion of both phases, the roof deck will total over 1 acre in size, and provide building residents and guests with a wide range of on-site amenities and activities. An additional half-acre of passive open space is provided in the northwest corner of the property, whose use may change over time to support the interests of the building’s residents. In Phase 1, the extents of the Phase 2 building envelope will be utilized as additional ground-level open space, providing an additional acre of ϐlexible use space for residents. In whole, the proposed plan incorporates roughly 2.3 acres of usable open space in Phase 1 and 1.5 acres of space upon the completion of Phase 2. Site Buffering While the intention of the landscape plan is to enhance views and connectivity between the Site, surrounding streets and commuter lot, additional landscape buffering is proposed along the western edge of the site between the main access drive and neighboring Union Paciϐic freight line. This buffer, which would include new evergreens and canopy trees will help to minimize visual and auditory impacts to both residents of the new building and of the existing single-family neighborhood to the west. Similarly, the location and layout of the proposed building allows for both increased sun exposure for on-site amenity spaces and units, while also effectively avoiding reductions of sun exposure on any nearby or neighboring homes. Grading & Drainage Based on an analysis of the property and proposed site development plan, the majority of stormwater detention will be provided by a constructed vault located below portions of the Phase 1 building footprint. Site volume control will be primarily addressed through the use of CA-7 stone within the aforementioned detention vault, through capture and inϐiltration on portions of the second story green roof, and with permeable pavers located on residential building's main entrance drive. A preliminary approach to stormwater management has been prepared by Spaceco (see attached Preliminary Grading and Utility Plan). Attachment 1 Page 19 of 47 7/24/2020 17 REAL ESTATE MARKET CONDITIONS SB Friedman Development Advisors has been commissioned to develop a market analysis of the Site and associated development proposal – including a special focus on market rate apartment trends and standards. A thorough review of ϐindings is included with this application, however key ϐindings from their analysis include: • The overall unit density for Cumberland Crossing is comparable to recently delivered apartment projects in the market. As shown in the chart below, the proposed ϐinal density of 69.2 units per acre (du/ac) falls within the range of comparable projects within the region (ranging from 42 du/ac to 87 du/ac). Furthermore, the proposed Phase 1 density is 43.8 du/ac, which sits at the lowest end of the comparable project range. By carrying out the development in the phased manner as proposed, the plan allows for the Site to be initially implemented at a minimum market threshold and then be increased in density over time as the Cumberland Station Area matures. • Cumberland Crossing’s proposed unit mix favors studio and one-bedroom apartment units. The balance of unit types proposed has been tailored in response to leasing trends at other nearby comparable projects, including Buckingham Place. As a result, over 80% of the proposed units are studios or one-bedroom apartments, which is a higher proportion than other apartment projects in the market. This approach is based on observed market trends which show a shift towards smaller apartment units in new apartment projects, which have been more successful in leasing up smaller end units. Attachment 1 Page 20 of 47 18 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION DEVELOPMENT SCHEDULE The following preliminary schedule has been outlined for proceeding with the entitlements, permitting, construction, and occupancy of the proposed Cumberland Crossing Development. Further reϐinement and coordination is anticipated as the project advances through the PUD application review process. Entitlements • Preliminary PUD Application & Review July 24, 2020 – Late August 2020 • Final PUD Submittal Preparation, Application & Review September 2020 – December 2020 Design • Schematic, Design Development, Construction Documents Begin October 2020 – February 2021 Permitting February 2021 – April 2021 Construction • Phase 1 May 2021 – December 2022 • Phase 2 (including Design, Permitting & Construction) September 2022 – October 2024 Attachment 1 Page 21 of 47 414 E. Golf Road – Cumberland Crossing Standards of Conditional Use Responses Responses to the City’s Standards for Conditional Use are provided below. 1. The proposed conditional use is in fact a conditional use established within the specific zoning district involved;The proposed mixed-use development for 414 E. Golf Road is a permitted conditional use as stated in the City’s Municipal Code under Section 12-3-5-1: Mixed Use Developments, under sub-section C. Special Uses; and meets the purpose and intent of sub-section A. A.Statement Of Purpose: The purpose and intent of these provisions is to permit the construction of residential dwelling units on the same zoning lot as commercial developments. C.Special Uses: 1.Mixed use developments are allowed as a conditional use in the C-3 general commercial zoning districts. 2. The proposed conditional use is in accordance with the objectives of the city's comprehensive plan and this title;The proposed development accomplishes the objectives of allowing a mixed-use development as a conditional use, which are stated in 12-3-5-1.B: 1.Contribute to the economic viability of existing commercial areas; and 2.Encourage the implementation of innovative housing options, by providing alternatives to the typical detached single-family dwelling unit.The proposed development would contribute substantially to the viability of nearby businesses and efforts to attract new businesses by both providing an increase in the local population, and serving as a highly-visible, landmark development that anchors the City’s efforts to promote the Cumberland Metra Station Area as a transit-oriented district. The proposed development also provides a range of multi-family residential unit types and sizes, with a unit mix that has been purposefully designed to fully satisfy the housing needs of people seeking to live in Des Plaines and is consistent with other transit-oriented development projects within the City and surrounding region. Overall, the proposed development fulfills the City’s long-time land use, economic development, and transportation goals for both the site and surrounding district, and is consistent with ‘High Density Urban Mix with Residential’ future land use designation identified for the site in the City’s Comprehensive Plan. AUGUST 19, 2020 Attachment 2 Page 22 of 47 Page 2 3. The proposed conditional use is designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity; The proposed development is indicative of a modern transit-oriented development, which aims to increase residential density and overall activity within close proximity to regional transit infrastructure. The scale, style, and four-sided architectural design of the proposed residential building lend prominence to the site on par with its strategic location within the Cumberland Station Area District, and as a northern gateway into the community. 4. The proposed conditional use is not hazardous or disturbing to existing neighboring uses; The proposed development is consistent with best practices for mixed-use and multi-family residential development within a transit-oriented district, and satisfies a number of the City’s stated land use and economic development goals. In developing the property, a range of streetscape and public realm enhancements will be implemented throughout the site that help to improve pedestrian access, safety, and comfort – most notably for Metra commuters. Landscape enhancements will also greatly improve conditions along the perimeter of the site, and provide increased buffering between the Metra Station, proposed building(s) and nearby residential neighborhoods. In addition, the traffic improvements will also benefit the surrounding neighborhood. 5. The proposed conditional use is to be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or the persons or agencies responsible for the establishment of the proposed conditional use shall provide adequately any such services; The design of the proposed site and building plans provide adequate provision for public services, control over vehicular traffic, provide and protect common open areas for building residents, and further amenities of light, air, recreation, and visual enjoyment. Where modifications to essential public facilities are proposed – such as the partial realignment and enhancement of the existing Metra Station access drive – the applicant will work with the City and other associated stakeholders and agencies to ensure that adequate and appropriate use of public facilities are maintained. 6. The proposed conditional use does not create excessive additional requirements at public expense for public facilities and services and not be detrimental to the economic welfare of the community; The proposed mixed-use development realizes a number of long-term goals for the City ranging from the 2010 Cumberland Station Area TOD Plan to the 2019 Comprehensive Plan update. This includes a number of substantial site improvements that will enhance conditions for future residents, Metra commuters, and the community at-large. Notable examples include a realignment and improvement of the Metra Station access drive at the intersection of Wolf & Golf Roads; enhanced pedestrian access, safety, and comfort around all sides of the property; and a partial completion of the Evanston-Elgin Regional Bikeway proposed by the Northwest Municipal Council. Attachment 2 Page 23 of 47 Page 3 7. The proposed conditional use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; The proposed development – consistent with standards and guidelines for mixed-use and multi-family residential developments – does not involve or include detrimental uses or activities. Furthermore, the proposed use is consistent the City’s own stated land use goals for the site and represents a substantial improvement from the property’s past use as a light manufacturing facility. It is anticipated that the location of the property immediately adjacent to the Metra train station will increase Metra ridership and reduce congestion. 8. The proposed conditional use provides vehicular access to the property designed that does not create an interference with traffic on surrounding public thoroughfares; Adequate provisions will be made for the safe ingress and egress and minimal disruption of traffic based on the findings and recommendations of the traffic study included with the Preliminary PUD Application. Notably, the proposal includes a partial reconstruction of the existing Cumberland Metra Station access drive to enable alignment and completion of the Golf & Wolf Road intersection. This enhancement would provide a safer, more controlled entrance to the site for both pedestrians and vehicles, and complete a long-standing priority of the City as noted in both the Comprehensive Plan and 2010 Cumberland Station TOD Plan. In respect to the proposed multi-family residential building, the development meets the City’s access and circulation requirements as determined during an initial review by the City’s Technical Review Board in November 2019. 9. The proposed conditional use does not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance; and No natural, scenic, or historical features of major importance exist on the property, which is currently occupied by a now vacant light-manufacturing facility, access road, surface parking lot, and truck loading area. 10. The proposed conditional use complies with all additional regulations in this title specific to the conditional use requested The proposed development complies with all additional regulations in this title as well as the applicable standards within a C-3 General Commercial District, with the exception of any variances identified and described in the applicant’s Responses to PUD Standards submitted as part of the initial Preliminary PUD application to the City on July 24th, 2020. Attachment 2 Page 24 of 47 7/24/2020 19 RESPONSES TO PUD STANDARDS E. Findings: The planning and zoning board and the city council, in their review of planned unit development applications, shall review the particular facts and circumstances of each proposed planned unit development and recommend or authorize approval, approval with modiϐications, or disapproval of the planned unit development in terms of the following ϐindings to the extent applicable: 1. The extent to which the proposed plan is or is not consistent with the stated purpose of the planned unit development regulations set forth in subsection A of this section; The proposed Cumberland Crossing Planned Unit Development (PUD) is consistent with the stated purpose of Section 12-3-5A – most notably in allowing for both a more efϐicient and more creative approach to the use of land resulting in a better character and quality of design. In doing so, the proposal will also provide enhanced access to the neighboring Cumberland Metra Station and associated commuter parking lot, including site, streetscape, and public safety improvements far exceeding the current conditions of the site. In addition, the proposed development is consistent with the stated objectives of the City’s Mixed Use Development standards (Section 12-3-5-1B); while also supporting the community’s stated future land use goals of establishing a transit- oriented development hub on surrounding lands to further bolster economic development. 2. The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations; The proposed Cumberland Crossing Planned Unit Development is currently under uniϐied control and ownership of Cumberland Crossing, LLC and at roughly 6.49 acres is larger than the minimum lot size of 2 acres as required under C-3 General Commercial district zoning. 3. The extent to which the proposed plan departs from the 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; The proposed development meets or exceeds the following applicable regulations for the C-3 General Commercial District and/or conditional use requirements as a Mixed Use Development within a C-3 General Commercial District: • The minimum size for a PUD in a C-3 District is 2 acres, the subject property is 6.49 acres. • Setbacks – All proposed setbacks exceed the minimum standards for front (5’), side (5’), and rear yards (25’). The minimum building setback for the proposed residential building (primary use) is 12 feet - provided along the N. Wolf Road frontage and portions of the adjacent access drive on the southwest & west sides of the proposed building. The northern (rear) building setback, adjacent to the Metra commuter parking lot is 30 feet. • Compatibility – the uses proposed for the site – multi-family residential and limited fast casual food & beverage service – are typical of transit-oriented development sites and consistent with other neighboring uses. Multi-family residential uses exist to the immediate east of the site across Wolf Road with commercial & light industrial uses located to the south and east as well. The location of proposed uses within the PUD would generally match these facing uses and feature street-level commercial use adjacent to the intersection of Wolf & Golf Roads. Single-family uses to the west are separated from the new development by both an existing freight rail corridor and enhanced access drive, in addition to new landscaping buffering around the perimeter of the PUD STANDARDS Attachment 2 Page 25 of 47 20 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION site. The Metra commuter lot to the north would be enhanced by adjacent perimeter landscaping, increased pedestrian connectivity, and increased visibility, lighting, and building security measures. • Parking – The proposed development meets the City’s on-site parking requirements for Mixed Use Developments. • Trafϐic – Adequate provisions will be made for the safe ingress and egress and minimal disruption of trafϐic based on the ϐindings and recommendations of the trafϐic study included with the Preliminary PUD Application. Notably, the proposal includes a partial reconstruction of the existing Cumberland Metra Station access drive to enable alignment and completion of the Golf & Wolf Road intersection. This enhancement would provide a safer, more controlled entrance to the site for both pedestrians and vehicles, and complete a long-standing priority of the City as noted in both the Comprehensive Plan and 2010 Cumberland Station TOD Plan. • General Design – the general design of the building is anticipated to provide substantial improvements to the current conditions of the site and surrounding vicinity. A ‘four-sided’ approach to architectural design has been pursued, with each side of the proposed residential building featuring façade detailing and ornamentation. Exceptions requested for: • Density - the proposed residential development exceeds minimum lot area requirements of 1,815 square feet per unit (24 units/acre) for C-3 Mixed Use developments, which is inconsistent with similar transit-oriented development sites within the City and surrounding market area and therefore believed to be an undue burden. The proposed minimum lot area for the total project is 630 square feet per unit (69.2 units/acre), however in Phase 1 the proposed lot area is 996 square feet per unit (43.8 units/acre). Further examination of comparable densities is provided in the Real Estate Market Conditions section of the Development Narrative. • Height – the proposed height of 71'-4" exceeds the maximum permitted height of 45’. 4. The extent to which the physical design of the proposed plan does or does not make adequate provision for public services, provide adequate control over vehicular trafϔic, provide for and protect designated common open space, and further the amenities of light and air, recreation and visual enjoyment; The design of the proposed site and building plans provide adequate provision for public services, control over vehicular trafϐic, provide and protect common open areas for building residents, and further amenities of light, air, recreation, and visual enjoyment. The proposal incorporates a number of substantial site improvements that enhance conditions for future residents, Metra commuters, and the community at-large. Notable examples include: • Existing access road realignment and improvement to allow for a better controlled access point to the site and greatly enhanced experience for commuters, buildings residents, and visitors alike, while also increasing sight lines and distance from the existing Union Paciϐic freight line crossing at Golf Road. This enhancement has been identiϐied as an important infrastructure priority in multiple plans adopted by the City. • The proposed access road, existing Metra parking lot access lane, and proximity to Wolf Road allows for adequate ϐire and emergency service access on all sides of the residential building. • The plan increases pedestrian access and connectivity on and around the site, providing substantial enhancements to the experience, comfort, and safety of people traveling by foot to both the proposed development and Cumberland Metra Station. • The sidewalk along the North Wolf Road and Golf Road frontages has been increased in width to 10 feet, enabling an essential segment of the Northwest Municipal Council’s planned Evanston-Elgin Regional Attachment 2 Page 26 of 47 7/24/2020 21 Bikeway. This connection also helps to advance the proposed Wolf Road bikeway – of the City’s ‘Priority Improvements’ identiϐied in the Comprehensive Plan • Upon completion, the proposed building plan provides new residents with just over one acre of common open and amenity space, as well as another ½ acre of surface level open space. During Phase 1 of implementation, the site would include an additional acre of surface-level open space. The majority of proposed amenity deck open areas are aligned with a north-south axis providing increased sun exposure. 5. The extent to which the relationship and compatibility of the proposed plan is beneϔicial or adverse to adjacent properties and neighborhood; The proposed development is indicative of a modern transit-oriented development, which aims to increase residential density and overall activity within close proximity to regional transit infrastructure. The scale, style, and four-sided architectural design of the proposed residential building lend prominence to the site on par with its strategic location within the neighborhood and as a northern gateway into the community. In addition, substantial streetscape and perimeter landscaping enhancements on all sides of the development would greatly enhance current conditions, and broadly promote walkability and pedestrian comfort and safety within the surrounding neighborhoods and overall Cumberland Metra TOD Area district. Furthermore, the proposed phased building approach also provide more a smoother land use transition over time with Phase 1 building enhancements located primarily along the northern portions of the property adjacent to the Cumberland Metra Station parking lot. The near-term impact of the project is also tempered by inclusion of an additional one acre open space area in and lower density count in Phase 1 of the project. The majority of physical site and community enhancements would also be implemented as part of Phase 1, substantially reducing risk of not completing broader community goals, such as enhancing intersection and bike/pedestrian trail connectivity. 6. The extent to which the proposed plan is not desirable to the proposed plan to physical development, tax base and economic well being of the entire community; The proposed plan fulϐills a number of the City’s long-time land use, economic development, and transportation goals, and offers a substantial improvement to property values and the tax base over the existing use – a vacant, functionally obsolete light industrial facility. The development would provide a substantial beneϐit to local businesses and the community’s efforts to attract new businesses. Furthermore, the development would provide a boost to transit ridership and support the long-term viability of the Cumberland Metra Station, 7. The extent to which the proposed plan is not in conformity with the recommendations of the comprehensive plan. The proposed development is consistent with the ‘High Density Urban Mix with Residential’ future land use designation identiϐied for the site in the City’s Comprehensive Plan. Furthermore, the proposed PUD supports the implementation of one of the City’s top ‘Overarching Principles’ of ‘Expanding Mixed-Use Development, recommending to: “… focus its efforts on expanding mixed-use developments in the Downtown, near the Cumberland Metra Station, and along the Oakton Street Corridor. Mixed-use developments encourage development within compact areas of land, reduce trafϔic and pollution, and contribute to the creation of a pedestrian-friendly environment”. Attachment 2 Page 27 of 47 24 CUMBERLAND CROSSING | PRELIMINARY PUD SUBMISSION N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 A L T A - 0 1 . d g n D e f a u l t U s e r = c d u a r t e PLAT OF SURVEY At t a c h m e n t 3 Page 28 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 P U D - 0 1 . d g n S H E E T 1 U s e r = g p t a s i n s k a At t a c h m e n t 4 Page 29 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ P R E L I M \ 1 0 8 9 1 P _ T I T L E . d g n D e f a u l t U s e r = j c k a p u s t i a k At t a c h m e n t 5 Page 30 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ P R E L I M \ 1 0 8 9 1 P _ E T . d g n D e f a u l t U s e r = j c k a p u s t i a k At t a c h m e n t 5 Page 31 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ P R E L I M \ 1 0 8 9 1 P _ G M . d g n D e f a u l t U s e r = j c k a p u s t i a k At t a c h m e n t 5 Page 32 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ P R E L I M \ 1 0 8 9 1 P _ G R U T . d g n D e f a u l t U s e r = j c k a p u s t i a k At t a c h m e n t 5 Page 33 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 T E N T _ S U B - 0 1 . d g n D e f a u l t U s e r = g p t a s i n s k a At t a c h m e n t 6 Page 34 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 T E N T _ S U B - 0 1 . d g n S H E E T 2 U s e r = g p t a s i n s k a At t a c h m e n t 6 Page 35 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 T E N T _ S U B - 0 1 . d g n S H E E T 3 U s e r = g p t a s i n s k a At t a c h m e n t 6 Page 36 of 47 N: \ P r o j e c t s \ 1 0 8 9 1 \ S U R V E Y \ 1 0 8 9 1 T E N T _ S U B - 0 1 . d g n S H E E T 4 U s e r = g p t a s i n s k a At t a c h m e n t 6 Page 37 of 47 KLOA, Inc. Transportation and Parking Planning Consultants 9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018 p: 847-518-9990 | f: 847-518-9987 MEMORANDUM TO: Mike Kritzman The Lakota Group FROM: Andrew Bowen Consultant Luay R. Aboona, PE, PTOE Principal DATE: July 21, 2020 SUBJECT: Traffic Impact Statement Proposed Cumberland Crossing Development Des Plaines, Illinois This memorandum summarizes the results and findings of a site traffic evaluation conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for Cumberland Crossing, a transit-oriented development (TOD) to be located on the north side of Golf Road (Illinois Route 58) at its signalized intersection with S. Wolf Road in Des Plaines, Illinois. As proposed, the site, which currently contains a vacant industrial building, will be redeveloped with a six-story apartment building with 449 units and an internal parking garage and a 2,000 square-foot fast casual restaurant with a drive-through lane. Primary access to the development will be provided via a proposed full movement access road that will form the fourth (north) leg of the signalized intersection of Golf Road with S. Wolf Road. The Union Pacific Northwest (UPNW) Metra commuter railway’s Cumberland station is located approximately 200 feet north of the site and the primary commuter parking lot serving the station borders the site to the north. As part of the development, the existing access roadway that connects the parking lot to Golf Road will combined with the proposed access system allowing vehicles to access the Metra commuter parking via the proposed access drive opposite Wolf Road. Further, at its intersection with Golf Road, the access road will be restricted to right-turn outbound only movements. The purpose of this impact statement is to evaluate the trip generation characteristics of the proposed development and the adequacy of the proposed access drive. Figure 1 shows an aerial view of the site. Existing Traffic Conditions The following provides a detailed description of the physical characteristics of the roadways including geometry and traffic control and average daily traffic volumes along the adjacent area roadways. Attachment 7 Page 38 of 47 Aerial View of Site Figure 1 Attachment 7 Page 39 of 47 Golf Road (Illinois Route 58) is generally an east-west, other principal arterial roadway that. provides two lanes in each direction generally divided by a raised median. Between its intersections with S. Wolf Road and State Street/Broadway Street/North Wolf Road, Golf Road operates in a northeast-southwest direction. At its signalized intersection with S. Wolf Road, Golf Road provides two through lanes and an exclusive right-turn lane on the eastbound approach and an exclusive left-turn lane and two through lanes on the westbound approach. At its unsignalized intersection with the Metra commuter parking lot access road, Golf Road provides two through lanes in each direction and no exclusive turn lanes. Golf Road is under the jurisdiction of the Illinois Department of Transportation (IDOT), carries an annual average daily traffic (AADT) volume of 28,100 vehicles (IDOT 2019) and has a posted speed limit of 35 miles per hour. South Wolf Road is a north-south, minor arterial roadway that extends south from Golf Road and provides two lanes in each direction generally divided by two-way left-turn lane. At its signalized intersection with Golf Road, S. Wolf Road provides a left-turn lane and a right-turn lane. S. Wolf Road is under the jurisdiction of IDOT, carries an AADT volume of 9,650 vehicles (IDOT 2018) and has a posted speed limit of 35 miles per hour. Traffic Characteristics of the Proposed Development The plans call for developing the site with a six-story apartment building with 449 units and an internal parking garage and an approximately 2,000 fast causal restaurant with a drive-through lane. Parking for the apartments will be provided via 439 spaces within the internal parking garage and 54 surface parking spaces and parking for the restaurant will be provided via 13 surface parking spaces. Primary access to the site will be provided via a full movement access road that will form the fourth (north) leg of the signalized intersection of Golf Road with S. Wolf Road. This access drive will provide two inbound lanes and two outbound lanes striped to provide a shared through/left-turn lane and an exclusive right-turn lane. As part of the development, a westbound right-turn lane and an eastbound left turn lane will be provided on Golf Road serving the proposed access road. As previously mentioned, as part of the development the access road serving the Metra commuter parking will be combined with the proposed access system. At its intersection with Golf Road, the access road will be restricted to right-turn outbound only movements. Development Traffic Generation The estimates of traffic to be generated by the development are based upon the proposed land use type and size. The volume of traffic generated for the transit-oriented development was estimated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. As previously indicated, the proposed transit-oriented development is located 200 feet south of the Cumberland Station serving the UPNW Metra Commuter Railway. As such, many of the residents will utilize public transportation to get to work. Based on census data provided for households located within one-quarter mile of the Westmont Metra Station, approximately 15 percent of residents utilize public transportation to travel to/from work. As such, the trips estimated to be generated by the proposed apartment units were reduced by 15 percent due to the proximity of public transportation. Table 1 summarizes the trips projected to be generated by the proposed development. Attachment 7 Page 40 of 47 Table 1 ESTIMATED PEAK HOUR DEVELOPMENT-GENERATED TRAFFIC VOLUMES Size Weekday Morning Peak Hour Weekday Evening Peak Hour Average Daily Traffic Land Use In Out Total In Out Total Multi-Family Housing (Mid-Rise) LUC 221 449 Units 42 120 162 121 77 198 2,444 15% Public Transportation Reduction -6 18 -24 -18 -12 -30 -366 New Residential Trips 36 102 138 103 65 168 2,078 Fast Casual Restaurant LUC 930 2,000 s.f.3 1 4 15 13 28 630 Total New Trips 39 103 142 118 78 196 2,708 Traffic Analysis The following provides an evaluation conducted for the existing, Year 2026 no-build, and Year 2026 total projected traffic volumes at the intersection of Golf Road with S. Wolf Road. Analysis for the intersections was performed for the weekday morning peak hour (7:15 A.M. to 8:15 A.M.) and weekday evening peak hour of traffic (5:00 P.M. to 6:00 P.M.) as determined by peak period traffic counts conducted by KLOA, Inc. on Thursday, February 27, 2020. To determine the Year 2026 no build volumes, existing traffic volumes were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on AADT projections provided by the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes were increased by a compound annual growth rate of 0.43 percent per year for six years (buildout year plus five years) for a total of 2.6 percent. To determine the Year 2026 total projected volumes, the estimated weekday morning and evening peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with a directional distribution based on existing travel patterns, as determined from the traffic counts. Further, the existing traffic utilizing the Metra access road was reassigned to the proposed access road. The development-generated traffic was added to the Year 2026 no-build traffic volumes to determine the Year 2026 total projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using the Synchro/SimTraffic 10 software. The analysis for the traffic-signal controlled intersection of Golf Road with S. Wolf Road were accomplished using field measured cycle lengths and phasings to determine the average overall vehicle delay and levels of service. Attachment 7 Page 41 of 47 The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing, Year 2026 no-build and Year 2026 total projected conditions are presented in Table A, included in the Appendix. Summary sheets for the capacity analyses are included in the Appendix. Evaluation The results of the capacity analysis indicate that overall the intersection of Golf Road with S. Wolf Road currently operates at LOS C during the weekday morning and weekday evening peak hour. As can be seen, all movements at the intersection currently operate at LOS E or better during both peak hours. Further, through movements on Golf Road operate at LOS C or better during the peak hours. Under Year 2026 no build conditions, this intersection is projected to continue operating at LOS C during both peak hours with increases in delay of less than two seconds. Furthermore, all of the approaches are projected to continue operating at existing levels of service. As previously indicated, as part of the proposed development a full movement access road serving the development will be provided in alignment with S. Wolf Road forming the fourth (north) leg of this intersection. This access drive will provide two inbound lanes and two outbound lanes striped to provide a shared through/left-turn lane and an exclusive right-turn lane. Further, an eastbound left turn lane and a westbound right-turn lane will be provided on Golf Road serving this access drive. When analyzing projected conditions, the following assumptions were made: •All traffic generated by the development as well as the Metra commuter lot was assumed to use the proposed access road opposite S. Wolf Road. •S. Wolf Road was assumed to be restriped to provide a shared through/left-turn lane and an exclusive right-turn lane •All approaches provide an exclusive right-turn lane and were assumed to continue to provide a right-turn overlap phase •When determining future traffic signal phasing and green times splits, adequate time was assigned to Golf Road through movements to ensure through movements operated at LOS C or better as Golf Road is an SRA route. •Northbound Wolf Road was given a protected lead phase in order to ensure northbound left-turn movements are able adequate time to turn on to Golf Road. Attachment 7 Page 42 of 47 Under Year 2026 projected conditions, and given the above assumptions, this intersection is projected to continue to operate at LOS C during the weekday morning and weekday evening peak hours. In addition, the northbound through/left-turn movement is projected to operate at LOS D during the peak hours with 95th percentile queues of less 210 feet, which can be accommodated within the existing turn lane. While southbound movements out of the site are projected to operate at LOS E, this is primarily the result of the long cycle length (140 seconds) and the fact that Wolf Road and Golf Road are major roadways and will continue to receive the majority of the green time. Further, southbound 95th percentile queues are not projected to exceed four to five vehicles which will be able to exit with each green phase. As such, Golf Road and Wolf Road will be able to continue to operate efficiently even with the addition of the proposed fourth leg. Conclusion Based on the proposed development plan and the preceding evaluation, the following conclusions and recommendations are made: •A full movement access road serving the proposed development as well as the existing Metra commuter parking lot is proposed off Golf Road opposite S. Wolf Road and will form the fourth (north) leg of the signalized intersection. •As part of the development, an eastbound left-turn lane and a westbound right-turn lane will be provided on Golf Road serving the proposed access road. •The existing access drive off Golf Road will be maintained and will be restricted to right turns outbound movements under stop sign control. •Assuming the provision of the recommended improvements, the intersection of Golf Road with S. Wolf Road will continue to operate at a good LOS with through movements on Golf Road continuing to operate at LOS C or better. Attachment 7 Page 43 of 47 15 19 DATE:JOB NO:FILENAME: 9575 W. Higgins Road, Suite 700, Rosemont, Illinois 60018 Phone: (847) 696-4060 Fax: (847) 696-4065 10891_ATURN 10891 AUTOTURN EXHIBIT- CUMBERLAND CROSSING DES PLAINES, ILLINOIS 09/01/2020 D e s P l a i n e s F i r e 3 C u s t o m D e s Pl ai n e s Fir e 3 C u st o m (c) 2 0 2 0 Transoft Solutions, Inc. All rig hts reserved. D e s P l a i n e s F i r e 3Custom(c ) 2020 Tr an soft So l utio ns , In c. A ll ri gh ts r es er ve d. NORTH N SCALE 1" = 20' 0 20 40 Lock to Lock Time Track Width : : : feet Des Plaines Fire 3 6.0 8.17 8.17 24.0012.08 47.17 Steering Angle 45.0: VEHICLE BODY ENVELOPE REAR TIRE PATH FRONT TIRE PATH VEHICLE ENVELOPES N:\Projects\10891\EXHIBITS\10891ATURN-exh.dgn ATURN__NORTH User=jckapustiak Attachment 8 P a g e 4 4 o f 4 7 712 DATE:JOB NO:FILENAME: 9575 W. Higgins Road, Suite 700, Rosemont, Illinois 60018 Phone: (847) 696-4060 Fax: (847) 696-4065 10891_ATURN 10891 AUTOTURN EXHIBIT- CUMBERLAND CROSSING DES PLAINES, ILLINOIS 09/01/2020 SOUTH NSCALE 1" = 20'0 20 40 Lock to Lock Time Track Width : : : feet Des Plaines Fire 3 6.0 8.17 8.17 24.0012.08 47.17 Steering Angle 45.0: D e s P l a i n e s F i r e 3 C u s t o m D e s P l a i n e s F i r e 3 C u s t o m (c) 2 0 2 0 Transoft S oluti o n s, Inc. All rights res erved. Des Plaines F i r e 3 Custom(c) 2020 Transoft Solutions, Inc. All rights reserved. VEHICLE BODY ENVELOPE REAR TIRE PATH FRONT TIRE PATH VEHICLE ENVELOPES N:\Projects\10891\EXHIBITS\10891ATURN-exh.dgn ATURN_SOUTH User=jckapustiak Attachment 8 P a g e 4 5 o f 4 7 Attachment 9 Page 46 of 47 414 E. Golf Road – Public Notice 414 E. Golf Road – Looking West Along Street at Side of Building 414 E. Golf Road – Looking Northeast at Property 414 E. Golf Road – Looking Southeast at Rear of Property A t t a c h m e n t 1 0 P a g e 4 7 o f 4 7 8 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: September 8, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Michael McMahon, Community & Economic Development Director Subject: Consideration of Final Plat of Subdivision at 290 Cornell Avenue, Case 20-036-FPLAT (7th Ward) Issue: The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines Subdivision Regulations to allow for the consolidation of three separate lots into two lots in the R-1 zoning district at 290 Cornell Avenue. Analysis: Address: 290 Cornell Avenue Owner: Lisa Burman, 606 Rambler Lane, Highland Park, IL 60035 Petitioner: Gary M. Rizzo, 1537 Ammer Road, Glenview, IL 60025 Case Number: 20-036-FPLAT Real Estate Index Number: 09-07-302-012-0000; -013; -023 Ward: #7, Alderman Don Smith Existing Zoning: R-1, Single Family Residential District Existing Land Use: Single Family Residence Surrounding Zoning: North: R-1, Single Family Residential District South: R-1, Single Family Residential District East: R-1, Single Family Residential District West: R-1, Single Family Residential District MEMORANDUM Page 1 of 15 Surrounding Land Use: North: Single Family Residence South: Single Family Residence East: Single Family Residence West: Single Family Residence Street Classification: Cornell Avenue and Stone Street are local roads. Comprehensive Plan: The Comprehensive Plan designates the site as Single Family Residential. Project Description: The petitioner Gary M. Rizzo, on behalf of Lisa Burman, is requesting a Final Plat of Subdivision for the Beverly Burman estate located at 290 Cornell Avenue. The subject property is 19,256-square feet (0.440 acres) in size and is comprised of three lots, which is improved with a single-family home on the north side of the property as shown in the Plat of Survey (Attachment 4). The petitioner proposes to consolidate the three lots into two lots and construct a new single-family home on the new southern lot as shown in the Proposed Site Plan (Attachment 6). The existing home on the property will remain as is. However, the width of the northern corner lot with the existing single-family home will increase to 59.78-feet and the southern interior lot will have a width of 60-feet as shown on the Final Plat of Subdivision (Attachment 5). Final Plat of Subdivision Report Name of Subdivision: Jay and Beverly Burman Subdivision Address: 290 Cornell Avenue Requests: Approval of Final Plat of Subdivision Total Acreage of Subdivision: 0.440 acres Lot Descriptions and Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing 19,256-square foot property being consolidated from three lots into two lots. The northern corner lot will have an area of 10,807-square feet and the southern interior lot will have 8,520-square feet. The Final Plat of Subdivision shows a 5-foot public utility easement and drainage easement at the rear, a five-foot public utility easement and drainage easement on the sides, and a 30-foot private building line in the front of each proposed lot. Compliance with the Comprehensive Plan There are several parts of the 2019 Des Plaines Comprehensive Plan that align with the proposed project. Those portions are follows: • Under Overarching Principles: o The Comprehensive Plan seeks to promote a wider range of housing options and to encourage the reinvestment and preservation of established Des Plaines neighborhoods through the addition of new housing to fit diverse needs. The proposal seeks to reinvest in this vacant lot and provide additional housing options in this established neighborhood. Page 2 of 15 • Under Land Use Plan: o A primary goal of the Comprehensive Plan is to preserve and enhance established single- family neighborhoods while also expanding newer housing options. The proposal matches the existing character of the neighborhood and provides modern housing options that are prevalent in the immediate vicinity. • Under Future Land Use Map: o The property is marked for Single-Family Residential land uses. These areas are designated for detached single-family residences to maintain and improve housing options for residents. The proposed use will transform an existing residential lot with one residence and provide an additional single-family housing option for the community as a whole. While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these developments to increase housing options for residents. The petitioner is proposing to take a 0.440-acre parcel with one residence and add another residence for the community. Recommendation: I recommend approval of the Final Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision Ordinance to allow for the consolidation of three lots into two lots of record in the R-1 zoning district at 290 Cornell Avenue. Planning and Zoning Board Procedure: Under Section 13-2-5 (Approval of Final Plat By Planning and Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to recommend approval, approval subject to conditions, or denial of the above-mentioned Final Plat of Subdivision request for the property at 290 Cornell Avenue. Attachments: Attachment 1: Project Narrative Attachment 2: Location Map Attachment 3: Plat of Survey Attachment 4: Proposed Site Plan Attachment 5: Final Plat of Subdivision Attachment 6: Final Engineering Drawings Attachment 7: Site and Context Photos Page 3 of 15 Gary M. Rizzo 1537 Ammer Road Glenview, IL. 60025 Tel. 847.275.3469 E mail. grizzo@comcast.net Re: 290 Cornell Ave. Des Plaines, IL 60016 PROJECT NARRATIVE The request is for a simple subdivision of land from the existing 3 parcels (which contains one existing home) into 2 parcels. One parcel would retain the existing home. The second parcel would be vacant and available for development of a single family residence. Both contemplated lots conform to minimum lot sizes for the zoning classification and are consistent with other development in the neighborhood. The existing home needs work to be brought up to modern standards and will be sold to a developer to be renovated. The vacant lot resulting from the subdivision provides an opportunity for a builder or user to purchase the vacant lot and construct a new home. This would add a quality new construction to the neighborhood, evincing confidence in the area and supporting investment in existing homes. There is no immediate plan to develop the vacant lot. Thus the site plan included in the engineering submission is not specific to a particular proposed structure. When the lot is purchased for development by a homebuilder or user, the site plan and landscaping proposed in conjunction with construction of a single family residence would have to comply with City of DesPlaines ordinances. 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1   &%, At t a c h m e n t 6 Page 12 of 15   &%,1  At t a c h m e n t 6 Page 13 of 15   &%,1  At t a c h m e n t 6 Page 14 of 15 290 Cornell Ave – Public Notice 290 Cornell Ave – Looking West at Property 290 Cornell Ave – Looking South at Front of Site 290 Cornell Ave – Looking Northwest at Rear Yard A t t a c h m e n t 7 P a g e 1 5 o f 1 5