Village of Glenview Plan Commission STAFF REPORT January 22, 2019 TO: Chairman and Plan Commissioners CASE #: P2018-047 FROM: Community Development Department CASE MANAGER: Tony Repp, Senior Planner SUBJECT: Planned Development Amendment and Final Site Plan Review ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Village Board of Trustees APPLICANT / CONTACT: Hanson Landscape PO Box 307 Big Rock, IL 60511 OWNER: Marquette Management 135 Water Street, 4th Floor Naperville, IL 60540 LOCATION: PROJECT NAME: 1900-1920 Chestnut Avenue Valley Lo Towers PROPOSAL: PROPOSAL: The petitioner, Marquette Management, represented by Hanson Landscape, requests an amendment to Village of Glenview Ordinances No. 2627, 2626, 2817, and 2841 to allow site plan alterations to permit the addition of various accessory structures including sport courts, dog runs, patios, and other structures within the P-D Planned Development Residential District. Final Site Plan Review is also requested. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN (S): 04-26-100-052-0000 Current North East South West Glenview R-18 PD Planned Development Residential District Glenview P-1 Public Lands District Glenview Planned Development Residential District Glenview RT-8 Multi-Family Residential District Glenview R-18 Multi-Family Residential District AERIAL PHOTOGRAPHY: 2
Project Summary BACKGROUND: The development of the subject property was originally approved via Ordinance 2627 and subsequently amended by Ordinances 2817 and 2841. The development, commonly known as Valley Lo Towers, is separated into condominiums and rental apartments. The proposed amenities would be located on the rental apartment property. The condos and apartments have a shared usage and maintenance agreement regarding amenities. PROPOSAL: The petitioner, Marquette Management, represented by Hanson Landscape, requests an amendment to Village of Glenview Ordinances No. 2627, 2626, 2817, and 2841 to allow site plan alterations to permit the addition of various accessory structures including sport courts, dog runs, patios, and other structures within the P-D Planned Development Residential District. Sports Courts: The applicant is proposing to install a bocce ball court and bags game on the property. Both would be adjacent to the pool house and tennis court. The bocce ball court would be an area with wooden borders and an aggregate playing surface. The bags game would be permanently set on an aggregate stone surface. These structures are located at setbacks of 22.50 and 14.37 feet from the east property line, respectively. The required setback for sports courts in a standard zoning district is 10.0 feet from any rear or interior side property line. The existing tennis court is situated approximately 13.0 feet from the north property line. Most improvements on this site were improved and installed prior to the adoption of the current iteration of the Planned Development ordinance. In accordance with the requested Planned Development, relief is requested to allow the proposed sports courts within the required buffer yard at the setbacks listed in this section. Dog Run: The applicant is proposing the installation of a dog run area with obstacles on the north side of the property. The dog run would be fenced with a 5.0 foot tall faux wrought iron fence and would feature several obstacles and a sanitation station for the disposal of pet waste. The proposed dog run would be located at the northern property line with no setback. In accordance with the requested Planned Development, relief is requested to allow the proposed pet run within the required buffer yard and at a setback of less than 10.0 feet, as required. Landscaping alterations: Landscape improvements are proposed in three (3) locations: Landscape improvements adjacent to the front entrance of the 1900 Chestnut building; Landscape improvements adjacent to the front entrance of the 1910 Chestnut building; and Numerous landscape improvements adjacent to the pool and club house as well as the addition of a patio and fire pit to the north of the existing clubhouse. 3
POTENTIAL NEIGHBORHOOD IMPACTS: Staff has spoken with the management company for the condominiums. No formal complaints have been registered. The maintenance and use of these areas is subject to a private agreement between condo owners and the entity which owns the apartments upon the subject property. Planned Development PLANNED DEVELOPMENT ZONING: The purpose of the Planned Development (PD) District is to facilitate a more creative and efficient use of land than would otherwise be possible under traditional zoning regulations (Sec. 98-491, Municipal Code). PDs typically include a mix of product types (horizontal or vertical) that when applied against their respective traditional zoning districts would create multiple variations. Other factors necessitating a PD include a unique product type, unusual parcel configuration, or environmental features of a site. While some would suggest PD zoning is a method to gain multiple variances for higher density developments, the Village has the additional authority to tailor a PD by imposing conditions to offset any development impacts. Traditional zoning establishes bulk and scale requirements in order to separate structures/uses and limit nuisances. Created in 1966, the PD district works differently by establishing a perimeter yard based on the height of structures to create a buffer area between adjacent properties. Inside of the perimeter yard there are no bulk and scale zoning requirements to follow, which allows flexible and variation-free developments controlled by site plan review criteria rather than by lot sizes and building setbacks (bulk and scale requirements). Sometimes variations from the perimeter yard or other PD standards may be requested to account for unique building types or designs. To gauge compatibility, site plans within a PD are evaluated against other similarly scaled projects. Through the greater flexibility of a PD, creative developments can be permitted through site plan specific approvals that ensure site planning best practices are achieved. The required perimeter yard for any and all structures on a site with buildings over 35.0 feet in height is 50.0 feet. The sports courts, dog run and patio will all encroach into this required perimeter yard. 4
Final Site Plan Review FINAL SITE PLAN COMMENTS: The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. The following is a summary of issues to consider when evaluating compliance with the Site Plan Review Ordinance Criteria: BUILDING AND STRUCTURE LOCATION All proposed structures would encroach within 50.0 feet of property lines. The sports courts would be located in an area adjacent to the tennis court and clubhouse which are already used for outdoor activities. The applicant should elaborate on any design considerations put in place with respect to the dog run and the handling of pet waste, stormwater runoff, and noise. LANDSCAPING The proposed landscape improvements are mostly limited to the reprogramming of existing planting beds to feature shrubs, grasses and perennials. Several decorative trees will also be planted in adjacent to the building entrances. The tree species in these areas are meant to have a narrower design so as not to interfere with the adjacent building. Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The existing land use complies with the prescriptions of the 2017 Comprehensive Plan. Official Map Yes The existing zoning complies with the zoning prescribed by the Official Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A - Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Sidewalks are provided throughout the site and along Chestnut Avenue. The GNAS Design Guidelines N/A - 5
PROJECT TIMELINE: A. 11/09/18 Application Submitted B. 11/22/18 Public notice published in the Glenview Announcements C. 11/22/18 Public notices mailed to surrounding property owners D. 11/22/18 Public notice sign posted upon the subject property E. 12/11/18 Plan Commission Meeting (Continued without Discussion) F. 01/08/19 Plan Commission Meeting (Continued without Discussion) G. 01/22/19 Plan Commission Meeting H. 01/23/19 Appearance Commission Meeting I. TBD First Consideration by Board of Trustees J. TBD Second Consideration by Board of Trustees REQUIRED APPROVAL(s): The following chart details the necessary required approvals: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy 6
Attachments ATTACHMENTS: 1. Sample Motion 2. Public Notice 3. Ordinance 2626 4. Ordinance 2627 5. Ordinance 2841 6. Petitioner s Application and Exhibits 7
Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition for Planned Development Amendment and Final Site Plan Review Approval which demonstrate compliance with Chapter 54 and Chapter 98, Article II of the Municipal Code, I move in the case of P2018-047, Valley Lo Tower (the Subject Property ), that the Plan Commission recommends the Village Board of Trustees grant approvals in accordance with the following: 1. A Planned Development for the Subject Property as originally authorized by Village Ordinance # 2626 and amended by Village Ordinances #2627, 2841 and 2827 is hereby amended to permit the addition of various accessory structures including sport courts, dog runs, patios, and other structures, in accordance with the following conditions: i. To allow sports courts to be located within the buffer yard at a setback of no less than 13.0 feet from the north and east property lines; ii. To allow a dog run to be located within the buffer yard at a setback of 0.0 feet from the north property line; iii. The conditions of Village Ordinances #2626, 2627, 2827 and 2841 still apply; and iv. The documents referred to in Section 1 Final Site Plan Review. 2. Final Site Plan Review approval for the Subject Property, in accordance with the following exhibits prepared by Hanson Landscape: i. Site Plan dated 12/04/2018; ii. Building 1900 and 1920 Landscape Plans dated 11/29/2018; iii. Clubhouse Landscape Plans dated 11/29/2018; and iv. Dog Park Plan dated 11/29/2018. 3. To allow a period of up to twelve (12) months from the date of this Ordinance for the issuance of a building permit for construction of the aforementioned improvements, or the final site plan and planned development amendment approvals shall be rescinded. 8
PROPOSED PLANNED DEVELOPMENT AMENDMENT VILLAGE OF GLENVIEW PUBLIC NOTICE P2018-047 Notice is hereby given that a public hearing will be held by the Glenview Plan Commission to consider a petition for a Planned Development Amendment to Glenview Ordinances No. 2627, 2626, 2817, and 2841. The public hearing will be held on Tuesday, December 11, 2018 at 7:00 p.m., in the Glenview Village Hall at 2500 East Lake Avenue, Glenview, Illinois. The property involved is commonly known as 2000 Chestnut Avenue and 2020 Chestnut Avenue, otherwise known as the Valley Lo Towers, and are legally described as: LOT 1 IN THE VALLEY LO TOWERS RESUBDIVISION BEING A RESUBDIVISION OF LOT 2 IN KROHN S RESUBDIVISION NO.2, BEING A SUBDIVISION OF LOT 1 IN THE KROHN S CHESTNUT AVENUE SUBDIVISION OF PARTS OF THE NORTHWEST QUARTER OF SECTION 26 AND THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. The petitioner, Marquette Management, represented by Hanson Landscape, requests an amendment to Village of Glenview Ordinances No. 2627, 2626, 2817, and 2841 to allow site plan alterations to permit the addition of various accessory structures such as sport courts, dog runs, patios and other structures within the P-D Planned Development Residential District. Final Site Plan Review is also requested. All persons interested should attend and will be given an opportunity to be heard. For further information, please call Tony Repp, Planner at (847) 904-4309. ATTEST: Jeff Rogers Planning Manager Publication Date: November 22, 2018 Glenview Plan Commission Steve Bucklin, Chairman 9