AGENDA MEETING OF THE HIGHWOOD PLANNING AND ZONING COMMISSION Wednesday, July 20, 2016 6:30 p.m. Meeting Meeting will be held at Highwood City Hall 17 Highwood Avenue - Highwood, Illinois I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES i. June 8, 2016 IV. SCHEDULED BUSINESS i. 546 Green Bay Road – Planned Unit Development ii. 523 Bank Lane – Zoning Variation From Section 11-6-2C of the Special Use Matrix V. ADJOURNMENT CITY OF HIGHWOOD PLANNING & ZONING COMMISSION Public Hearing Wednesday, June 8, 2016 6:30 PM Property in 546 Green Bay Road Question 16-15-207-027 16-15-207-011 Owner: Wintrust Financial Corporation Applicant: Highwood Property Investors LLC/FIDES Capital Partners LLC Zoning District B-1 Retail Business District R-3 Residential Duplex Dwelling Request: Petition for a Planned Unit Development Summary: The Petitioner, Highwood Property Investors LLC/FIDES Capital Partners LLC has submitted a petition for a planned unit development. The development is a four story residential development of 28 total units consisting of 16 two bedroom units and 12 one bedroom units. The site plan demonstrates the development utilizing 24 onsite parking spaces in addition to 13 existing on- street spaces along Washington Avenue adjacent to the development. Staff Review and Comment: In the Downtown Projects Guidebook recently approved by the City of Highwood, these parcels fall within the Green Bay Road District. This district states that “Well established and successful existing businesses should remain, but other uses, such as office and residential buildings, should be considered.” Further in the report, stand-alone apartment buildings are recommended for heights up to four stories, which match the existing properties on Lake View Avenue, with heights of four to seven stories recommended for mixed-use buildings to generate viable development economics. While the Green Bay parcel is currently in the B-1 district, adding additional commercial or office space may not be justified due to existing vacancies. The added density of 62.2 units per acre may serve to create additional support to fill these vacancies and increase the feasibility of other sites closer to the train station and downtown core. The greatest challenge with this particular development is providing sufficient parking for tenants and guests. The Planning & Zoning Commission and City Council recently approved another development on Webster & Clay with parking sufficient for 1.2 spaces per unit. These reduced parking requirements were recommended in the Downtown Projects Guidebook for certain sites and it is common for municipalities to have reduced parking requirements for Transit Oriented Developments with accessibility to public transportation. This calculation would require 34 spaces on the property, of which 24 are onsite and 13 are on Washington Avenue. Staff has been informed the 13 spots on Washington Avenue were previously dedicated to Scornavacco’s, the former business located on site. Additionally, Staff would recommend modifying the parking restrictions on the East side of Green Bay Road adjacent to the railroad tracks. Along Lakeview Avenue and Clay Avenue, near development of a similar scale, the City allows for overnight permitted parking at a rate of $90 per quarter. This project is not anticipated to generate the need for these additional spots but this would offer an additional alternative for tenants of this building or other nearby residents while filling underutilized spaces. 1 Public Comments Received: No written comments have been received regarding this petition. If the Planning & Zoning Commission considers recommending the granting of a variance the following minimum conditions would be recommended: Conditions: 1. Engineering plans must be reviewed and approved by the City’s engineer to appropriately address any stormwater concerns on the property. 2. This project must be reviewed by the Appearance Review Committee to ensure compliance with the Appearance Review Code. 3. That the Petitioner shall comply with such other or appropriate requirements imposed by the City for the proposed improvements including but not limited to recommendations of the Appearance Review Committee, City Engineer, City Planner, City Building Consultant and/or City Staff for the construction and maintenance of the proposed improvements on the premises. 4. That the Petitioner pays all costs incurred by the City of Highwood for the zoning proceedings and any costs incurred by the City of Highwood related to the processing, review and enforcement of this proposal. Submitted by Scott Coren, City Manager 2 Planning Department PETITION FOR PLANNED UNIT DEVELOPMENT 17 Highwood Avenue, Highwood, IL 60040 (Phone) 847.432.1924 (Fax) 847.432.0735 City of Highwood SECTION I: DEVELOPMENT INFORMATION 1. INDEX INFORMATION: (To be completed by City Staff) Application Number: __________________________________________________ Title: _______________________________________________________________ ____________________________________________________________________ Date of Submission: ___________________________________________________ 2. BACKGROUND INFORMATION: (All correspondence will be sent to the petitioner) a. Petitioner: _Highwood Property Investors LLC / FIDES Capital Partners LLC_ Address: _225 E. Deerpath Road, Suite 134 City: Lake Forest State: _IL Zip: 60045 Telephone: 847-274-3544 _ Fax Number: ______________________________________________________ Email Address: [email protected]____________ _ b. Relationship of Petitioner to Property: Future owner & developer of 542-546 Greenbay Road (parcel under contract) c. Current Owner of Property: FCBT Holdings, LLC, Series 546 Green Bay __ Address: Wintrust Financial Corporation 9700 West Higgins Road, Suite 650 City: _Rosemont State: IL Zip: 60018__ _ Telephone: ___Chris Swieca 847-939-9083______________________________ Fax Number: ______________________________________________________ 3. APPROVALS REQUESTED _ Site Plan Approval _ Rezoning (1) Parcel A: ____ acres from ____ to _____________ (2) Parcel B: __ __acres from _____________to_______________ _____Special Use _____Variation(s) _ X Other: ___PUD___________________________________________________ 4. SUMMARY OF REQUESTED ACTIONS: ______Height variation and inclusion of 13 public street parking spaces as part of the parking space per unit requirement. __________________________________________________________________________ __________________________________________________________________________ ___________________________________________________________________________ 5. PROJECT STAFF: Developer: _Gregg Handrich (FIDES) Phone: _847-274-3544_ Engineer: ___Pat Bleck___________ Phone: ____________ _ Architect: ___Bob Bleck___ Phone: _847-247-0303_ Landscape Architect: ____________ Phone: __________________ 6. DESCRITION OF SITE: a. Location (address): 542-546 Greenbay Road, Highwood, IL 60018_ b. Comprehensive Plan Designation: ___________ _ c. Existing Zoning: _______________B-1____ _ d. Existing Land Use: Vacant Land e. Existing Structures: None _______________________ _ f. Significant natural amenities (slope, vegetation, water bodies, rock outcropping, etc.) None _ g. Flood plains and other development restrictions: None _ _ 7. CHARACTER OF SURROUNDING AREA: Zoning/Jurisdiction Land Use North R-3 Residential South B-1 Residential East B-2 Commercial West R-3 Residential 8. PUD INFORMATION: Land Use breakdown: Parking/Landscaped Residential Commercial Industrial Institutional Other Total Area No. of .17 .28 .45 acres Percentage 38% 62% 100% of total Residential Density: Number of Type of Unit Net Acres Net Density Gross Acres Gross Density Units Single-family Townhome Condominium Apartments 28 .45 62.2 .45 62.2 Total 28 .45 62.2 .45 62.2 Net acres = land development for that land use type not including right-of-way Net density = number of units/net acres Gross acres = land designated for that land use type including right-of-way Gross density = number of units/gross acres 9. VARIATIONS: List and justify any requested variation(s) from the (a) Zoning Ordinance and (b) Subdivision Control Ordinance (attach additional pages if necessary): ________________________________________________________________________ 10. LIST OF REQUIRED EXHIBITS FOR CITY DEPARTMENTAL REVIEW A. Plat of Survey ____ B. Location Map ____ C. Existing Conditions Exhibit ____ ! Existing topography ! Significant environmental features (wetlands, floodplain, streams/creeks, lakes/ponds, drainage ways, trees and vegetation) ! Existing structures ! Location of existing public and private utilities (overhead or underground) D. Site Plan, including data table listing the following: ____ ! Site Area ! Building Area ! Open Space ! Parking (# of spaces, including accessible spaces) ! Units of Proposed Uses (e.g., # of residential units; # of sq ft of retail or office) E. Engineering Plans ____ ! Grading Plan ! Erosion and Sediment Control Plan (can be combined with Grading Plan) ! Stormwater Drainage and Detention Plan ! Utilities Plan ! Wetland Protection Plan, if applicable ! Floodplain Development and Protection Plan, if applicable F. Architectural Plans ____ ! Building Elevations ! Floor Plans ! Color 3D Architectural Renderings (street level views) ! Materials list and samples G. Landscape Plan ____ H. Lighting Plan ____ I. Traffic Impact Study ____ J. Market Study ____ K. Fiscal Impact Analysis (impacts on City, schools, taxes, and other taxing districts) ____ L. Schedule (Phasing Plan)