Loading...
2022-03-16 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Village of Buffalo Grove Fifty Rauppburp Blvd g Buffalo Grove,IL 60089-2100 Planning and Zoning Commission Phone:847-459-2500 Regular Meeti ng March 16, 2022 at 7:30 PM I. Call to Order II. Public Hearings/Items For Consideration 1. Consider a Variation for a Proposed Addition Which Encroaches into Rear Yard Setback at 414 Lamont. (Trustee Johnson)(Staff Contact: Nicole Woods) 2. Consider a Variation for a Roofed Over Front Porch at 556 St Marys Pkwy. (Trustee Pike)(Staff Contact: Nicole Woods) III. Regular Meeting A. Other Matters for Discussion 1. Workshop-Proposed Multi-Family Development at 16606 W Highway 22, Prairie View(Fiore Property) (Trustee Johnson)(Staff Contact: Nicole Woods) B. Approval of Minutes 1. Planning and Zoning Commission -Regular Meeting-Jan 19, 2022 7:30 PM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions IV. Adjournment The Planning and Zoning Commission will make every effort to accommodate all items on the agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of matters to another meeting should the discussion run past 10:30 p.m. V. Action Items The Village of Buffalo Grove, 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 this meeting or have questions about the accessibility of the meeting or facilities, contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable accommodations for those persons. 2.1 ........................................T ............................... Action Item : Consider a Variation for a Proposed Addition Which Encroaches into Rear Yard Setback at414 Lamont. .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation of Action Staff recommends approval,subject to the conditions in the attached staff report. The Petitioner is requesting a variation for the purpose of constructing the proposed sunroom addition, which encroaches into the rearyard setback of the subject property. ATTACHMENTS: • Staff Report (DOCX) • Plan Set (PDF) Trustee Liaison Staff Contact Johnson Nicole Woods, Community Development Wednesday, March 16 2022 Updated: 3/11/2022 4:19 PM Pagel Packet Pg. 2 VILLAGE OF BUFFALO GROVE Il g PLANNING&ZONING COMMISSION STAFF REPORT c MEETING DATE: March 16, 2022 0 E M J SUBJECT PROPERTY LOCATION: 414 Lamont Ter PETITIONER: Allen and Sharon Singer `d Y V PREPARED BY: RatiAkash,Village Planner a� REQUEST: A variation for the proposed sunroom addition which encroaches into the rear yard setbackof the subject property. a� EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently 0 zoned R5. d t COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property U M and the immediate neighborhood to be single-family detached. ° c w s s PROJECT BACKGROUND ! proposed Y @��+I ���ire The Petitioner is requesting a variationforthe purpose of constructing rd�� s ���'t` �'"ors �'P"'°� o the ro osed sunroom addition which encroaches into the rear and setback of the subject property. The R5 Zoning Code requires a 35' Q rear yard setback, and hence a variation is required to install the v0, 0 sunroom addition. 0. a PLANNING&ZONING ANALYSIS 0 o w • The subject property has an existing patio in the rear yard and the c sunroom addition will be constructed west of the patio. , � • The proposed sunroom addition will be located in the rear yard of the subject property. 0 I Ul C • This proposed sunroom addition measures 14' in length and 12' 0 U in width, with is a total area of 168 square feet. L 0 CL • This expanded sunroom addition will encroach approx. 5'-5' into the required 35' rear yard setback. �, `" 9 Proposed p Sunroom • The proposed sunroom addition will be located approximately ; 29'-7"from the rear property line. E s ca a Packet Pg. 3 2.1.a • The Planning and Zoning Commission is allowed to grant sunroom additions which encroach up to 33% into the depth of the required +; rearyard depth of the setback. In this case the proposed sunroom - Y p p p rearyard encroachment of 5'-5"constitutes 15%of the required 35' q E rearyard setback and meets the requirement. ` Variations requested " A rear yard variation from Section 1Z40.020 from the Buffalo Grove Zoning Code to allow the encroachment of a sunroom addition. The following is a recently approved setback variations for rearyard setback variations: (rz9.uroC< (Q w O Address Sunroomaddition Percentage encroachment c encroachment 1566 Countryside 11'-6" 32% U �a 67 W Fabish 5'-4" 18% ° 425 Mayfair 13'-4" 33% w s 860 Holly Stone Lane 10, 33% s 958 Parker Lane 5'-6" 17% c 2324 Acorn Place 12' 30% Q DEPARTMENTAL REVIEWS y Village Department Comments Q, Engineering The Village Engineer has reviewed the proposed sunroom addition,and ° a does not have any engineering concerns with the location of the L proposed sunroom. ,o c 0 SURROUNDING PROPERTYOWNERS L Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was j posted on the subject property.The posting of the public hearing sign and the mailed notifications were L completed within the prescribed timeframe as required.As of the date of this Staff Report, the Village has received two calls inquiring about the proposed rearyard setback variation, however no objections were = expressed. v L 0 Q. N� L7� STANDARDS �a The Planning & Zoning Commission is authorized to grant variations of the Zoning Code based on the following criteria: d E 1. The plight of the owner is due to unique circumstances; 2. The proposed variation will not alter the essential character of the neighborhood; a Packet Pg. 4 2.1.a 3. There are practical difficulties or particular hardships in carrying out the strict letter of this Chapterwhich difficulties or hardships have not been created by the person presently having an +; c interest in the property; and, 0 4. The proposed variation will not be detrimentalto the public health safetyand welfare. E J The petitioner has provided a written response to the standards for a variation which are included in this packet. a Y V STAFF RECOMMENDATION Village staff recommends approval for the purpose of constructing a sunroom addition that would in encroach 5'5"intothe rearyard setback: L 1) The proposed sunroom addition shall be installed in accordance with the documents and plans a� submitted as part of this petition. 0 c ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation.The PZC shall make a final decision on whether or not to approve the variation. c L V Suggested PZC Motion w PZC moves to grant a variation to Section 17.40 of the Buffalo Grove Zoning Code to allow for a proposed sunroom addition in the rear yard which encroaches 5'-5"into the required rear yard setback on the subject property. The sunroom shall be constructed in accordance with the documents and plans subm itted as part 0 of this petition. Q m N O CL O L a L O W O yr L L O .y C 0 U L 0 a N(D L7� d E t V a Packet Pg. 5 2 L2 To: Planning and Zoning Commission 0 This is regarding the variance required for a sunroom/addition at 414 Lamont Terrace E in Buffalo Grove. We have lived at this address for 32 years. Our original family of four has grown to a family of nine. Due to a very small kitchen, it is not possible to have our family over for meals. Our dining room is currently being used for a work-at-home office. We plan to e use the addition for an eating area. Adding a sunroorn measuring 12x14 would extend (0 the space in our kitchen in order to accommodate our family. Without this extra space, 72 we would have to look to move to a new home, which we would prefer not to do. We kindly ask that you grant us this variance so that we can enjoy meals with our growing family. Thank you very much, J, Sharon and Allen Singer 414 Lamont Terrace, Buffalo Grove, IL 60089 CL 2 co .02 C 0 co co cu cu co 11 co U Packet Pg. 6 2.1.b PLAT ---Or SDRVEY THE NORTHERN COUNTIES GROURIG. Z. SLJRV 12� �s, 456=n m J T + Ct r-in 7 a<' r'rr /7;r..lt 7( 7'f ` 1r er79 u ,arLar 1vislrrrr rrr 11'Q r 7 1r 0 v 56C&earr 2r, rrrueanshlp r7 i r"p�°vrl 7l? 4xra�7f,11,1`i' f of t1je 7"hr'rry principal r° rear ld a"d car? 0CC r d1njr Y 10 ia*rd., 101 117prrwof relcor 'sd a$I)or-crsr ent Alurr ber i97677"In i ake COtot/,Dfr 01'S, m a) U) L � L tQ cry JCp" LL C.A6J Annv . mA{ ........ ........ _....... __ ,, 1 r_ � 8 b O i L v k LU a ax: ' i � zI Q � I Q. r _ _ L Ems 00 ...mm~..., .s _ d r"his sur"j,hss b~modo 10,use in c'o'nnootlon " _ ., ', .... _. ✓ O MYrth R.r AI AkR'YMYPAI *r NnDrtgAV*#*An tronssct'itan and is not to be ornd for gonsomorlon. a.xm«axrre ": O nmrnW rF'v iatw- rwx vruvaW..q: �.A114ONT TERRACE O R !a E w �,. m.arWreren m at L t... . � O r r <s as r U G.'MCA, "✓' aw ,1^.tNs'G`" rrt` a"'E a) SCALE d INCH EQ9Sd`;L I!A.F ET z^ �.k THENORTH MN N t UL�t�'TWS r r � g dr9r ,S r�r7;r�t�'r C t rrz °�,'' ,�t+Tu a Ce nX' WC. Esa,ue:. 6 da�@•,"w" J ath& +R^ /k Sc I UNG.e <O x a, reaK s w u r+Pa anWrn. r m.nwx T" .. rara„crwiwfe""4au err AND a1 a,AeI P r HEREON fl,NAWpl "wORDERED "� er SErey d 3 Er e fat"t`e a d E ORDER PC _. ,fP 4.1„ ✓" x M aM"l r W DRAWN BY "• d' 8 Yd'ftl.d ILLANWS CHE,CKED BY, 'C/ r .:.i os j, pot Al r"""" ^E t tl la "atr G .r3,tr,, 11 IESI tM V %d't""" 11.Lry4'TE 4a cYwzt a� % m S �p,✓, u m FC. .i ,�. .Ff o.�,. A"(n u c rd^ii41 G f 1 � � „»«m .R�r44r Pea wew,,,ana,�,.w. »w,.rwwu` w.,� nmwaN�m Q Packet Pg. 7 2.1.b Response to Standards 1. The plight of the owner is due to unique circumstances; c 0 E Your Evidentiary Statement: We have lived at this address for 32 years. Our original family of four has grown to a family of nine. Due to a very small kitchen, it is not possible to have our family over for meals. Our dining room is currently being used for a work-at-home office. We plan to use the addition for an eating area. Adding a sunroom measuring 12x14 would extend the space in our kitchen in order to accommodate our family. Without this extra space, in we would have to look to move to a new home, which we would prefer not to do. L R 0 .y d t V O L V W t V 2. The proposed variation will not alter the essential character of the neighborhood; c 0 Your Evidentiary Statement: No Q m N O CL O L a L O W 3. There are practical difficulties or particular hardships in carrying out the strict letter of c this Chapter which difficulties or hardships have not been created by the person presently having an interest in the property; and, Your Evidentiary Statement: We have lived at this address for 32 years. Our original family of four has grown to a family of nine. Due to a very small kitchen, it is not possible to have our family over for 0 meals. Our dining room is currently being used for a work-at-home office. We plan to use the addition for an eating area. Adding a sunroom measuring 12x14 would extend in the space in our kitchen in order to accommodate our family. Without this extra space, we would have to look to move to a new home, which we would prefer not to do. a as E M U a Packet Pg. 8 2.1.b Z c 0 E M J Y V 4. The proposed variation will not be detrimental to the public health safety and welfare. CO Your Evidentiary Statement: No M L R O .y d t V O L 0 C W t V s c 0 Q m N O CL O L a L O W C O yr �L L O .y C 0 U a� c M a c a� E z U a Packet Pg. 9 ('�uoweI 6441e MveglaS wA a21 o4u,sayaea,u3 4,.yM uop pptl p so dad e jj peueA a japisuoO)7aS ueid'4uaw4ve4jy J f; t f; J r,j l ii f; J/ // y l i 1 ,,,i I „v OL9Z—Z9S (OZ9) XYH 0062—Z99 (OH) Hd n—Noisin3a 133HS 3-l111 92109 SIONITI `09d01HO 1SIM oisinaa aaNmo zz—ax—xo a—Noisin3a waoo SIONI��I `3AO�JO OldHHflB E:l IN0] 3N2OH1M0H 0081 [z—tz—Ix Noisin3a waoo 2l 1NOWb� tilt all SiOIIIHO�V SIIGNV�O lAw �3i°a°w �'Wa3d3�ss, NOUIGOV HHHOd NAS P i o ,n N - --- E E E o b E L g.V"Q,@ �a a§ s �e €M w S o a Q TEo o§ o =2 2s E"Ai o=„ '�g5m¢ n ow U m s 04 .d E E a I I I W °II a m 5€ �„ Q - k �Fw �3988 �_ss s .n QQ Q Q U rvrvrvrv��c wwrvrvmmm z 3 P § § '�b bk s a w Ml ep fl, :=g�.3 - - - k�@ gEapa_....a a 3 swam 8 -if fn "..�..�I..p�...:;:E sa.b,.Ee �.�..E. sa.�_.... 6� �Fe..� - .. 71. g w = sS,z�s6 1 4B 6E fi €F < 5 @ € d 6� R 2 i ° $ ; €. +.€ ��wt M, a N N .? a AP s a allo a un s w hE ^aS35e "° 3zb -a€-x- £€j � eg a8 — �30 _off aom4 �g o JAM e£ zmo - a g3 9 6 - s" __ d m; s a o ps g '._ pe mw §_.__a Ve ° s N q o.,0�a ff m �� - b o d '''b Rd..i Op`E - i” v§ � � a 3r fi T 6 5 t Y 4� a as anK6 via d,a �g § ag g s N w �sos eaaaa _ eras „E oxen—aee (oxe) xex 0062—Z99 (OH) Hd t—NolslA3 a 92109 SIONITI `09d01HO 1SIM olsln3a a3Nmo3a ao zN zz—av—vo a—Nolsln 3o SIONI��I `3AOxJO O�dHHflB � E:l IN0] 3N2OH1M0H 0081 [z-3z—Iv NOISIA3a 3aoo 2l 1NOWb� tilt ° all SiOIIIHO�V SIIGNV�O lAw �3l°a°` �IWa3d3�ssl NOUIGOV HHHOd NAS m cD z �S a-, ttL _^Jn riL�_ Jn II ti 3 w � — �i aN�rod..l�3�arod I -- I ^ J -- 0 \�•I W `J II U '• U a o F I wn F - Z I � I � j Z I QE. F NEW Avvvv.�..Y VIc-- £LOV AAAAAA E LE L�cE r w � g w J 8 ovn a I n m mo - °°s ER I - II Q - r N � -_° _a a Y�� I my _ eE I 5a mm a mw' n ma m �m wm �o«mo 5� boa m „m a �o �3 e_ rQ� „v oxen—aee (oxe) xex 0062—Z99 (OH) Hd t—NolslA3a 92109 SIONITI `09d01HO 1SIM olsln3a a3Nmo zz—a�—�o a—Na a 34 o SIONI��I `3AO O OidHH 8 zM E:l IN0] 3N2OH1M0H 0081 [z-3z—IL NOISIA3a 3oo0 2l 1NOW tilt 'Oil SiOIIIHO�V SIIGNV�O lAw �3l°a°` �IWa3d3�ssl NOUIaG HHHOd NAS Im G u1 I I � � I __ ----� Ji—hII z G BE 0 _I —D LU a =a xN Z Elr� -- J _II � Ot T ,,. oxen—aee (oxe) xex 0062—Z99 (O9) Hd t—NoIs A3a 92109 SIONITI `09d01H0 1SIM oisin3a a3Nmo zz-a�—�o a-Nast a 34 o SIONI��I `3AO O OidHH 8 IN0] 3N2OH1M0H 0081 [z-3z-IL Noisin3a 3000 2l 1NOWb� tilt m 'Oil SiOIIIHO�V SIIGNV�O lAw �3l°a°` �'Wa3d3�ss, NOUIGOV HHHOd NAS HE =e € = LLe o E 3g4m+oa E U zno¢rrc � 03o �igm.Kop a.9 \J Ada � 8 O 4 O m O (1O^1 O H �l N N w v Q a � O (x . LLJ J Q x w oX m Oa � < fig`-- 2.2 ........................................T ............................... Action Item : Consider a Variation for a Roofed Over Front Porch at 556 St Marys Pkwy. .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation of Action Staff recommends approval,subject to the conditions in the attached staff report. The Petitioner,who resides at setback 556 St Marys Pkwy, is proposing to make improvements to their home. These improvements include a roofed over front porch which requires a variation for encroaching into the front yard setback. ATTACHMENTS: • Staff Report (DOCX) • Plan Set (PDF) Trustee Liaison Staff Contact Pike Nicole Woods, Community Development Wednesday, March 16 2022 Updated: 3/11/2022 2:37 PM Page 1 Packet Pg. 15 VILLAGE OF BUFFALO GROVE Il g PLANNING&ZONING COMMISSION STAFF REPORT MEETING DATE: March 16, 2022 SUBJECT PROPERTY LOCATION: 556 St Marys Pkwy PETITIONER: Igor Roma nowski PREPARED BY: RatiAkash,Village Planner a REQUEST: A variation for a for the purpose of constructing a roofed over + porch that would encroach into the front yard setback. Cn EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently LO W zoned R5A. "' �a COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property i 0 and the immediate neighborhood to be single-family detached. a i d 0 d 0 PROJECT BACKGROUND a0, �a The Petitioner is proposing to make fagade improvements to their home, which includes expanding the ,o front porch and extending the roof over the front porch. A roofed over porch which encroaches into the c front yard setback requires a variance. 4a 2 ea PLANNING&ZONING ANALYSIS > ca L • The existinghome entrance has a small stoop leading p g N up to the front door. Open porches can encroach up 0 to 15 feet into thefront yard as outlined in the Zoning v Code. O k a a� • The proposed expanded roofed over porch measures 10 feet in width and 4.50 feet in length, with an approximate total area of 45 square feet.This roofed over porch will encroach 3'8"or 3.66' (21.34'from lot m line) into the front yard setback of 25 feet. E co • A variance is required as the Petitioner is proposing to Q put a roof over the expanded porch. A roofed over porch which encroaches into the front yard setback requires a variance. Proposed Frank Porch • The Planning and Zoning Commission has typically granted roofed over porches which encroach 33%into Packet Pg. 16 2.2.a aav anuv M,.nn x o rnxx x,narrna..v the front yard setback. In this case,the proposed roofed over porch front yard encroachment of 3'8" constitutes 14.6%of the required 25 feetfront yard setback. Variations requested ° A front yard variation from Section 17.40.020 from the �� Buffalo Grove Zoning Code to allow the encroachment of a _ fr �ii roofed over porch. 0 � ii cn The following is a recently approved setback variations for ` , 0 corner side yard fences: atw H Mxrecre rvc LL7 5 two aiwii LO Address Roofed over porch Percentage encroachment encroachment U. 0 950 Betty Drive 4 feet 13.3% a i d 409 Gregg Ln 6'-6"feet 26% > O a m 0 0 DEPARTMENTAL REVIEWS �a Village Department Comments c Engineering The Village Engineer has reviewed the proposed porch location and does not have any engineering or line of sight concerns or objections 0 with the proposed location of this porch. `d �a L SURROUNDING PROPERTYOWNERS in Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was 0 posted on the subject property.The posting of the public hearing sign and the mailed notifications were v completed within the prescribed timeframe as required.As of the date of this Staff Report, the Village has 0 CL received one call inquiring about thefront yardvariation request, however noobjections were expressed. D: STANDARDS The Planning & Zoning Commission is authorized to grant variations of the Zoning Code based on the following criteria: m E s 1. The plight of the owner is due to unique circumstances; 2. The proposed variation will not alter the essential character ofthe neighborhood; Q 3. There are practical difficulties or particular hardships in carrying out the strict letter of this Chapterwhich difficulties or hardships have not been created by the person presently having an interest in the property; and, 4. The proposed variation will not be detrimentalto the public health safetyand welfare. Packet Pg. 17 2.2.a The petitioner has provided a written response to the standards for a variation which are included in this packet. STAFF RECOMMENDATION Village staff recommends approval for the purpose of constructing an expanded roofed over porch that would encroach 3'8" into the front yard setback: 1) The proposed expanded roofed over porch shall be installed in accordance with the documents ' and plans submitted as part of this petition. a N ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation.The PZC shall make a final decision on whether or not to approve the variation. W uO uO Suggested PZC Motion �a PZC moves to grant a variation to Section 17.40 of the Buffalo Grove Zoning Code to allow for a proposed i front porch in the front yard setback which encroaches 3'8"into the required front yard setback on the a. subject property. The front porch shall be constructed in accordance with the documents and plans submitted as part of this petition. O a 12 0 �a L 0 w c 0 ea •L ea �a L N a 0 V 0 Q d cC W C d E s V 10 Q Packet Pg. 18 2.2.b Good Afternoon, We are asking for approval of the proposed variation. As the roof vestibule extends approximately 4.5' into the front yard setback we are unable to construct the vestibule. Currently our home has really poor access. As you enter the home, right away you are in a narrow staircase leading to the living room and kitchen. The vestibule construction is necessary for us as in the winter time we have nowhere to hang our winter coats, or nowhere to put our shoes. The current cemented staircase outside of the front door is very uneven and gets very slippery _ during the winter. I have a grandmother that uses a walker, and the current front yard entrance ' makes it very difficult for her to access the house. The hardship we are facing is that the a vestibule extends 4.5' into the front yard. With this variance approval my family would have a lot U, easier access to go in and out of the house. The variance would not alter the look of the neighborhood but will beautify and give it a more friendly look. Cn W LO LO Thank You, Igor Romanowski L O a L 0 12 NO LL L 0 W 0 L L d N a O V yr d a c m E s �o Q Packet Pg. 19 ('A-lid stieW 15 9SS P yvod­0 pa)ooa a 101 uoileueA a Iapisu-D)PS veld.lua q-14V o� o omm m d-�cln stma Q cos �. r 1an� N". cG ID Ez - N 1>4 w () W 3 lCl 9 S V 11 IT Z � Fp O yO V o o[ o 1�1 LU m ' W� z� Z Fz CC) o 74 Iz j Q `lSil ('A-lid stieW 19 9SS W yvod­0 PW-N a 101-0-Ml-A a Iapisuo3)PS veld.lua q-14V `®ry®aatre p® � a Ca •„ N AAA dC161t, lL 0-.9 6-P6 C-.9 cFi n r Pln 0 d W � o z � N � J ------ oxz(xZi i r z 5 m w p IE�� a - N y, i " C V N a OO U � � N l N g v / N 3Nei Na w IN 91 a I a V`\ Q ciw a w z 4 N Ku N O �c CP AS O 1- Ui ('A-lid stieW 15 9SS W yvod­0 pa)ooa a 101 uoileueA a Iapisu-D)PS veld.lua q-14V N a W �,' J ' Y � Jpr,h.��• ` �O O j <tfiE �r - � m�a -g % m s Iciiiiiiiii 0 �. <r�Q .� a0y�01 �z4E.lgl� -_I III 5�`x o Naz � auanuoN�.`I m IlI' �,e = o u r� e I , ro W a z.k lz m m d'i lO`u311�7., o Z E w 2_ c a. q5 LY 113�;uJy1 .9Z 08 W e-.I "IIII O 0 A-Z/ m a 46-.Z G-.4 6 L gZ -�,x,NQ P-0 m puia O � o — > J Q y _ W — _ :rue..lCs.IX= p,ea{]a6p 3 3 — ---- o 0 VUo0 C. :.7a�Gga vl�ld Znian 9 MIxZ 0 paeog e6p.a 9x M N o a o r ILI owzCxz) O V vaeJda— ---- S l � m tr fl[ W So r 1114eJ 9*c(zleodoad C� z ❑ ogi I I I I V x o F{r o a O O 0-Z 0-31 ('A-lid stieW 15 9SS W yvod­0 pa)ooa a 101 uoileueA a Iapisu-D)PS veld.lua q-14V Fs Its r VA/AA/AV 1 Q �,4 srew re� j - } � / l s a� ID = 4 p9 - o mr — \VAA�\�n \�x x it o <: Ko o2, L-.(A 4 �c9 / 3 \ > Io x// u � \ 6 It 2 Jim f ° T m m Q E t r oz Qv Pc w o - c ('A-lid skr V4 15 9SS P yvod rang pa)ooa a 101 uoileueA a rapisu-D)PS veld.lua q-14V Fl Ca N A"�AdC161 PoGB�� lL _ od ox wx } I u z� o I w � I I I w 0 w� z� Mis 2y L ��� N O z O � W W w ISr) O LL a W s = W - W W d � L N �� W O s� O fL N� O w � G - O - i1J I U� S F „Ol-.Ll II iL W s �o m c ('A-lid skr V4 15 9SS P yvod rang pa)ooa a 101 uoileueA a rapisu-D)PS veld.lua q-14V Ca N A"�AdC161 PoGB�� lL �U) m� C O qM �� agate W n n z� z o I ,00iooi 5 a`a U I ---1 I m I I z�nm m o Z w O w I I m z W I I w w x m w✓ z © NGIL11 aHIMjN �O L Boll N O f M O L-Lt aw zQ - �, w�fi J1 z II I z �z IIIIIIIIII c w II II I � I I � 0 c O I v W � I I d- �.Q c- ---J S F � W nL tL C� Z_ 0 v x ('A-lid sk W4 19 9SS W 4-1-d­0 P-)--U a 101-011-11-A a I-PI-3)PS-1d I—q-14v lot —day ­M" ao% fK Cawz uits MM ; S Nun! P 12 IM RIN tit '. , , c SO WIP N tilt- how A AP NEU Fill WHOM v a go 114'j, I­ Q Am 1 wh R AW, A i 1 - wa - -t­ K R AW", R nip LU SAM sit M�,,,1� R11 t hin tit u wpm-(°u� �t3i MR147 norms 1 ti d 11431g,by opal W no, -"n MINI via! 11- 1MM moc oho m m m = o " M R cut? la 1N - "I 31 I— n E, I N Q W all M i PSAP.. "LLLL� t it! q figs !1! 13 A U 14 to 1 1 V oil bi A — I I =I 1 1 T I not -TI low I M on A 11 0-2 E tit I m i fill 1 Ailing MPH it W to Mof— ti man- mail fit R! 1010p WAS illy R 1 a 111MR11111YU111 a m I rotor? 1 i a 1 A ('A-lid skG W4 15 9SS W yvod­0 PW-N a 101-0-Ml-A a I-P---o3)PS veld.lua q-14v a Ca N AAA dC166Po£®�� lL r-- 0 0 r------L L__ _J Z ~K --- ``•� Nano �i„o� � S�� � Re _NI- G o S it-A--- L 0 Ce M! W O - 1N3N S'9 Oi N Al C3 6 wl 13'0 .3 wi L------= z 2 O z =�°o = © (D ® O_ <3 O AGO 'n y =i --J — com W Ul 00=-Ej, O cz ��N n mm J LL m S O ('A-lid skr V4 15 9SS W yvod rang P-)--U a 101 uoileueA a rapisu-D)PS veld.lua q-14V N �a ®®ry®aaaaeap®,„R 1 u 1 Ca N y �N _- s — z ` CU x L �v l9 Y J J J l9 Cv K K'1 K'J z < Q w i< W �N C m s s z s agars u o � a' w Ly cQt r LLo 0 w Q zz °` z� zzzz�zzzNzzz z z� ova J z LLLL Ell z` i y�Ne =£s _ z fix/xx/>/- V vooz do��s I�w.lsixa \/\\/\\/� Q w m _ /A / /A�/�//� W o \ \ Ln ('A-lid skG W4 19 9SS le yvod­0 pa)ooa a 101 uoileueA a Iapisu-D)PS veld.lua q-14v a t ®®ry ll11IB p® � y r �__ 00 00 - 6 O 1i uk ar 3"19nG0 „gg139 [� ff/ N y Ol N it r ,I 3OV 9O1 O NUJ ^z - "ap5s9 0 '2 1y. - e F7 N iiiii g�=a w a on m 1------1 z im n O En z Ez ce o — m O O O m (D w o — U Q) W10 ivnL'd 3`JVllb'M l'>n_lOV m `� c m ti O C N > -o Go 39VL4VM 9NLLd=H N o ILL Q SSOl 1V3H flfl NVf lOV 9 Q N w m 01211J3-3030N31AW0033' m 'v 9 s � 'JW DIIA Glu/v3H 3V0HlV � o 2 WUU9 WOdH G o ¢ Wt 09 W09_ Co Co .AId1SnVHXA w ZIa 1SnVHXA ,p = �- 21VJldZnS - - `,1-1vJ.lddne C sa 1N3A wo +' w `n V-V Osh'-J u' 9 V31 V SS'dlJ dIV.LnVHX3 91V19nVHX3 alddooalno3NUZ waNcca1n03Noz m m 3 _ d (�3)-53N3AI103113 (-3)933N3AI173_13 Y ro NCI1f191N1519 NCllflonei9 3NOZ O 91d 3NQZ - (��A)NOOQLnu , O (�c/70041n0 z z 3NGL�JNI-i1V32'fl 3NOL 9NIH1V3�9 ,wi. eZ ld D6/WdO Y e3 ld'0S/IN30 - HNOZ 9NH1VA219 3NOZ ONIH1V329 - ro = � NI 31�' MOld3'.V N NI 3L;?1 MOld3'.V b0001`IO VTn NOOOl`IO'd3d'V w w w r Cz�-,UNVdfL7JJ w G G o G �. (ij) 1UNVdn OO K G G (dz) NosaadnNdO '= ° @ (dal-NO-N3,MW113 3PUZ 9N131VANNN <� G 3NOZ9NIH1V329 c NI AJ 'A,MOl1Z-V z NI 31v?1 - 90091nC 3-d03d �00t71n0-1d03d i x i - - -- - - blgVIN3A b3,iVIN3A V3d,85V-9 z°6„ V-1?1V 1119 5 v N (1S)VA2,,v abll l gbbll to w 3WVN W00`Z c 3WVN WOO`N ON IN00"N WOON 2.2.b The plight of the owner is due to unique circumstances: 1. As we enter our home from the front, we only have a slim staircase leading to the living room and the kitchen. My grandmother uses a walker so it makes it difficult for her to enter through the front door. We have nowhere to hang the winter jackets or even put away our shoes so it will not be in the way as we enter the home. Also, the current cemented entrance in the winter tends to get icy and slippery which potentially can be a hazard. _ The proposed variation will not alter the essential character of the neighborhood: ii N 1. The proposed variation will not alter the essential character of the neighborhood. In fact, the proposed variation will be using the same materials used throughout the Cn house to maintain the consistency of the character and design of the neighborhood. LO LO The entrance will be easy to spot and be inviting for people who visit the home. There are practical difficulties or particular hardships in carrying out the strict letter of 0 a. this chapter which difficulties or hardships have not been created by the person m presently having an interest in the property; and: 0 O 0 12 1. The particular hardship applies due to the roof vestibule extending approximately 4.5 0 feet into the 25' front yard setback. 0 w c 0 The proposed variation will not be detrimental to the public health safety: •L 0 1. The proposed variation will extend the space so access will be easy for us going in and out of the house. as N c 0 c.> a� c 0 a c m E s �o Q Packet Pg. 30 Ag - r%%/%��/ „i,,,.„-,it.- //, ///, „f,,iiii� / i/i% ////iriii�a////a///; /�/! ;✓/ - ,,,,,� 1, / r rr r / ex r / r / i / / /, rr/ / / / / / / / r / r / r r / / r / ..._........rrr r / r / rr 1 / rrrr r/. / r r r r / r � r /r / / r / / r r r r / / / IVr 1 / r / �j / r // r r / / r f, / r rr/ r r /r r / / / rr r / f / r l / _ f I / _ r / / _.r / r r / / o f // / / / / / / / r rr ri r / r/ / r , / r / /i rr r� / / >/ �I I III! Action Item :Workshop-Proposed Multi-Family Development at T 16606 W Highway 22, Prairie View(Fiore Property) Recommendation of Action Both staff and the Developer are seeking the PZC'S thoughts and comments concerning the plan. Staff has recently received a petition from E-Terra+ and Interforurn (Developer)to redevelop the redevelop the unincorporated 11.4 acre property located at 16606 W Highway 22, PrairieView into a new multi-family development on the property. The existing site is occupied bv Fiore Nunsoy and Landscape Supply, which includes landscaping storage and sales facilities and other landscaping supplies. The proposed project impkementstheviaionthatvvonestab|ishodthroughtheVi||oge?nPnaiheViewK4etna Station Area Plan. Priorto the required public hearing,the developer is seeking comments from the PZC regarding their plans. This item was referred by the Village Board. * Staff—Report (OOCX) ° Plan Set (POF) Trustee Liaison Staff Contact Johnson Nicole Woods, Community Development Wednesday, March 16, 2022 Uudatod: 3/11/2O224:11PK4 Pagel 3.A.1.a AG E J ,,U.., E MEMORANDUM a DATE: March 11, 2022 ° a 0 L TO: Planning &Zoning Commission ° ii 3 FROM: Nicole Woods, Community Development Director °1 d •L SUBJECT: Workshop-Proposed Multi-Family Development at 16606 W Highway 22, Prairie View (Fiore Property) a N N BACKGROUND ca E-Terra+ and Interforum (Developer) is looking to redevelop the unincorporated 11.4 acre property located at 16606 W Highway 22, Prairie View into a new multi-family development on the property. The existing site is occupied by Fiore Nursey and Landscape Supply, which includes landscaping storage and sales facilities and other landscaping supplies. The proposed project C5 implements the vision that was established through the Village's Prairie View Metra Station Area tO Plan. c CD The developer has constructed similar "' ' E prpoerties which include Arden Oakbrook, a 314 mo luxury rental development in Oakbrook Terrace and Arden Warrenvile' a 364 luxury rental % s iPf development in Warrenville. M j 4 On February 22, 2022 the developer presented an overview of the concept plan to the Village Board. During the Village Board meeting, the Trustees discussed setbacks, density, and the general development of the Prairie View Metra Area. Overall, the Trustees were supportive of the C a development as it fufills the vision of the Praire View Metra Station Area Plan. ° a a The Developer is finalizing their plans and is seeking comments from the PZC. Y L PRAIRIE VIEW METRA STATION AREA PLAN AND COMPREHENSIVE PLAN The proposed development within lies in the heart of the Prairie View Metra Station Area PVMSA . Once a small pocket of development in an ° / ( ) P p a agricultural area, the PVMSA has become a neighborhood of two separate characters split along the irregular boundary line between unincorporated Lake County and Buffalo Grove. The unincorporated area C/) is the older part of the neighborhood and retains the original, hamlet- type development pattern. In contrast, the incorporated Buffalo Grove E part of the neighborhood exhibits a more suburban, development pattern. Much of this development has been built in the past few a .< decades including the more recent Easton Station Townhomes and Prairie Landing townhomes. Page 1 of 4 Packet Pg. 33 3.A.1.a .......................................................................................................................................................................................................... Over the past few years, market pressures continued to STUDY AREA mount for redeveloping PVMSA. Buffalo Grove recognized the need for a clear vision to guide future growth and consequently, kicked off the Prairie View Metra Station Area Plan in 2018. The Plan was completed in April 2019 and Si¢AM tlV.VNTNPp Itld CL adopted as a as component of the Village's Comprehensive �, y a Plan. It represents a community-driven vision for what PVMSA could look like over the next 10-20 years. The Plan ��. ° _..._ ii Rldl itself is a framework, not a specific development or _ 3 construction plan. In that sense, imagery and plans featured in the Prairie View Plan are meant to provide examples and -m-- d ideas of how some of the main concepts could be ,E implemented. It is expected that future redevelopment .N a ci ' N embraces and implements the vison s core principles. rv.mw , ca The Developer's proposal is the first redevelopment project :.:`................................................................... in the Prairie View Metra Station Area Plan since the Plan's adoption. As discussed below, it incorporates the main concepts from the Plan and will look to serve as a catalyst for further development in the area. PROPOSED PLAN The Developer is proposing a four-story multi-family residential development that would offer 300 apartment units (26 units/acre). This would include one-bedroom units (147), two-bedroom units E a (120), and three-bedroom units (33). The proposed development would feature a wrap building ° m design, meaning that the building -" ..V '" > would wrap around an internal " ' parking garage.The development a would be approximately 488,0001 Li square feet and include a variety of amenities such as a swimming 0� ` i o pool, yoga studio, exercise room, J " community room, and other open areas. CL ;, m" The project would require � g�t� � ;1111 .'@ /* s° N annexation and then rezoning to � ,, �� 1'� „ " „' i;; "` . �k R9 multiple-family zoning district ``°`� `� Jl 2 with a Special Use for a Planned Development. Developments that retain this type of density include jcOLORLEGEND 0 CL Turnberry (23 units per acre) and Town Place (28 units per acre). The property would be setback approximately 25 feet from Illinois Route RAIRM VIEW 22. The building would be approximately 47' height at its tallest Hkt 'va"°k' w'E `""'"°" to point, which is in aligned with other types of residential buildings found and allowed in the R-9 zoning district. E z a Page 2 of 4 Packet Pg. 34 3.A.1.a Future Development The proposed project looks to solely redevelop the Fiore Nursery property. The surrounding properties, including the Lake County Scrap Metal property will, atthis time, remain. The proposed site plan shows the multifamily development (grey) as well as how the balance of the area could redevelop in the future (yellow). The site plan is aligned with the Prairie View Metra Station Area Plansvision of the subarea. Staff ........................................................................................................................................................................................................................................................................................................................................ will work closely with the petitioner ///% i %; Q to ensure that the site plan will a G D % l continue to anticipate future development to ensure integration iz ..:. t 3 and the implementation of the AN tf`...: Nit Prairie View Plan's vision. d •L Parking and Accessibility The Zoning Ordinance requires a minimum of 510 parking spaces for multi-family projects. The a developer is proposing a total of 530 parking spaces. This includes 386 garage spaces and 144 N outdoor parking spaces.Overall, staff finds that the proposed concept meets Code requirements. 3 The site would be accessible via three main existing points. This includes two access points along Route 22, as well as one access point via North Main Street. Private roads that would provide connections from the entry points to the development. The site would also have direct access to the Prairie View Metra Station area located approximately 500 feet away. Landscaping and Fagade The developer is proposing to utilize natural materials for the building facade and landscaping to CD help cultivate a neighborhood environment and maintain the small-town character of the area. a Landscaping will be featured around the perimeter of the development and within the parking ° areas and entry ways. Complimentary landscaping and pedestrian elements such as benches and trellises will be scattered to create welcoming atmosphere. E IMPLEMENTATION OF THE PRAIRIE VIEW METRA STATION AREA PLAN �i The proposed plan implements the following core concepts of the PVMSA Plan: CENTRAL SUBAREA • Provides the dense multi-family housing LAND USE PLANN envisioned at the southeast corner of the Prairie a View Metra Station Area's central subarea a �i • Offers a housing option that is attractive to the ��, �������1 , f a ai o emerging demographics, such as millennials, �� s iii N�aysU� on young families, baby boomers and empty nesters / o • Leverages one of the area's greatest assets (Prairie View Train Station) by creating a housing G and transportation nexus 1 � � a • Begins to build a multi-modal road network infrastructure and thereby enhances connectivity and accommodates vehicular, pedestrian, and ," i, ,. bicycle traffic � • Anticipates and integrates into future o E developments (both residential, mixed use, and "'"" "" "'� p commercial) shown in the Prairie View Metra d Q Station Area Plan . Page 3 of 4 Packet Pg. 35 3.A.1.a • Utilizes materials and landscaping to that is in alignment with the tone established by the area's historical architecture, character, and charm • Helps transform the Prairie View Metra Station Area into a destination and create an identity PROCESS Basedon the plans submitted, it is anticipated that the following approvalswill be required: a • Annexation 0a • Plat of Subdivison 0 L • Rezoningto R9 Multi-Family Residential Zoning District i 0 i • Special Use request for a PUD 3 • Preliminary Plan Approval °1 • Potential variations d •L L ACTION REQUESTED a Both staff and the Developer are seeking the PZC's thoughts and comments concerning the plan. N ca 3 s 2 m 0 0 c a� E a 0 d G �a 4 d N 0 a 0 L a a 0 s N Y L 0 L 0 Q CO d E t V a Page 4 of 4 Packet Pg. 36 3.A.1.b 16606 W Highway 22 — Prairie View Intake Narrative C. 0 L a a� January 5, 2022 0 U_ 3 m d Current Conditions L L a The subject property is located at 16606 W Highway 22, in Unincorporated Prairie View, Lake County, N IL, and consisting of 11.417 Gross Acres of Land with 11.126 Acres Net Area. The existing site is 3 occupied by Fiore Nursery and Landscape Supply for sales and storage of landscaping supplies, bagged trees, shrubs, rock, stone, and vehicle and equipment parking, and maintenance. The property is adjacent to the Prairie View Metra Station to the East, the Village of Buffalo Grove Fire S Station to the West, Residential & Residential with Special/Business Use to the North, Highway 22 to the South with Multi-Family across. There are a variety of land uses in the immediate area consisting mostly of multi-family, the Metra Station, the Fire Station, and Offices. Q 0 m The Property is currently in Unincorporated Lake County in Prairie View, IL, and we are seeking to annex to Buffalo Grove. Proposed Proiect 4 The proposed development consists of 300 apartment homes in a Four-Story Building, in a Wrap Design. Wrap, meaning the building wraps around the parking garage, thereby being incredibly c CL aesthetic, hiding the majority of the auto parking. The building will be highly amenitized with first class o amenities, including an in-ground swimming pool, yoga studio, workout room with equipment, a a community room with amenities, game room, open areas and more. y L 0 The proposed building is expected to have approximately 147 One Bedrooms, 120 Two Bedrooms, and 33 Three Bedrooms. Parking for approximately 530 cars, consisting of approximately 386 garage spaces and 144 outdoor parking spaces. a The sites pond and wetlands will be significantly improved both aesthetically and in water quality. The trees on the property are mostly scrub trees that have overgrown at the intersection of Easton and E Half Day Road. Our Landscape Architect will prepare plans in the process to remove any nonnative species and improve the water quality of the wetlands. We will be maintaining a fifty-foot averaged a buffer zone to the wetland as well. In addition, extensive landscaping will be provided at the entrances, around the building, and within the site. A significant improvement to the existing site. Packet Pg. 37 3.A.1.b Prairieview Metra Station Area Plan This proposed development implements and enhances the Village's Prairieview Metra Station Area Plan, and will kick off the plan for the community's benefit. Optimistically spurring further improvements to the immediate area and plan. Proiect Development and DCD Input o L a a� The development team has been in discussions with the Village since early March of 2020. We have 0 discussed our preliminary plans with the Director of Community Development, and with his comments, u, 3 have improved the layout, ingress, and traffic flow, which is shown on the Revised Site Plan. •L Location a N Located near the northwest corner of Main Street and IL Route 22/Half Day Road, the proximity of the Metra Station is an asset to the proposed community, as well as convenient access nearby to the s expressways. 'x Experience We have a number of completed, similar, and successful communities in the suburbs, including Cantera in Warrenville and Oak Brook Lakes in Oakbrook Terrace. E a 0 Economic Impact and Social Impact 0 There will be significant increase in real estate taxes generated from the development, approximately 200 construction jobs, plus a number of full-time jobs. Furthermore, the increased residents will assist � in the continued viability of the local businesses in the community. 0 0. 0 L a CL 0 s L O _ a d s v �a Q Packet Pg. 38 01e00e1l CIP HHMON (�3AOL1JOW.-Ar1S 01 NOI,i VXBNNV 0[.1>-3rgns) NExai HI`MHIAIIHIVdd'eFAVMHUH M8099t - 0e11€31If16"t271d 17�3I�FIlaGN ClM1 oNoos�l'NI3�3aNnw HI,�HVNHVNNHnVSive orGIj aadOjanaQ o l d d S l o d l I H a H V o I a n 1 S H IAOUS olb'ddn8 do SdaNdalsdH NdoHV ° FL'1121-8 E)NICJ Ilr7�-IVIIN�OISJH n a ooe aasododd !` Q Ito. �...._ y�`` \ �pR£�P///.ice/ _�.� • I" LU • � A. � �` m ry,4VbJ 3LVAInd°' Y V q CI� m WSJ I o O > I I E n e �n sl ............ -Z7 au LJ Ll w • .aaaie isala " 9 ----- ------- ,, , .,_,.,r .,..,., ass _ P o o I m sawou^tine isnv;r Nnnt>i" ' 77 , LU W M s �. I I � N-GV.N s✓.�.'dF✓f//(L .v.rr.'1. / w....A U!' as I s ((/gaadoad WOO)main aineJd`ZZ AemyBIH M 90991,le luawdolana(3 AIlme=I-pInIN pasodoad-dogs4aoM) aag ueld:auamgaelly J L 1 Iwo o �, uuu Is � V) lulilul 1 W II z uwlwwwmu II[rµIIII I"''�I 7 - W u cc cc "u IN r IJ uuumu�u,�� uuu Si !oil I I I IIL, �' IIIIIIfCIIIC� � I � 1 II l l I I I I I I 0 Willi I- rU 1�W z O r w O w o unluluuj J CC cr a lIU�lllllll' �' i I i /MP/ l AV r a yC! U�V M O uuu Eli MOMMIRMIUMIMMIMMw/l/ 17ifflorm s ((/gaadoad WOO)main aineJd`ZZ AemyBiH M 9099E le luamdolana(3 Ahmed-!alnVy pasodoad-dogs4aoM) aag ueld.auamgae;;y Li 'r� ✓ fU0 d 0 /8�1 ut j of fi 1 r P ....... A° i IIII o'1 .... t� r / ,,, ,,./ °„ ,,,, � .... fP� s ((/gaadoad WOO)main aineJd`ZZ AemyBIH M 9099E le luamdolana(3 lIime=l-!alnVy pasodoad-dogs4joM) aag ueld:auamgae;;y N d U n I Z �l s i S Y t) UY � i r ni 1 �N rro u� :rr / oil r � r j Frill ON r aa �a ::5 U I C®b � o u a C n , C! s ((/gaadoad WOO)main aineJd`ZZ AemyBiH M 9099E le luamdolana(3 ljime=1-!ajnVy pasodoad-dogs4aoM) aag ueld:auamgae;;y M N Y W a j n u z z z , 0 f_5 ii , z 4 r, N , C7 C7 _ F- F i' u , c iiY yr (� z " u t'r /✓/� f 0 f t r�� F sra U u �S) J C) Q) t' � u cry C�7 ti k✓ N Cr7 (� ti N Qa i' u s ((/gaadoad WOO)main aineJd`ZZ AemyBiH M 9099E le luamdolana(3 lIime=l-!alnVy pasodoad-dogs4aoM) aag ueld:auamgae;;y _ v CL v Q ci d U a x µ I I ' I � i I r, j %1 Fi t,) S2 j I � EEI �. 0 r U <J I � J 4r� ` r' fiY F I tPY "Y m u CCS w Q) N � u L Cd7 G'Y CPY G!� CtF N 3.A.1.b PRELIMINARY LANDSCAPE CONCEPT S6 4q, r'� I.NiI IV 1G, fi4 O �N Y1 � L a L O LL m d •L m L a 3D View Bench 1 3D View Seating 2 N b Y4u N'.yp a Wn�e xdua�gnu n h a °P4 "'+01,111,111,11104 of all rv,d M6 h 0V 4 u4.�f. a,rru f 4 ,Bua Xwulw la+9n mp,w, A�. 64.i J ,er.. aM,,au. Q k•hlN mx+ ihGb frr.YE O , riav ry vnu Lr ntln.r,ve, v Wry IXw unm nr ' 1 ircnn p I lhM;A W g (i puY ,P i rw;matl p A(amad neu,,fllevro Q5tl,PoW d� nh♦tlt Mra iW mWu1 rzl'.var nr Ylµlrw s.Wp.� 0.rem0 . W¢Iww,:�rva ouhly,1 Mm,m mPEti.0r6n xrv,p. uR�uu navo-xvrv. ` 31) View Planter Bench Typical Tree Section £+ m ` rc Q + u -, CL IRWIN J( A rwPu[d WI � r 1 ,wu v r USN .....� a .. a n a cc _ II _I Q Open Space I with Bocce Ball Packet Pg. 45 Nq%�N% 3.A.1.b 1XrLGI4 I Kein'u ,Li ndg ren,O'Hara.Aboona,Inc 6 ` �rrtllihux�� Roml, Suke, 1001 Rom,,,molI(, l[zIoir600 d M O L a a� L MEMORANDUM TO: Kristopher Plencner eTerra+ 3 m FROM: Luay R. Aboona, PE, PTOE L Principal a DATE: January 31, 2022 N N c� 3 SUBJECT: Traffic Impact Statement Proposed Apartment Development Buffalo Grove, Illinois 0 m 0 This memorandum summarizes the results and findings of a site traffic evaluation conducted by c Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed apartment development to be located in Buffalo Grove, Illinois. The site, which is currently occupied by Fiore Nursery and E. Landscape Supply, is located at 16606 W. IL Route 22. As proposed, the site will be redeveloped 2 0 with an apartment development with 300 units and 530 parking spaces. Access will be provided > via two right-in/right-out access drives on IL Route 22 and a full-movement access drive on Main a Street. Figure 1 shows an aerial view of the site. 4 The purpose of this evaluation is to determine the impact of the traffic generated by the proposed apartment development on the area roadway system and the adequacy of the proposed access. as Existing Traffic Conditions Q O L The following provides a detailed description of the physical characteristics of the roadways a including geometry and traffic control, adjacent land uses, and average daily traffic volumes along s the adjacent area roadways. L O IL Route 22 (W. Ralf Day Road) is an east-west major arterial with a five-lane cross section that in the vicinity of the site provides two lanes in each direction divided by a landscaped median. At in its signalized intersection with Main Street/Prairie Road, IL Route 22 provides an exclusive left- turn lane, a through lane, and a shared through/right-turn lane on the eastbound and westbound a approaches. IL Route 22 is under the jurisdiction of the Illinois Department of Transportation (IDOT), is classified as a Strategic Regional Arterial (SRA), carries an Annual Average Daily E Traffic (AADT) volume of 20,600 vehicles (IDOT 2019), and has a posted speed limit of 35 miles U per hour. a 1 rafl,.' or[l[IolI m-d I°m ,IICft Phil III`11,gCorimfItmiIs Packet Pg. 46 auiead `ZZ AM ON M 90991 le;uawdolana(3 Allwe=l-i;lnW pesodoad-dogs)j.aoM) ;as ueld :;uauayoejjv a a a A I �x a 161� 1 i � 1 a IWU1a6�RNuw<IlINf�111�111U�1?5111�➢�N�pl�l9b5Y mug�� � l d 1 tf +W' Y � i i pu m i C �Ild ui�u°iiiuuumiii I', i G r , 3.A.1.b Prairie.Road (Lake County.Route W17) is a north-south roadway that extends between IL Route 22 and Aptakisic Road. At its signalized intersection with IL Route 22,Prairie Road is widened to provide a northbound right-turn lane. Prairie Road is under the jurisdiction of the Lake County Division of Transportation (LCDOT), carries an AADT volume of 7,450 vehicles (IDOT 2019), and has a posted speed limit of 40 miles per hour. Q- 0 a. Main Street is a north-south local roadway that extends between IL Route 22 and Buffalo Grove c Road. At its signalized intersection with IL Route 22, Main Street is aligned opposite Prairie Road and is widened to provide a southbound left-turn lane. Access to the Prairie View Metra station 3: and surface parking lot is provided off Main Street. Main Street is under the jurisdiction of the Village of Buffalo Grove and has a posted speed limit of 30 miles per hour. L Traffic Characteristics of the Proposed Apartment evelop en N N As indicated earlier, the site will be redeveloped with an apartment development with 300 units 3 and 403 garage parking spaces and 117 outdoor parking spaces for a total of 530 spaces. Access will be provided via two restricted access drives off IL Route 22 and one full-movement access z drive off Main Street. The proposed access system will result in the elimination of one access drive on IL Route 22, which will help reduce the points of conflict and improve traffic flow. A copy of the site plan is provided in the Appendix. Development Traffic Generation CD CL The number of peak hour trips estimated to be generated by the proposed apartment development 0 was based on vehicle trip generation rates contained in Trip Generation Manual, 10t Edition, o published by the Institute of Transportation Engineers (ITE). The "Multifamily Housing Low �. Rise"(Land-Use Code 220)rate was used for the proposed apartment development. Table 1 shows E the estimated vehicle trip generation for the weekday morning and weekday evening peak hours 4 as well as daily traffic. It should be noted that, given the proximity of the site to the Prairie View Metra station, it is anticipated that not all of the residents will drive to commute to work. As such, the trip generation estimates summarized in Table 1 are conservatively high. y 0 Q. Table 1 ° a ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION a 0 ITE s i .y Mi y Land Peak Hour Peak Hour DailyL 0 Use Traffic CodeType/SizeTotal a� Apartmnts 220 (00 unit) 28 88 116 95 55 150 1,998 c as E U a 3 Packet Pg. 48 3.A.1.b Evaluation When the estimated peak hour traffic volumes anticipated to be generated by the proposed apartment development are compared to the total projected peak traffic volumes,the development- generated traffic will not have a detrimental traffic on the area roadways based on the following: o a The proposed apartment development will only generate approximately 116 trips during 0 the weekday morning peak hour, 150 trips during the weekday evening peak hour, and U, 1,998 trips daily distributed over three access drives and onto two roadways. The site-generated trips will increase the two-way traffic volume along IL Route 22 by approximately four to five percent daily. a N The site-generated trips will increase the two-way traffic volume along IL Route 22 by N approximately three to four percent during the weekday morning and evening peak hours. 3 s a� Access Evaluation = As previously indicated, access to the site will be provided via two access drives on IL Route 22 to that will be physically restricted via the existing barrier median and one full-movement access drive on Main Street to be located near the north property line to maximize the spacing from IL Route 22. The design of the access drives with one inbound lane and one outbound lane under stop (D sign control will ensure that efficient and adequate access is provided. a 0 m Parking Evaluation o As previously indicated,the proposed apartment development will provide 300 units and a total of 530 parking spaces, which translates into a ratio of 1.77 spaces per unit. Based on the above and 4 the requirements of the Village of Buffalo Grove, multifamily housing should provide a ratio of 1.75 parking spaces per unit, which translates into 525 parking spaces. As such, the proposed parking supply exceeds the parking requirement and will result in a surplus of five parking spaces. N 0 Q. Conclusion a a 0 Based on the proposed plan and the preceding evaluation, the following conclusions and y recommendations are made: c The traffic to be generated by the proposed apartment development will not be significant and can be accommodated by the existing roadway system. CL Given the proximity of the site to the Prairie View Metra station, the number of vehicle trips during the weekday morning and evening peak hours will be reduced. E The proposed access system will ensure that flexible access is provided for traffic entering U and exiting the site. Q The proposed parking supply will meet the Village parking code requirement. 4 Packet Pg. 49 3.A.1.b a� a 0 L. a a� L 0 LL 3 m a� •L L a N N m 3 s 2 co 0 m 0 _ a� Q. Appendix ° 0 21 ° 4 3 G1 N 0 O. 0 L a CL 0 s L O d _ a a� E s c� Q Packet Pg. 50 Q ((Ryaadoad aaold)MOM aiaiead`ZZ ReMLIBIH M 9o99L 3e;uamdolanaa Ahmed-RInW pasodoad-dogsj.aoM) 40S ueld.3uamyae»V s6-11 MIUHiHON /� ��...//SION(''I�d(d"'I� M OZEk 3Lf15 tlZTld MAk HiHON OryLL �no�� o�V��nB aadOlana4 �� w �w���� ass" s3snOHNM01aNV b Y +eaaal-a 10l i I H O a V IANNOIZONN U 3 OIN V X 3 d V ONIMIn8 WLN34ISIH'n'❑ON 03S0,10Hd - u a YP 91 LL _— I i i i I i T ' m v 4'dOa 31YFIxld c46L6 � 0 4 IT FLLLLiLLLfl I ml 0 j I LF777FFFU I I D w r issais anooas / e i 5 I � I I -I---� ---- 3.A.1.b From: Jeffrey Berman To: Christopher Stilling;Nicole Woods; Rati Akash Cc: Dane C. Braga Subject: Proposed Multi-Family Development at 16606 W Highway 22,Prairie View Date: Thursday,March 10,2022 11:21:24 AM d Dear Chris, Nicole and Ms. Akash: o a a� L During the New Business portion of their meeting held on February 22, 2022 (Item 11.A), the Village Board held a "Pre-Application Discussion" for the "Proposed Multi-Family 3: Development at 16606 W Highway 22, Prairie View." As reflected in the staff memo included in the agenda packet, E-Terra+ and Interforum, as Developer/Contract Purchaser, is seeking to construct a new 300-unit apartment development on the a c unincorporated property (Fiore Nursery) located at 16606 W Highway 22, Prairie View. I did not attend the February 22 meeting, but I have reviewed the packet materials, as s well as an article that appeared in the Daily Herald shortly thereafter. It is my understanding that the Village Board, in accordance with staff's recommendation, 0 referred the matter to the Planning & Zoning Commission for its consideration and o recommendation. c c a� E I do not presently see an agenda posted to the Village's website for any upcoming o meeting of the Planning & Zoning Commission, and I do not know when the matter will be presented to the PZC. I would like to share a few thoughts and some historic perspective that may aid the PZC in its deliberations on this proposal, which I include E below. I would respectfully request that they be timely shared with the members of the Commission. as 0 I read with some interest Steve Zalusky's article in the Daily Herald concerning the 0 L proposed development (and related proposed annexation) that was published after the a Village Board meeting. I noted, in particular, that the article quotes Chris Stilling as y responding to a question regarding the proposed high density of 26 units per acre by 0 suggesting the Village has "identified this as a more transit-oriented and higher-density location as part of the Prairie View (plan)," referencing (I presume) the Prairie View W Metra Station Area Plan that was created and adopted in 2019, prior to the pandemic a (which was discussed in the Village Board agenda materials). I do not quarrel with the as notion that the developer's proposal superficially follows from the Prairie View Metra E Station Area Plan and the TOD concepts it embraced. The question is whether that viewpoint, seemingly valid in 2019, is now outdated. a Packet Pg. 52 3.A.1.b My historical cynicism toward Transit Oriented Development (TOD) along the North Central Line (NCS) is not a secret, to say the least. But even when I was railing against greedy developers misusing the TOD label for improper purposes and in unjustifiable contexts, I did not foresee the way in which current circumstances have rendered the very notion of any TOD along the NCS a non sequitur. The core TOD concept involves a o 0 self-contained and sustainably walkable neighborhood with critical access to convenient a as L (walk-to) amenities, mass transit and other services. The availability of walk-to mass i_ transit, providing an alternative to using single-occupancy vehicles to travel to work, 3 2 entertainment, shopping and other destinations, is critical to a TOD's success, and > 2 underlies the rationale for higher densities. TOD was always a somewhat questionable L concept along the NCS, specifically, given its limited schedule, which contravenes the a N very core TOD "transit" concepts. The Prairie View Metra Station Area Plan overcame that concern with an optimistic perspective on prospective commuting patterns that s seemed ostensibly justifiable at that time. Then came Covid-19, which ushered in a new era of concern for avoiding transmission of a highly contagious and potentially deadly virus, and the necessary transition of many commuters to a full or at least hybrid remote working environment. For many, it seems, the days of regular commuting to a loop office are gone and unlikely to return, at least not any time soon. When Covid-19 turned our CD lives upside down, sadly, it also rendered plans (like the 2019 Prairie View Metra Station o Area Plan) that were based on conditions and expectations existing prior to the as pandemic, obsolete. The TOD concept and its rationale supporting extra-high density residential development around mass transit simply crumbles in a moribund commuting environment. The TOD label then becomes a vain and hollow platitude selfishly offered by developers to justify N concepts that maximize their profit without any of the intended benefits for future C. 0 residents or the community at large. Too often in the past our Village has seen a a developers tout proposals in the name of TOD merely because a parcel on which they 0 N sought to jam unduly high density development (and little or nothing more by way of i 0 amenities) was somewhat proximate to the train tracks. Fortunately, due to the thorough and thoughtful work of the PCZ and Village Boards in place at those times most of those overly greedy charlatans were appropriately rebuffed. o a c The unfortunate bottom line here, which shows the fallacy of the TOD concept near the E Prairie View station, is the fact that there is barely any service on the NCS line, or at that U station. Further, ridership levels on the NCS, and Metra generally, also have dramatically a deteriorated, even in pre-pandemic years, but definitely since the onset of Covid-19. Common sense suggests, moreover, that the declining ridership trend is unlikely to Packet Pg. 53 3.A.1.b change in a post-Covid world where remote working is the rule, rather than the exception, and fewer commuters than ever are using mass transit to get from the suburbs into the loop for work. Service began on the NCS in August 1996 with an underwhelming schedule of 20 trains o L each weekday, 10 in each direction. That service level was actually less than what Metra a as L promised to communities when it sought and received local investment in related i_ infrastructure. The NCS did not (and never has) provided weekend or holiday service. 3 as Roughly 10 years later, on September 11, 2006, NCS service expanded from 20 daily > as trains to 22 trains when Metra split one rush-hour local train in each direction into two L (phony) "express" trains. On February 5, 2018, however, that "improvement" was a N reversed, and service was reduced from 22 trains back to 20 trains per day. For the past N several years, moreover, NCS service has been limited only to rush hours. As of s September 7, 2021, Metra operated only six inbound trains and six outbound trains on the NCS on for weekday rush hours. Of those, four inbound trains originate from Antioch and two from the Buffalo Grove station. Two outbound trains terminate at the Buffalo to Grove station and four at Antioch. That means a grand total of four inbound and four outbound trains stop at the Prairie View station each weekday. And, of course, there still C is no service on weekends or holidays. o a� as Metra's published ridership figures for the NCS paint a dismal picture. Ridership on the NCS peaked in 2014. Between 2014 and 2019, annual ridership declined 12.5% from £ 1,817,335 to 1,589,905. During the pandemic, moreover, ridership dropped precipitously to a mere 340,682 passengers in 2020. That is just 1,310 passengers each day. 0 0. 0 I do not contest the premise of the 2019 Plan that developments in reasonable proximity a a to active train stations are benefited to some extent by their location, and vice-versa, or 0 N its then seemingly reasonable view of commuting patterns. But the world has changed. i 0 The critical transit component of TOD essentially does not exist today for the NCS and its Prairie View station. And the ridership levels do not remotely justify extra consideration in terms of planning and zoning (i.e., TOD bonus densities). o a c I offer these thoughts not to condemn in advance the proposal. But instead to urge the E PCZ, on behalf of the Village, to scrutinize the proposal carefully and to work to ensure U that it stands on its own merits, rather than with an artificial and unwarranted density a enhancement merely because in 2019 the area seemed ripe for TOD style development. Otherwise, we risk saddling the community with an island of bonus density residential Packet Pg. 54 3.A.1.b lacking any other mixed uses or amenities, merely because the parcel is proximate to the underutilized train tracks, and the area was conceptualized for possible TOD in a different era when people were actually using the train. I thank you in advance for your consideration, and I wish you luck in your deliberations. o L a a� L Best regards, i- 3 m Jeff Berman > as •L L a N N c� 3 s a� 2 m 0 m 0 c a� E a 0 m a� 0 4 d 0 Q. 0 L a a 0 s L 0 0 a c a� E z U Q Packet Pg. 55 3.B.1 01/19/2022 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JANUARY 19, 2022 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario 2. Open Meetings Act Compliance Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is closed to in-person, public attendance. The hearing is being held via Zoom web conference meeting, which permits the public to fully participate in the virtual Public 3 Hearing via Zoom on a computer, tablet or phone. Details on how to access and participate in this online virtual hearing are available below. More information o pertaining to the meeting information and links to the virtual meeting can be found at 0 L Q You are invited to a Zoom webinar. a When:Jan 19, 2022 07:30 PM Central Time(US and Canada) a Topic:PZC M ti N N O Please click the link below to join the webinar: N ci htt s: u.s02�n®eLz 2M.us .. .:f.:f734Z:1.387. wd=Z3 wbXi4a7'NibzFt?UhMcO.I."�3NP770 c f.......0 .................................................................................�f ....................................................................p......................................................................................................................9................................d............................................ 9> ............ w 0 Passcode:976458 cn d Or One tap mobile: c US:+13126266799„81173471387#,,,,*976458# or ci +19294362866„81 1 734 71 38 7#,,,,*976458# U ca Or Telephone: C Dial(for higher quality, dial a number based on your current location): a US:+1 312 626 6799 or+1 929 436 2866 or+1 301 715 8592 or+1 346 248 7799 or+1 669 900 6833 or+1 253 215 8782 c Webinar ID:811 73471387 Passcode:976458 International numbers available:<h.yt s: us02 ®cb.zoom.us a kcM hsclfeifu Public Hearings/Items For Consideration 1. Consider a Variation to Allow for a Driveway to Exceed the Maximum Coverage at 811 Summer Ct. (Trustee Pike) (Staff Contact: Nicole Woods) Mr. Wasam, petitioner's attorney, was sworn in. Packet Pg. 56 3.B.1 01/19/2022 Ms. Woods, Community Development Director,provided a brief overview and update on the petition for the stop work order for a driveway at 811 Summer Ct. Mr. Wasam added additional comments regarding the driveway at 811 Summer Ct. Com. Weinstein asked staff if the Planning and Zoning Commission had the ability to grant or deny the petitioner's request. Mr. Brankin said that it is a request to the Village Board. Com. Weinstein asked when the homeowner acquired the property. Mr. Wasam said that he believes the homeowner acquired the property in 2008. Com. Weinstein referenced page 10 of the Staff Report. Com. Weinstein commented on the unique situation that involves the gate and the fence, referencing packet page 20 of the staff report. 0 Mr. Wasam said his client wanted a wide enough area to roll out his garage cans. He also did not want the gate running along the grass. Mr. Wasam added that the client o CL believed it looks aesthetically pleasing. a a Com. Weinstein said the client was asking for much more than what was necessary. He commented, that outside of the grading issues, the client has made no changes since the a previous meeting. M ti Mr. Wasam commented that there will be concrete pulled up to fix the grading issue, but N N other than that the proposal stands as is. N Ms. Woods, Community Development Director, commented to clarify that even with the new pour, the petitioner will still exceed the maximum requirement. w Mr. Sianis, Buffalo Grove Civil Engineering ll, confirmed Ms. Woods statement. Mr. Sianis 0 added that the new pour of concrete will cover roughly the some area but be on a slope instead to drain water from the rear yard to the front yard. c Chairperson Cesario commented on the hardship outlined by the petitioner. He asked if 6 the client could roll the garbage cans down the driveway prior to the work they conducted on the expanded driveway. a a� Mr. Wasam said he believed his client could roll the garbage cans down the driveway 0 prior to the expanded driveway. N m Chairperson Cesario clarified that the original purpose for the expanded driveway was to make it more aesthetically pleasing, not for the gate or the garbage cans. Mr. Wasam said he believed that was an accurate statement. Com. Moodhe asked if the client would provide final plans if it was approved. Mr. Wasam said yes. Com. Moodhe referenced the previous meeting on December 1, 2021, where he asked to see final plans today. He noted that those were not provided today,January 19, 2022. Mr. Wasam said he has no proposal at this point. Com. Moodhe asked if there were any revisions to the initial statements provided by the petitioner that are referenced on packet page 20 of the Staff Report. Packet Pg. 57 3.B.1 01/19/2022 Mr. Wasam said there have been no updates. Com. Moodhe asked if it's the client's opinion that the driveway changes fit in with the neighborhood. Mr. Wasam said yes. Com. Richards asked if the original driveway was already out of code. Mr. Wasam said he looked at the numbers that were provided to him, and based on his calculations, the driveway was already outside of the 40 percent. Com. Richards asked staff if they inspect driveways in new developments. Ms. Woods, Community Development Director, said yes. She added background on the permit process and inspection process for new builds. Com. Richards clarified that the driveway, before the expansion, met code. The expansion put the driveway over the maximum requirement of 40 percent. Ms. Woods, Community Development Director,said yes. o Q. Com. Spunt asked if any of the neighbors called. a Ms. Woods said calls were made, but nothing since the December 1, 2021, meeting. a Com. Moodhe asked if the plat of survey was attached. 0 Ms. Woods said yes, packet page 6. N 0 Com. Moodhe asked if there is another plat that shows the other additions to the N property. c Ms. Woods said the Village does not have any plats outside of the one attached to the packet. o N Mr. Wasam said he asked his client if he received a plat of survey when he acquired the property and his client said he did not. Com.Au asked for clarification on the fence issues. c Ms. Woods, Community Development Director said the fence will be lowered to meet ca CL code and will be enforced by property maintenance. She added, the fence is only part of the petition because it was used as a cause to expand the driveway. a Chairperson Cesario entered the staff report as exhibit one. a; Mr. Wasam thanked the commission for their time. _ Public Hearing was closed at 8:02 PM. Com. Weinstein made a motion to recommend approval to the Village Board to grant the variation which would allow a driveway expansion that would exceed the required front yard coverage by 5.12%based on failure to meet the variation standards. Com. Richards seconded the motion. Chairperson Cesario spoke against the motion. Com.Au spoke against the motion. Com. Moodhe spoke against the motion. Packet Pg. 58 3.B.1 01/19/2022 Com. Weinstein spoke against the motion. Com. Spunt asked what happens next. Ms. Woods, Community Development Director, explained what happens next. Mr. Sianis, Buffalo Grove Civil Engineering 11, went over the drainage issues one last time as the purpose for the removal of the expanded driveway whether the variance would be approved or not. Mr. Brankin, Village Attorney, added that the petitioner has been given many opportunities to make changes to their plans to comply and have not done so to date. Noting that Mr. Wosam's client stands by his original request. RESULT: RECOMMENDATION TO APPROVE [0 TO 7] 3 c Next: 2/22/2022 7:30 PM NAYS: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar _o ABSENT: Zill Khan c° EXCUSED: Stephen Goldspiel ° Q. a Q Regular Meeting a Other Matters for Discussion M Approval of Minutes a N 1. Planning and Zoning Commission - Regular Meeting - Dec 15, 2021 7:30 PM RESULT: ACCEPTED [UNANIMOUS] _ AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar c ABSENT: Zill Khan EXCUSED: Stephen Goldspiel _ 2. Planning and Zoning Commission - Regular Meeting - Dec 1, 2021 7:30 PM ci RESULT: ACCEPTED [UNANIMOUS] c AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar Q. ABSENT: Zill Khan EXCUSED: Stephen Goldspiel Q Chairman's Report Chairperson Cesario provided his comments. Committee and Liaison Reports Staff Report/Future Agenda Schedule Ms. Woods provided details on current projects and the future agenda schedule. Public Comments and Questions Adjournment The meeting was adjourned at 8:23 PM Packet Pg. 59 3.B.1 01/19/2022 Chris Stilling APPROVED BY ME THIS 19th DAY OF January , 2022 m 3 C O cC O L Q Q Q C� G a 0 M ti N N O N C O w O N d 7 C d u C R Q d V V Q N O r� 7 C Packet Pg. 60