Commission/Board/Committee Name: Date of Meeting: AGENDA:

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1 Commission/Board/Committee Name: Date of Meeting: Time of meeting: Location of Meeting: Lower Level of Village Hall, 517 Desplaines Avenue, Forest Park, IL Roll Call AGENDA: Approval of minutes from the meeting of Unfinished Business: New Business: Public Comment Adjournment

2 Village of Forest Park Memorandum TO: FROM: Plan Commission Steve Glinke, Director, Public Health and Safety SUBJECT: ZBA : 233 Des Plaines Petitioner: Dave Northey for Gordon Jones Owner: Dave Northey DATE OF REPORT: 11 July, 2017 DATE OF PLAN COMMISSION MEETING: 17 July, 2017 PROJECT OVERVIEW: The applicant is requesting zoning relief for two 2-unit townhomes on a subdivided lot. A final plat of resubdivision is also required for this project. The plat of resubdivision is in progress and final approval shall be required as a condition of approval. It will be presented to the PC at the regularly schedule PC meeting in August. REASON FOR ZONING RELIEF: The property is currently subdivided (lot 1 and lot 2) in a single lot of record. The need for zoning relief from Section 9-3B-3 (C1A) front yard was caused by the unique shape of the lots frontage which is angled. Relief from Section 9-4-1F is required to build more than one principle structure on a lot. STAFF RECOMMENDATION TO THE PLAN COMMISSION: Staff recommends approval of the townhome development identified in packet identified as ZBA If the ZBA chooses to concur with this recommendation, the following motion has been prepared for your use: Based on the submitted petition and testimony presented, the Zoning Board of Appeals recommends approval of the townhome development submitted by John Scheiss Architects dated 06 June The development of 233 Des Plaines Ave. and other items submitted for review shall be permitted subject to the following conditions. : All improvements shall be in substantial compliance with the following plans: 1. a. Site Plan Drawings, prepared by John Schiess Architects, Inc. dated 06 June 2017, consisting of Sheets SK1.1, SK2.1,SK3.1, SK3.2, SK3.3, SK4.1, L1.1 b. All plans and construction shall be in substantial conformance with the enforced codes of the Village of Forest Park. 2. The site plan approval shall be valid for one (1) year after its passage and approval unless a building permit has been issued.

3 GENERAL PROPERTY INFORMATION 233 Desplaines Plan View 233 Desplaines Existing Conditions

4 Applicant s Name: Property Owner s Name: Common Property Address: Common Location: Neighboring Property Land Use(s): Existing Property Zoning: Zoning Requirements: Dave Northey, Partner, Gordon/Jones LLC Dave Northey 233 Des Plaines Ave. West side of Desplaines 200 block. North Single Family Home (Zoned B-2) South R-2 Medium Density Residential West R-1 Low Density Residential East R-2 Medium Density Residental North R-2 Medium Density Residential Item Section Required Provided Zoned District Map SFD, Townhome, 2-flat Townhome Min Lot Area 9-3B-3 (B3) 2,000 Sq. 3,445 Max Height 9-3B-3A Front Setback 9-3B-3 (C1) 20 or 15% 10 TH 3 Rear Setback 9-3B-3 (C3) 25 or 20% whichever 51 smaller Side Yard Setback 9-3B-3 (C2) 3 or 10% whichever larger 5 Lot Coverage 9-3B-3 (B5) 45% 29% Lot Depth 9-3B-3 (B4) 120% Parking per dwelling unit 2 per (8 total) Floor Area 9-3B-4 (B3) 1,500 per dwelling unit 2,000 per Comprehensive Plan Designation: Multi-family Residential Existing Use of Property: Vacant Lot Proposed Use of Property: Multi-family Residential Previous Zoning Action on Property: 2007 approval for 7 townhomes Property Size: Frontage Depth north line, south line Rear ,528 Square Feet Standards For Variations 1. Was this a self-created hardship or condition? Petitioner: The relief sought in this Application was not self-created and is a direct result of the site specific unique shape of the property. See the Survey that is attached specifically the east property line that has approximately a 20 foot offset. Staff: Agrees with petitioner.

5 2. If you were not allowed the relief being requested, how would it deny you substantial rights that are commonly enjoyed by other owners in similar circumstances that request similar zoning relief? Petitioner: The relief sought in this Application, if not granted, would deny the substantial rights that are commonly enjoyed by other owners in similar circumstances that request similar zoning relief since the relief sought here may be categorized as dominium which has little to no effect on the built environment. Staff: Staff agrees 3. Do you believe that the zoning relief you are requesting is comparable to the type of zoning relief others have sought and obtained under like conditions, as opposed to being granted a special privilege? Petitioner: Whereas the relief sought in this Application is a direct result of the site specific unique shape of the property. See the Survey that is attached specifically the east property line that has approximately a 20 foot offset. And whereas the Village has granted similar and more intense variations to front yard setbacks than what are hereby sought, now therefore the relief sought here is comparable. Staff: A dangerous precedent was nearly averted with previously referenced zoning relief for the subject property. Relief included, building orientation (not facing DesPlaines Ave.), Building height (45 proposed, 35 allowed), lot coverage (exceeded 40%). This plan offers significant improvement with decreased density and fewer standards for relief. 4. If the zoning relief is granted, will the use of the property remain the same as its current use? Petitioner: The relief sought in this Application will retain the same use, residential, as the underlying zoning. Staff: The R-2 zoned district allows townhome/rowhouses as a permitted use. 5. The relief has a negative impact on the value of the property in the vicinity. Petitioner: Whereas the Applicant will present an expert witness who has personal and professional knowledge of residential valuation and the impact of new construction and zoning adjustments who will testify and present related documents to support the Applicant s position that the Planned Development will be compatible with and will not diminish the economic value of the surrounding residential values. Staff: Staff agrees. This location is specifically cited by the comprehensive plan for multi-familly development. 6. Explain how the granting of this variation increases congestion in the

6 public streets to traffic or parking. Petitioner: Whereas the Applicant proposes a use, residential, that is of the lowest intensity of any other use either within or outside of the zone district, And whereas the variation sought does not increase the intensity of use that is compliant with the underlying zoning, now therefore the granting of this variation will not increase congestion in the public streets to traffic or parking. Staff: The code requires two parking spaces for each dwelling unit. This has been provided by the developer. Local traffic and visitor parking is expected to be dynamic and will not negatively impact the quiet enjoyment of neighboring residents. 7. Explain how the granting of this variation unduly increases the danger of flood or fire. Petitioner: Whereas the Applicant proposes a use, residential, that is of the lowest intensity of any other use either within or outside of the zone district. And whereas the variation sought does not increase the intensity of use that is compliant with the underlying zoning. And whereas the proposed development will comply with all building codes and regulations, now therefore the granting of this variation will not unduly increase the danger of flood or fire. Staff: The structures will be protected throughout by automatic residential spinklers. Furthermore the petitioner will have to comply with storm water management in accordance with locally enforced codes and standards. 8. Explain how the granting of this variation unduly taxes public utilities and facilities in the area. Petitioner: Whereas the Applicant proposes a use, residential, that is of the lowest intensity of any other use either within or outside of the zone district. And whereas the variation sought does not increase the intensity of use that is compliant with the underlying zoning. And whereas the proposed development will comply with all building codes and regulations, now therefore the granting of this variation will not unduly tax public utilities and facilities in the area. Staff: Staff agrees. 9. Explain how the granting of endangers public health or safety. Petitioner: Whereas the Applicant proposes a use, residential, that is of the lowest intensity of any other use either within or outside of the zone district. And whereas the variation sought does not increase the intensity of use that is compliant with the underlying zoning. And whereas the proposed development will comply with all building codes and regulations, now therefore the granting of this variation will not endanger public health or safety

7 Staff: Staff agrees. STAFF REVIEW AND RECOMMENDATION: The subject property is currently a vacant site that previously had zoning authority for 7 townhomes that received significant relief for lot coverage, setbacks and height. Staff was critical of the development due largely to the excessive lot coverage and the requested unit height of 45 (10 over allowable). The project received approval but was never started and all previous approvals have expired. In the meantime the Village has spent considerable time and effort enforcing minimum property maintenance standards from the previous owner. During these past 10 years staff has repeatedly rebuffed any request to utilize the existing 7 foundations and made it clear that a reduction in density was required for future approvals. Any zoning relief for this property is driven by the need for a plat of re-subdivision. The reduction in density is an attractive feature in this development. Likewise the site plan indicates significantly more green space with lot coverage well below the statutory threshold. Staff concurs with the developer that the target market will be empty nesters or young professionals without children. This is reflected in the design which offer the unique feature not found in most townhome developments, that being a full living area at grade and a 2 nd floor that is dedicated entirely to the master suite. Staff supports this project and encourages the Zoning Board of Appeals to approve this project. A sample motion is provided herein.

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9 (1)HL (1)HL (11)EA (6)EA NORTH PPL: ' (1)HL NEW CARRIAGE WALK (1)ER (1)ER TH1 (1)ER TH3 G3 (1)ER (1)ER (1)ER DECK (1)ER DECK DECK WAL K 14' DRIVE G1 G4 TH4 PUB LIC TH2 (1)ER DECK WEST PPL: 52.80' PUBLIC ALLEY G2 DES PLA INES AVE NUE ROCKFORD AVENUE (1)HL (1)HL SOUTH PPL: ' (1)HL LANDSCAPING PLAN scale : 1" = -0" john conrad schiess architect, ltd. 400 Ashland Avenue tel River Forest Illinois john@jcsarchitect.com COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. Sheet Title PROPERTY OWNER: DES PLAINES HOMES DEVELOPMENT 233 Des Plaines, LLC 117 N. Monroe Street Hinsdale, Illinois phone: Issued for Site Plan Review Issued for Zoning Review Date 233 Des Plaines Avenue Forest Park, Illinois LANDSCAPING PLAN L1.1 Sheet No.

10 ROCKFORD AVENUE 4' HIGH METAL FENCE NORTH PPL: ' 19'-3 1/4" 29'-1/2" setback 6'-4 3/4" 42' setback 9'-1/2" 40' 6' CEDAR FENCE 16' 14' 15'-1 1/2" 1' 40' 39'-3/4" 6'-4 3/4" setback DECK DECK 4' HIGH METAL FENCE TH1 G1 TH3 G3 40' 14' DRIVE 40' WEST PPL: 52.80' DECK 7.39 DECK CW ALK G2 4' HIGH METAL FENCE EAS T PUB PPL: LI 5 TH2 6'-4 3/4" PUBLIC ALLEY setback 14 ' TH4 G4 ' NEW CARRIAGE WALK 6'-4 3/4" setback 4' HIGH METAL FENCE DES PLA INES 2' 54'-2" 40' 31'-3" 40' 40'-3/4" AVE NUE 33' R.O.W setback 6' CEDAR FENCE SOUTH PPL: ' DATA: LOT AREA 13,528 SQ FT (0.311 ACRES) 4 TOWNHOMES IN DUPLEX FORMAT 2 CAR DETACHED GARAGE EACH 3 BEDROOM BATH SLAB ON GRADE CONSTRUCTION X 40' FOOTPRINT X 3 FLOORS 2,400 SQ FT LIVING SITE PLAN scale : 1" = -0" john conrad schiess architect, ltd. 400 Ashland Avenue tel River Forest Illinois john@jcsarchitect.com COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. Sheet Title PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Hinsdale, Illinois phone: Revised for Site Plan Review Issued for Site Plan Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois PROPOSED SITE PLAN SK1.1 Sheet No.

11 1' ROOF EXTERIOR WALL BEYOND bedroom #2 J & J bedroom #3 6' 1' 9' 9' 33'-6" 3RD FLR 3' m. bath master suite terrace 2ND FLR 3' 11' great room dining room kitchen 6" 1ST FLR SCHEMATIC BUILDING SECTION scale: 3/16" = 1'-0" john conrad schiess architect 400 Ashland Avenue River Forest Illinois tel john@jcsarchitect.com, ltd. COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Hinsdale, Illinois phone: Issued for Site Plan Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois Sheet Title SCHEMATIC BUILDING SECTIONS SK4.1 Sheet No.

12 ROOF elev. 33'-6" ALUMINUM GUTTER VINYL CLAD WINDOW 3RD FLR 2ND FLR 1ST FLR 6" 11' 9' 9' ALUMINUM DOWNSPOUT HARDY SIDING 4" EXPOSURE TRELLIS VINYL CLAD DOOR WITH TRANSOM WINDOW HARDI PANELS HIGH DENSITY CEMENT BOARD CANOPY- HIGH DENSITY CEMENT BOARD ALUMINUM DOWNSPOUT VINYL CLAD DOOR WITH TRANSOM WINDOW DECK REAR ELEVATION - typical scale: 3/16" = 1'-0" john conrad schiess architect 400 Ashland Avenue River Forest Illinois tel john@jcsarchitect.com, ltd. COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Forest Park, Illinois phone: Issued for Site Plan Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois Sheet Title ELEVATION SK3.3 Sheet No.

13 HARDI PANELS HIGH DENSITY CEMENT BOARD ROOF elev. 33'-6" VINYL CLAD WINDOW " 11' 9' 9' 2 X 8 RECLAIMED 3RD FLR HARDY SIDING 4" EXPOSURE 2 X 8 RECLAIMED CANOPY- HIGH DENSITY CEMENT BOARD 2ND FLR 2 X 8 RECLAIMED HARDI PANELS HIGH DENSITY CEMENT BOARD 1ST FLR FRONT ELEVATION scale: 3/16" = 1'-0" john conrad schiess architect 400 Ashland Avenue River Forest Illinois tel john@jcsarchitect.com, ltd. COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Forest Park, Illinois phone: Issued for Site Plan Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois Sheet Title ELEVATION SK3.1 Sheet No.

14 1' ROOF elev. 33'-6" HARDY SIDING 4" EXPOSURE 9' VINYL CLAD WINDOW 3RD FLR WALL BEYOND TRELLIS 2ND FLR 1ST FLR 6" 11' 9' WALL BEYOND CANOPY- HIGH DENSITY CEMENT BOARD HARDI PANELS HIGH DENSITY CEMENT BOARD DECK SIDE ELEVATION - typical scale: 3/16" = 1'-0" john conrad schiess architect 400 Ashland Avenue River Forest Illinois tel john@jcsarchitect.com, ltd. COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Hinsdale, Illinois phone: Issued for Site Plan Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois Sheet Title ELEVATION SK3.2 Sheet No.

15 3' CANOPY ABOVE deck 19.4 X 12.0 TERRACE BELOW F terrace 18.7 X 6.0 6' TRELLIS high window closet pr kitchen x 14.0 sitting area 7.9 x 8.4 high window wic 6.4 x 4.5 DN bedroom # x 12.0 DN master suite 12.0 x 17.0 OPEN RAIL closet dining WH x 10'.0 OPEN RAIL mech. J&J 7.10 x 8.9 OPEN RAIL UP wic 4.0 x 6.8 wic 4.0 x 6.8 F-1 great room 15.3 x 14.3 UP laundry 6.4 x 9.8 D W m. bath 10.0 x 12.0 high window bedroom # x ' 1' 1' high window high window C L CANOPY ABOVE 3' FIRST FLOOR PLAN C L CANOPY SECOND FLOOR PLAN C L THIRD FLOOR PLAN john conrad schiess architect 400 Ashland Avenue River Forest Illinois tel john@jcsarchitect.com, ltd. COPYRIGHT: John C. Schiess expressly reserves and affirm his common law copyright and other copyrights in these drawings and documents. These contain original material and ideas. These drawings and documents are not to be reproduced changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party, without first obtaining the express written permission and consent of John C. Schiess. PROPERTY OWNER: 233 Des Plaines, LLC 117 N. Monroe Street Hinsdale, Illinois phone: Issued for Site Plan Review Revised for Review Issued for Zoning Review Date DES PLAINES HOMES DEVELOPMENT 233 Des Plaines Avenue Forest Park, Illinois Sheet Title PROPOSED FLOOR PLANS SK2.1 Sheet No.