Requested Action
1. A rezoning from R-3, One-Family Dwelling District to R-7, Multiple-Family Dwelling District.
2. A Planned Unit Development (PUD) to allow the construction of a 16-unit residential rowhome development.
3. Final Plat of Resubdivision to subdivide the subject property into individual lots for each townhome unit and for common areas.
Variations Required
1. Variation to Chapter 28, Section 5.1-7.2, Minimum Area for Zoning District, to allow the R-7 District to be approximately 1.39 acres where code requires a minimum of 2 acres for the R-7 District.
2. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback for the townhome building along Highland Avenue to be 12’ where code requires a 25’ setback.
3. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback for the townhome building along Chestnut Avenue to be 17’ where code requires a 25’ setback.
4. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback (north) to be 8’ for the building along Chestnut Avenue where code requires a 15’ setback.
5. Variation to Chapter 28, Section 5.1-7.10, Spacing Between Multi-Family Buildings, to allow 5’ spacing between principal buildings where code requires 25’ spacing.
6. Variation to Chapter 28, Section 10.2-8, to allow a two-way driveway width of 21’ where code requires a minimum of 24’ for a two-way drive aisle.
7. Variation to Chapter 28, Section 10.2-9, to allow tandem parking spaces.
8. Variation to Chapter 28, Section 10.2-13 Maximum Number of Spaces to exceed code by more than 50%.
9. A variation from Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback of 4.6 feet for lots 1 through 11 and 4.3 feet for lots 12 through 16 where code requires a 25-foot front yard setback for all lots.
10. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback of 0 feet for interior walls on lots 1, 6, and 12 where code requires a 2.6 foot side yard setback, and 0 feet for interior walls on lots 2, 3, 4, 5, 8, 9, 10, 13, 14, and 15 where code requires a 2 foot side yard setback, and 0 feet for interior walls on lots 7, 11, and 16 where code requires a 2.1 foot side yard setback.
11. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback of 0 feet for outer walls on lots 7, 11, and 15 where code requires a 2.1 foot side yard setback, and 4.3 feet for outer walls on lots 1 and 6 where code requires a 2.6 foot side yard setback, and 4.6 feet for outer walls on lot 12 where code requires a 2.6 foot side yard setback.
12. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a rear yard setback of 0 feet for lots 1 through 16 where code requires a 30-foot rear yard setback.
13. A variation to Chapter 28, Section 5.1-7.7, Maximum Building Lot Coverage, to allow approximately 291% building lot coverage for lots 2 and 15, approximately 290% building coverage for lots 3 and 8, approximately 287% building lot coverage for lot 16, approximately 284% building lot coverage for lots 7,11, 13, and 14, and approximately 283% building lot coverage for lots 4, 5, 9, and 10 where code allows a maximum building lot coverage of 200% on all lots.
14. A variation to Chapter 28, Section 5.1-7.11, Maximum Floor Area Ratio, to allow approximately 73% F.A.R. on lot 1, approximately 74% F.A.R. on lot 12, approximately 75% F.A.R. on lot 6, approximately 84% F.A.R. on lots 4, 5, 9, 10, and 14, approximately 85% F.A.R. on lot 13, approximately 87% F.A.R. on lots 7 and 11, approximately 88% F.A.R. on lots 2, 3, 8, and 16, and approximately 89% F.A.R. on lot 15 where code allows a maximum F.A.R. of 55% on all lots.
Recommendation
A public hearing was held by the Plan Commission on June 26, 2019 where Commissioner Cherwin moved and Commissioner Sigalos seconded:
A motion to recommend to the Village Board of Trustees, approval of PC#19-005, a re-zoning from R-3 One Family Dwelling District to R-7 Multiple-Family Dwelling District; a planned unit development to allow the construction of a 16-unit residential townhome development; and a Final Plat of resubdivision to subdivide the subject property into individual lots for each townhome unit and for common areas, as well as the following variations:
1. Variation to Chapter 28, Section 5.1-7.2, Minimum Area for Zoning District, to allow the R-7 District to be approximately 1.39 acres where code requires a minimum of 2 acres for the R-7 District.
2. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback for the townhome building along Highland Avenue to be 12’ where code requires a 25’ setback.
3. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback for the townhome building along Chestnut Avenue to be 17’ where code requires a 25’ setback.
4. Variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback (north) to be 8’ for the building along Chestnut Avenue where code requires a 15’ setback.
5. Variation to Chapter 28, Section 5.1-7.10, Spacing Between Multi-Family Buildings, to allow 5’ spacing between principal buildings where code requires 25’ spacing.
6. Variation to Chapter 28, Section 10.2-8, to allow a two-way driveway width of 21’ where code requires a minimum of 24’ for a two-way drive aisle.
7. Variation to Chapter 28, Section 10.2-9, to allow tandem parking spaces.
8. Variation to Chapter 28, Section 10.2-13 Maximum Number of Spaces to exceed code by more than 50%.
9. A variation from Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a front yard setback of 4.6 feet for lots 1 through 11 and 4.3 feet for lots 12 through 16 where code requires a 25-foot front yard setback for all lots.
10. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback of 0 feet for interior walls on lots 1, 6, and 12 where code requires a 2.6 foot side yard setback, and 0 feet for interior walls on lots 2, 3, 4, 5, 8, 9, 10, 13, 14, and 15 where code requires a 2 foot side yard setback, and 0 feet for interior walls on lots 7, 11, and 16 where code requires a 2.1 foot side yard setback.
11. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a side yard setback of 0 feet for outer walls on lots 7, 11, and 15 where code requires a 2.1 foot side yard setback, and 4.3 feet for outer walls on lots 1 and 6 where code requires a 2.6 foot side yard setback, and 4.6 feet for outer walls on lot 12 where code requires a 2.6 foot side yard setback.
12. A variation to Chapter 28, Section 5.1-7.6, Required Minimum Yards, to allow a rear yard setback of 0 feet for lots 1 through 16 where code requires a 30-foot rear yard setback.
13. A variation to Chapter 28, Section 5.1-7.7, Maximum Building Lot Coverage, to allow approximately 291% building lot coverage for lots 2 and 15, approximately 290% building coverage for lots 3 and 8, approximately 287% building lot coverage for lot 16, approximately 284% building lot coverage for lots 7,11, 13, and 14, and approximately 283% building lot coverage for lots 4, 5, 9, and 10 where code allows a maximum building lot coverage of 200% on all lots.
14. A variation to Chapter 28, Section 5.1-7.11, Maximum Floor Area Ratio, to allow approximately 73% F.A.R. on lot 1, approximately 74% F.A.R. on lot 12, approximately 75% F.A.R. on lot 6, approximately 84% F.A.R. on lots 4, 5, 9, 10, and 14, approximately 85% F.A.R. on lot 13, approximately 87% F.A.R. on lots 7 and 11, approximately 88% F.A.R. on lots 2, 3, 8, and 16, and approximately 89% F.A.R. on lot 15 where code allows a maximum F.A.R. of 55% on all lots.
This recommendation shall be subject to the following conditions:
1. Eight feet of land shall be dedicated for additional right-of-way along both Highland and Chestnut Avenues.
2. The Petitioner shall widen Chestnut Avenue approximately eight feet and construct four on-street parking spaces.
3. Brick paver sidewalks shall be required on Highland Avenue (five feet wide) including decorative streetlights within the parkway.
4. All fees required for final plat approval shall be provided prior to Village Board consideration of the final plat.
5. An on-site utility management agreement must be provided prior to building permit issuance.
6. All new above ground utility equipment, transformers, switch gear, and building-mounted mechanical equipment must be appropriately located and screened. All gas and electric meters, as well as all cable and phone connections, should be routed to the rear of each unit, as feasible rooftop mechanicals shall be screened.
7. The Petitioner shall cooperate with implementation of a parking/loading zone on Sigwalt if required.
8. Final staging and construction plans shall be provided at building permit.
9. Architectural design shall be in substantial compliance with the Design Commission recommendation of May 28, 2019.
10. Petitioner shall pay a fee of $120,000 for affordable housing at time of building permit per the Housing Commission recommendation of June 11, 2019.
11. School, park, and library contributions shall be required per Village code prior to the issuance of a building permit for each row home building.
12. The Petitioner shall comply with all federal, state, and Village codes, regulations, and policies.
Roll Call Vote: Commissioners Cherwin, Dawson, Green, Lorenzini, Sigalos, Warskow, and Chair Ennes voted in favor. Motion carried.