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PLAN COMMISSION 2017/07/12 MinutesThe City of Lake Forest Plan Commission Proceedings of the July 12, 2017 Meeting Draft – Subject to Commission Review and Approval A meeting of the Lake Forest Plan Commission was held on Wednesday, July 12, 2017, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Commission members present: Chairman Ley, Commissioners, Monica Ruggles, Michael Freeman and Louis Pickus Commissioners absent: Commissioners Tim Henry, Guy Berg and Rosemary Kehr (Commissioners Berg and Kehr recused themselves from participating in deliberations on the single agenda item on this agenda due to business conflicts and for that reason, were not in attendance.) Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff. Chairman Ley introduced the members of the Commission and staff. 2. Consideration of the minutes of the May 11, 2017 meeting. The minutes of the May 11, 2017 meeting were approved as submitted. 3. Public Hearing and Action: Consideration of the final plat of subdivision and the associated Special Use Permit for The Preserve at Westleigh, 770 Westleigh Road. Property Owner: Lake Forest Open Land Foundation Developer: The Janko Group Representative: Nick Patera, Teska Associates, Inc. Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contacts. He noted that Commissioners Berg and Kehr recused themselves from participating in consideration of this petition due to prior or existing business relationships with the petitioners. Hearing no further conflicts of interest or Ex Parte contacts, he swore in all those intending to speak and invited a presentation from the petitioner noting that the Commission and City Council previously approved the tentative plat of subdivision for this development. He added that the Commission considered this petition at three previous meetings. Mr. Patera introduced the petition and identified the representatives of the developer, property owner and technical experts present at the meeting noting that they will be available to answer questions. He stated that his intention is to provide an update to the Commission and review aspects of the project that have been refined in response to the conditions of tentative approval. He noted that the staff Plan Commission Minutes – July 12, 2017 Meeting Page 2 of 6 report thoroughly reviews the project and the approvals granted to date. He reviewed the overall layout of the subdivision noting the relationship of the area that will be developed with nine homes, to the areas that will be preserved as open space. He stated that the overall development plan has not changed. He noted that consistent with the Commission’s earlier direction, a landscape buffer along the west side of property and a 50 foot Conservation Easement along Westleigh Road are reflected on the plat. He noted that evergreens will be planted in some areas within the landscape buffer, near the west property line, in consultation with the closest neighbors and City staff. He explained that these plantings will provide a visual buffer for the existing homes from the new development and from the nature trail. He noted that the location of the curb cut from the new development on to Westleigh Road was shifted to the west to avoid impacts from headlights on the residence on the south side of Westleigh Road. He pointed out that the curb cut is now located across from open space, rather than existing residences. He pointed out the buffers around the wetlands and easements for existing drainage swales. He called attention to the two cul -de-sacs and noted that some visitor parking spaces are now tucked into the landscaped areas. He noted that landscaped views will still dominate the streetscape but that the additional parking spaces will provide parking for holidays and short term visitors. He noted that in addition to the garages, the driveway for each home will accommodate two or more cars. He reviewed the proposed street lights noting that five lights are proposed for discrete lighting. He explained that the light will be directed down and spillover will be limited. He stated that a minimum amount of illumination is needed for safety along the road. He provided some color images of the proposed additional parking spaces. He stated that the final plat is in compliance with the conditions of tentative approval. Ms. Czerniak reviewed that the plat of subdivision is now before the Commission for final consideration. She noted that the Code establishes a two phase process for the review of subdivisions and noted that the detailed review and analysis is completed during the tentative review phase. She reviewed that, as noted by Chairman Ley, the Commission considered this petition at three lengthy meetings during the tentative phase. She reviewed that the Commission carefully considered various issues including the proposed density, the conventional plans and alternative site layouts, the implications of the overlay district, the wetlands and the configuration of the roadway. She noted that in conjunction with the recommendation in support of the tentative plat of subdivision, the Commission recommended approval of rezoning the property from R-5 to R -4. She noted that the City Council approved both the rezoning and the tentative plat of subdivision in accordance with the Commission’s recommendation. She noted that through the approval of the tentative plat, the overall layout of the subdivision was approved along with the number of lots and roadway configuration. She noted that several modifications were made through the tentative review process. The lots were shifted farther away from the Westleigh Road streetscape, a Conservation Easement was established along Westleigh Road and a landscape buffer was required along the west property line. She noted that the owners of the adjacent property to the west, in the North Carroll Meadows Subdivision were very involved as the plans for the development Plan Commission Minutes – July 12, 2017 Meeting Page 3 of 6 took shape. She stated that the landscape buffer that is reflected on the final plat is intended to provide screening for the existing homes from lights, views of roof tops and the nature trail in the new development. She acknowledged that the landscape buffer is not intended to obscure all views of the proposed development, but to mitigate the impacts to a large extent. She suggested that the Commission may want to add a condition of approval requiring that Lake Forest Open Lands Association confer with the City Arborist and neighboring residents to get input on the siting of the evergreens that are to be planted in the buffer area. She noted that since the area is identified on the plat of subdivision as a landscape buffer area, plantings of adequate density will need to be maintained in the area in perpetuity and the City will have the ability to require replacement of trees that fail to thrive or additional plantings if there are gaps in the buffer that are not consistent with the intent to provide substantial screening in the area. She stated that staff reviews of the final plat and engineering plans are complete and that although some minor, further refinements are necessary, staff is recommending approval of the final plan subject to the conditions detailed in the staff report and any additional conditions that the Commission determines to be necessary. She noted that a few further refinements are needed prior to presentation of the final plat and the associated Special Use Permit to the City Council for action. She added that after Council approval, all applicable fees will need to be paid before the plat of subdivision is recorded and work begins to develop the site. In response to questions from Commissioner Freeman, Ms. Czerniak confirmed that the cul-de-sacs, with the proposed addition of parking spaces, will need to meet the City’s standard turning radius requirement. She confirmed that this review involves both the City Engineer and public safety personnel. She stated that initially concerns were raised about whether adequate parking is available in the subdivision for visitors and noted that the provision of spaces within the cul-de-sac island is an approach used in other developments that have private roads. She noted that use of the common parking spaces will need to be regulated by the Declaration of Covenants which will be recorded on the properties within the subdivision. Commissioner Freeman expressed concern about whether there will be adequate emergency access through the subdivision. He questioned whether making the landscaped islands smaller would be a better approach than infilling them with parking spaces. He stated that approach could provide for better emergency access and avoid the visual impact of the parking spaces. In response to questions from Commissioner Freeman, Mr. Patera explained that the parking spaces are positioned so that they will be screened by landscaping. He noted that the parking spaces are deep enough that vehicles will not extend beyond the landscaped area to block the road or to be highly visible. He noted that there are similar parking spaces in Conway Farms and pointed out that they do not impede access and are well used. Plan Commission Minutes – July 12, 2017 Meeting Page 4 of 6 Commissioner Freeman suggested that a condition be added to require further review of the functionality of the parking spaces and verification of sufficient emergency access. In response to questions from Commissioner Pickus, Mr. Patera confirmed that maintenance of the Conversation Easement and Landscaping Buffer areas will be the responsibility of Lake Forest Open Lands Association. Chairman Ley invited public comment, hearing no requests to speak from the public; he invited final comments or questions from the Commission. Hearing none, he invited a motion. Commissioner Freeman made a motion to recommend approval of the final plat of subdivision for The Preserve at Westleigh and the associated Special Use Permit subject to the following conditions of approval. Prior to consideration of the final plat by the City Council: 1. Final engineering plans which have been determined to be complete, accurate and in conformance with all applicable regulations and standards by the City Engineer, and any other documents deemed necessary by the City Engineer shall be on file, in final form, with the City. • Approvals from any outside agencies must be submitted as directed by the City Engineer. • The engineering plans shall reflect the preservation of the existing topography to the extent possible with any grade changes kept to the minimum necessary to meet good engineering practices. • The radii of cul-de-sacs and any parking proposed in the islands of the cul-de- sacs shall be subject to review and approval by the City Engineer and the Fire Chief. 2. The final plat of subdivision shall be submitted and determined to meet all applicable requirements by the City Engineer and Director of Community Devel opment. The following notes, and any other notes deemed appropriate by staff, shall be reflected on the final plat of subdivision. • Note: No further subdivision of the open space areas is permitted. • Note: The Conservation Easement shall be maintained as a vegetative buffer to preserve the natural streetscape appearance of Westleigh Road. Any removals within the Conservation Easement are subject to review and approval by the City along with a plan and timeline for replacement plantings to achieve a density and diversity of plantings consistent with the overall streetscape. • Note: The landscape buffer area delineated on the plat shall be planted and maintained in a manner that provides for year round screening between the trail and the nearest homes located to the west of the property. The plantings must be maintained and replaced as necessary as part of the ongoing care of the nature preserve area. Plan Commission Minutes – July 12, 2017 Meeting Page 5 of 6 • Note: The Homeowners’ Association is responsible for all ongoing maintenance of all private infrastructure including, but not limited to all aspects of the storm sewer system, the road and the common area. If, in the determination of the City, proper maintenance is not performed on an ongoing basis, and after proper notification to the responsible parties, corrective action is not taken with a reasonable time period, the City is permitted to perform the necessary maintenance and assess the responsible parties for the full cost of the work plus administrative fees. • The party responsible for maintaining the nature preserve in perpetuity shall be stated on the plat. • Note: All new homes shall be equipped with residential sprinkler systems for fire protection. 3. A final tree removal and tree preservation plan shall be submitted including documentation of the total of tree inches proposed for removal. The tree planting plan shall provide a minimum of inch for inch replacement for the trees removed from the site. 4. A final landscape plan shall reflect plantings proposed on the site to provide screening from existing adjacent development and infill landscaping as determined to be necessary on the streetscape. The plan shall identify removals of dead, diseased and vegetation that is failing to thrive in these areas and reflect on the plan how the gaps left by removals will be in filled and the perimeter areas enhanced. The final landscape plan shall reflect street tree plantings, plantings in common areas within the development site including around the ponds and provide a typical planting plan for an individual lot. • Siting of the evergreens within the Landscape Buffer area shall be done in consultation with the City Arborist and the owner of the immediately impacted property to the west. 5. A draft of the Declaration of Covenants shall be submitted and will be subject to review and approval by the Director of Community Development and if appropriate, the City Attorney. The motion was seconded by Commission Ruggles and was approved by the Commission by a vote of 4 to 0. 5. Additional public comment on non-agenda items There was no testimony was presented on non-agenda items. 6. Additional information from staff. There was no additional information presented by staff. Plan Commission Minutes – July 12, 2017 Meeting Page 6 of 6 The meeting was adjourned at 7:01 p.m. Respectfully submitted, Catherine Czerniak Director of Community Development