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PLAN COMMISSION 2016/09/14 MinutesThe City of Lake Forest Plan Commission Proceedings of the September 14, 2016 Meeting A meeting of the Lake Forest Plan Commission was held on Wednesday, September 14, 2016, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Commission members present: Chairman Ley, Commissioners Michael Freeman, Tim Henry, Lloyd Culbertson, Guy Berg and Monica Ruggles Commissioners absent: Rosemary Kehr Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff. Chairman Ley introduced the members of the Commission and City staff. 2. Consideration of the minutes of the August 17, 2016 meeting. The minutes of the August 17, 2016 meeting were approved as submitted. 3. Initial Presentation and Feedback. Plan concepts developed to date based on the Plan Commission discussions and recommendations pertaining to the McKinley Road redevelopment area. The redevelopment area includes properties located at 711, 723 and 725 McKinley Road and potentially, a portion of the City owned property at 361 E. Westminster. Commission feedback, questions and direction is requested. No action is requested at this time. Owners: 721 McKinley LLC & 725 McKinley LLC (Todd Altounian 45%, Peter Witmer 45%, Jim Altounian 5%, Jerry Jacks 5%) Presented by: Peter Witmer, architect Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contacts. Hearing none, he swore in all those intending to speak on this matter and invited a presentation from the petitioner. Mr. Witmer introduced the project and reviewed the area. He noted that initially, the developer acquired the center office building but realized that to achieve a quality redevelopment of the area, an overall plan was needed. He stated that as the developer, he was eventually able to acquire all three office buildings and is now ready to move forward with redevelopment of the area with an overall plan which would allow construction in phases. He noted that various studies of the area have occurred over the years including the work of the Cultural Corridor Task Force, the Lakota Group and the Plan Commission which recently developed a set of recommendations to guide redevelopment of the area. He stated that the plans Plan Commission Meeting Minutes – September 14, 2016 Page 2 of 8 that have been developed build on all of the discussions to date. He summarized key themes that came out of previous discussions including the need for pedestrian, bicycle and vehicle connectivity through the area. He stated that currently, the area is not inviting and access through the area cannot be achieved without crossing private property. He stated that it is unfortunate that the railroad removed the pedestrian crossing mid-block, between the train station depots forcing pedestrian access across the railroad tracks to either Westminster or Deerpath. He noted however, that connection from the redevelopment area to the train station is still important pointing out the central stairway from McKinley Road to the train station and the new bike path ribbon along McKinley Road that has become an important corridor. He pointed out the three curb cuts that currently exist along the east side of McKinley Road providing access to each office building and the alley to the east of the buildings that provides access from Westminster through to the Library in a somewhat haphazard manner. He explained that the goal of the proposed plan is to reduce the speed of traffic through the area through a combination of street design, a narrow street width and parallel parking along the new street. He stated that the plan is also designed to provide meaningful open space to benefit the new residents and the surrounding properties. He reviewed other prominent green spaces in the Central Business District including Market Square, the front lawn of the Library and the streetscapes of McKinley Road, Westminster and Deerpath which provide visual green space. He added that the bike path and alee of trees along it provides a ribbon of open space which benefits the area as well. He stated that the redevelopment plan is design to provide private outdoor spaces for the new residences. He pointed out that like the 333 Westminster condominium building, outdoor terraces for the first floor units and balconies for the second floor units are being considered. He stated that roof terraces are planned as part of the new development to increase the options for outdoor spaces. He acknowledged that landscaping of the new development will be critical noting the quality landscaping that was installed as part of the Regent’s Row project on north Western Avenue. He stated that the proposed redevelopment site is tight and is surrounded by important civic buildings; the train station, Library, Church and Market Square. He stated that in his opinion, the new buildings should not try to compete with the important historic buildings, but instead, the new buildings should be “background” buildings, generally in scale with the 333 Westminster building. He reviewed various images showing conceptual streetscape scenes which incorporate the proposed new buildings into the existing conditions. He compared the building masses, noted the open spaces and pointed out opportunities for views of the historic buildings from different vantage points. He pointed out the grade change in the area noting that the train station sits about six or seven feet above the redevelopment site. He commented on access into the development site noting that providing for access through the site, instead of limiting access in and out of the site to a single location, is preferred. He stated that there seems to be a consensus that the area should be redeveloped for multi-family residential use consistent with the plan now proposed. He commented on the Westminster streetscape and reviewed opportunities for the northern portion of the City property which fronts on Westminster including the opportunity to infill that area with a single family home to complete the existing streetscape. He stated that Plan Commission Meeting Minutes – September 14, 2016 Page 3 of 8 in his opinion, the majority of the City property should be part of the overall redevelopment plan for the area whether it is developed by a single developer, or multiple developers. He commented on the Library noting that based on his observations, the Library currently relies on the overflow parking on the City property to the north. He stated that, in his opinion, the main entrance to the Library should remain on Deerpath but noted that as part of redevelopment of the area, there is an opportunity to provide some additional land area, squared up with the back of the Library, to provide the opportunity for improved circulation, additional on site parking, improved pedestrian access and open space that could act as a buffer between the Library and the new development. He reviewed options for access into and through the redevelopment site. He provided images that located a new east/west road at the south edge of the site, in the center and adjacent to the 333 Westminster building. He explained his preference for locating the road in the center of the site to avoid impacting the Church or the residents in the 333 Westminster building. He discussed the road in relation to the new buildings noting the importance of providing a front door on a street. He added that the goal is to provide units with windows on more than one wall. He added that the proposed building design avoids long corridors and double loaded corridors. He noted that as planned, elevators would open right into the units. He compared configuring the development with a single large building as opposed to multiple smaller buildings, scaled similar to the 333 Westminster building. He reviewed an overall plan showing three buildings with a center east/west street that would connect to the existing alley. He noted that access through to the Library could be provided, or not. He noted that consideration was given to relocating the alley to the east side of the City parcel but noted the impact on the neighboring single family homes and pointed out that access will still need to be provided to the garage for the 333 Westminster building. He noted that a road along the eastern edge of the City property could make development of the northern portion of the City property difficult. He presented and reviewed various concept plans discussing the pros and cons of each. He stated that underground parking is planned for each multi-family residential building. He stated that shared guest parking will be provided on the street noting that the street could provide for overflow parking for the Library as well. He added that in the evenings and on weekends, public parking is available near the train station and in the commuter lots along McKinley Road. He noted that the plan provides the opportunity for various types of residential units; large condominiums, moderate sized condominiums, some affordable units and potentially a single family home. He noted that careful study will be needed to make sure that if a multi-family building is constructed on the City parcel, it feels integrated with the overall site and not like a leftover piece. He pointed out that with placement of a new road in the center of the three office parcels, a building on the City property could serve as a visual terminus to the road, giving an importance to the building. He reviewed the views from the units of the new buildings noting that views of the Library, Church and the Market Square towers will all be impressive. He stated that he is seeking input to allow him to finalize an overall site plan concept and noted his intent to return to the Commission seeking approval to move forward with the first building. Plan Commission Meeting Minutes – September 14, 2016 Page 4 of 8 Ms. Czerniak stated this is petition is before the Commission as a follow up to the broader discussions the Commission has had about the McKinley Road redevelopment area over the past two months. She noted that development parameters drawn from the Commission’s discussion to date were reviewed and supported by the Commission at the last meeting. She stated that the parameters are included in the Commission’s packet to use as a framework for evaluating the proposed site plan for redevelopment of the area. She noted that since the last Plan Commission meeting, the City Council had the opportunity to review the parameters and indicated general support for the direction set forth, support for incorporating the City property, or some portion of it, into the development site and support for giving some consideration to providing additional space for the Library through this process to replace the overflow parking on the City parcel that is currently used by the Library or for other improvements that may be deemed appropriate by the Library. She noted that the City Council recognized the prominence and importance of the redevelopment site overall and is looking to the Commission to send forward a recommendation that supports a high quality development for the area, one that will serve the City well over the long term. In response to questions from Commissioner Henry, Mr. Witmer stated that the northern portion of the City property could allow a single family home of about 3,000 square feet. He noted that the current zoning on the property allows for a duplex or single family house but noted that there are currently single family homes along this portion of Westminster. He discussed access into the site. He stated that a new east/west road is envisioned as a one way road. He noted that a traffic consultant is part of the project team and was charged with looking at the plan to determine whether the road should be one way east, or one way west. He stated that his preference is for the road to be one way going east to allow entrance to the site from McKinley Road and to allow vehicles to drive past the building entrances upon turning into the site. He noted that entering the site from Westminster could be confusing with the buildings having McKinley Road addresses. He noted that the proposed residential development will generate about half of the traffic that was generated by the three office buildings at this location when they were fully occupied. He added that traffic currently, primarily enters the site from McKinley Road. In response to questions from Commissioner Ruggles, Mr. Witmer reviewed various options that were considered for the City parcel. He stated that consideration was given to leaving it as open space and to moving the alley to the east side of the parcel, adjacent to the existing single family homes. He stated that given the single family residential character of Westminster, it seems to make the most sense to carve off the north portion of the City parcel for development with a single family residence resulting in a building that will be consistent with the scale of the existing buildings along the streetscape. He confirmed that options for townhomes and duplexes on the City parcel were considered. He clarified that the overall plan attempts to plan for future use of the City parcel recognizing that the first phase of Plan Commission Meeting Minutes – September 14, 2016 Page 5 of 8 the development will allow the opportunity for further discussions about the City parcel. He confirmed that as proposed, the new buildings would be aligned with the 333 Westminster building, stepping back approximately the same distance from McKinley Road. He noted that over time, the landscaping around the 333 Westminster building has grown in quite heavy, almost making the building disappear from McKinley Road. He confirmed that the first building proposed as part of the new development will be about the same size as the 333 Westminster building. He noted that the buildings in the later phase of the development will be smaller given the limited size of the site. In response to questions from Commissioner Berg, Mr. Witmer reviewed the proposed vehicular and pedestrian circulation plan. He noted that the preferred plan allows the front doors of the buildings to open on to the street and sidewalk. He stated that the streets are intended to be small in scale and will have a residential character to slow traffic. He stated that a road connection could be provided to the Library, or not. He stated however that a strong pedestrian connection to the Library is planned to invite people to walk through the newly developed area. Commissioner Berg noted that the proposed circulation plan is an improvement over what exists in the area today. He encouraged further discussions with the Church to understand the long term plans for the Church property. He suggested that knowing whether or not the existing single family home on the Church property will remain over the long term could help determine the proper location for the east/west road. He commented on the larger area and the opportunity to consider locating the new road on an axis with Market Square or other points. He suggested that circulation around the buildings could be considered to mimic Market Square. In response to comments from Commissioner Berg, Mr. Witmer stated that representatives of the Church have indicated the intent to maintain the existing house. He explained that with the house in place, lining the new road up with the Library is not possible. In response to questions from Commissioner Freeman, Mr. Witmer stated that 11 or 12 market rate units are proposed in the first building along with two affordable units. He stated that the overall plan contemplates about 25 units on the site. In response to questions from Chairman Ley, Mr. Witmer stated that the front two buildings are planned at three stories and the building to the east would step down in massing. Hearing no further questions from the Commission, Chairman Ley invited public comment. Lynn Casper, 1270 Burr Oak, noted that she is speaking as the President of the Library Board of Trustees. She stated that last year, patrons visited the Library 440,357 times to check out materials, attend programs and use the Library for research and Plan Commission Meeting Minutes – September 14, 2016 Page 6 of 8 tutoring. She stated that the Library is experiencing significant parking problems and the Board would like to go on the record with a request that the Library be provided with access to a minimum of 15 spaces behind the Library given that the Library has relied on parking spaces on the City property, behind the Library for nearly 20 years. She noted that the City has been aware of limited parking in this area for many years noting that several years ago the City approached representatives of the Church to discuss the possibility of sharing the Church parking lot but learned that was not an option. She stated that with the proposed increase in density on the office parcels, the Library Board is concerned that demand for parking in the area will increase. She stated that the Library Board does not see parking in the City lot, on the south side of Deerpath, across from the Library, as a safe solution. She pointed out that crossing Deerpath is difficult for seniors and children and noted the change in topography from Deerpath to the Library entrance. She noted that the Library staff already uses the parking lot on the south side of Deerpath and at times, there are no parking spaces available for Library patrons. She stated that requiring Library patrons to pay for parking at the train station parking lot is incongruent with the goal of making the Library available to everyone. She stated that she looks forward to working with the City to address the Library’s concerns. Regina Lind 338 E. Westminster, stated support for a single family home on the Westminster streetscape. She asked that notice be provided further in advance of future meetings on this project. Catherine Lemmer, Executive Director of the Library expressed concern about the loss of parking for the Library. She questioned whether connecting a road to the Library parking lot would result in the elimination of existing spaces on the Library site. She stated that traffic currently moves slowly through the Library site because off the tight configuration. She expressed concern about diverting more traffic through the Library site. Ron Teslick, 333 E. Westminster, stated his hope that an east/west road will not be located along the south side of his building. He noted that the patios for the first floor units are located in that area and would be impacted. He stated that a road in that area would not be a good plan. He noted that his unit is on the third floor of the building and presently, he has a nice view over the three office buildings to the south and sees the dome of the Library. He stated that the view was part of the attraction of living in the building. He stated his hope that his view would be preserved. Hearing no further requests to speak from the public, Chairman Ley invited the petitioner to respond to public comment. Mr. Witmer commented that the plan proposes additional space behind the Library to provide the option for adding parking spaces in that area. He noted that a road connection to the Library can be considered, but is not essential to the development. He stated that the overall circulation route around the Library would not change as a result of the proposed development so the traffic would likely still Plan Commission Meeting Minutes – September 14, 2016 Page 7 of 8 proceed around the Library slowly and cautiously. He acknowledged that some views from the 333 Westminster building will likely be impacted by the proposed development. He noted however, that as proposed in the preferred plan, the new condominium building will be set back further away from the 333 Westminster building than the existing office building. He agreed that the private outdoor patios and the balconies are important amenities to both the existing and the proposed buildings. He stated the intent to locate the quieter rooms of the new condominiums to the north, near the 333 Westminster building. He agreed that locating a new road immediately south of the 333 Westminster building would not be a good solution and would impact the existing buildings and residents. He acknowledged that there are many details to work out including the disposition of the City parcel, how utilities will be relocated and the final configuration of the access. He noted that the first building can proceed while some of the details about the rest of the development and the City property are being resolved. He added that some tenants in the 711 McKinley Road office building have lease that continue for some time. In response to questions from Chairman Ley, Mr. Witmer stated that they are ready to start on the larger building, the building on the north side right away. He stated that the project is planned to proceed in phases. He stated that phasing the project will allow the opportunity to see what the demand is for different types of units. He stated that phasing could help in easing parking during construction. Commissioner Culbertson stated a concern with the small open space in the center of the site as proposed in the preferred plan. He suggested that further study be done in an effort to more closely echo the open space in Market Square or in front of the Library. He stated that he supports the centering of the road on McKinley Road but questioned whether on the east side, the building could be shifted north to allow the open space to align with the Library. He added that the north/south road could be shifted to the east property line to serve as a landscaped buffer between the existing single family homes and the new development. He suggested that other residential building types could be considered for the City parcel. Commissioner Freeman pointed out that alley access to the 333 Westminster building is needed which could result in two curb cuts on Westminster. He noted that consideration could be given to a townhome fronting on Westminster to see if that could help to accommodate moving the alley to the east. Commissioner Berg stated support for the orientation of the open space as reflected in the preferred plan. He commented that it is not appropriate to try to repeat Market Square particularly since it is commerce oriented and this is a residential development. He noted that as proposed, the open space tries to address the Library and the new residential development. He stated support for the proposed location of the road off of McKinley Road. He pointed out that the building forms are in service to the land plan which is a good way to proceed. He stated that with the land configuration, it may be difficult to arrange the green space in a manner that addresses the Library in a balanced fashion. He acknowledged Commissioner Plan Commission Meeting Minutes – September 14, 2016 Page 8 of 8 Culbertson’s suggestion to move the alley to the east in an effort to treat the open space in a more balanced manner. He stated support for the single family residence addressing Westminster and offered that maybe a duplex in that location, with an entrance on Westminster to one unit, could be considered. He noted that the goal is to create a strong open space, as powerful as Market Square, with the Library as the big element. He stated that he supports the direction of the project and encouraged further work on the edge conditions of the buildings that will address the open space. He asked for further work to improve upon the formal open space. In response to comments from the Commission, Mr. Wi tmer stated that he is excited about looking at the possibilities for the site. He noted the importance of having some type of visual terminus at the east end of the new street which currently is provided by the building in that location. He stated that locating a road on the east side of the property, along the single family homes, would require a significant setback and could be a detriment to the existing homes. He pointed out that the City property is narrow. He also pointed out that as proposed; the green space is twice the size of the grass in Market Square. He agreed that it would be peculiar to try to replicate Market Square. He stated that he has studied the scale of the road in the Regent’s Row development and noted that a few feet of width makes a significant difference in the feel of the development. He agreed to explore the concepts raised by the Commission. Commissioner Henry commented that offering up green space, at the back of the Library is a good compromise and benefits the residential development and the Library. 4. Distribution for Future Consideration. The draft City of Lake Forest Sustainability Plan was distributed to the Plan Commission in preparation for a public hearing on October 12, 2016. 5. Additional public comment on non-agenda items No additional testimony was presented on non-agenda items. 6. Additional information from staff. No additional information was presented by staff. The meeting was adjourned at 7:46 p.m. Respectfully submitted, Catherine Czerniak Director of Community Development