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PLAN COMMISSION 2015/06/10 MinutesThe City of Lake Forest Plan Commission Proceedings of the June 10, 2015 Regular Meeting A regular meeting of the Lake Forest Plan Commission was held on Wednesday, June 10, 2015, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Commission members present: Chairman Michael Ley and Commissioners Rosemary Kehr, Jeff Kuchman, Guy Berg, Tim Henry and Lloyd Culbertson Commissioners absent: Commissioner Jim Carris 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. He noted that Commissioner Kehr was recently appointed to the Commission and welcomed her. 2. Public Hearing and Action: Consideration of a request for approval of the tentative and final plat of subdivision for the proposed Estate Lane Subdivision. A 3-lot single family residential subdivision is proposed for property located on the southwest corner of Estate Lane East and Oak Knoll Drive. Property Owner: Marlin Ventures, LLC (Paul Lopata, Steven Brown and Ed Yawitz) Representative: Ken Magnus, Bleck Engineering Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contracts. Hearing none, he swore in all those intending to speak on this matter. He invited a presentation from the petitioner. Mr. Magnus described the proposed subdivision and the surrounding area. He noted that the parcel proposed for subdivision is 1.5 acres and is currently developed with one ranch style house. He stated that a tree survey was completed and noted that most of the high-quality trees are located at the perimeter of the property. He stated that three lots are proposed and each will conform to the R-2 zoning. He stated that no variances are requested. He stated that no infrastructure improvements are needed to serve the proposed new homes noting that water and sewer are available at the perimeter of the site and existing public streets serve the property. He stated that the lots will be sold and approval of the houses will occur through the standard City review process. He pointed out that the proposed lots are similar in size to many existing lots in the area. He stated that the additional traffic generated by two more homes in the neighborhood will be minimal and can be accommodated by the nearby public streets. Ms. Czerniak stated that because no new infrastructure is required to support the proposed subdivision, tentative and final approval of the plat is requested. She Plan Commission Meeting Minutes – June 10, 2015 Page 2 of 23 confirmed that three lots are proposed. She briefly reviewed the history of the site noting that the property, along with about 400 acres in this area, was originally part of the Lasker Estate. She stated that after the depression, the Lasker Estate was subdivided creating many of the neighborhoods in this area. She noted that many buildings from the Estate remain and are today, adaptively reused as single family homes. She reviewed past subdivision activity in the area noting that this parcel was part of a subdivision approved in the 1960’s, before sanitary sewer was available. She noted at that time, the lots were sized to accommodate onsite septic systems. She stated that in the 1970’s, sanitary sewer was extended allowing many more subdivisions in the area, and smaller lots. The parcel now proposed for subdivision was not re-subdivided in the 1980’s and remained in the ownership of one family until recently when the lot was sold due to changing family circumstances. She stated that the parcel is zoned R-2 along with other properties to the north, east and west. She stated that the R-2 district permits lots with a m inimum size of 20,000 square feet. She noted that properties to the south of this parcel are zoned R-4, with a minimum lot size of 60,000 square feet, and as a result, are larger. She stated that all lots in the proposed subdivision exceed the 20,000 square foot minimum requirement and have street frontage meeting the 100 foot minimum width in the R-2 district. She confirmed that the City Arborist reviewed the tree survey and found that most of the significant trees are located at the perimeters of the lots and can likely be preserved with careful placement of the driveways. She noted that in particular, a 30 inch Silver Maple, located on the northwest corner of the proposed Lot 3, should be preserved. She stated that preliminary engineering plans were reviewed by the City engineer. She stated that several letters were received on this petition and were provided to the Commission. She added that staff consulted with the Police Department and confirmed that there is no history of traffic accidents or traffic congestion in the neighborhood. She added that the Police noted that on occasion they do receive calls about speeding on Oak Knoll Drive and that speeding tickets are issued most often to residents who live in the general area. Chairman Ley invited questions from the Commission to the petitioner and staff. In response to questions from Commissioner Berg, Ms. Czerniak explained that at some time in the past, a 50 foot wide strip of land along the south edge of the property now proposed for subdivision was transferred to the adjacent property to the south. She confirmed that the property to the south is zoned R-4. In response to questions from Commissioner Kehr, Ms. Czerniak reviewed the setbacks for properties in the R-2 district and for properties in the R-4 district. She noted that in some cases, homes were built prior to the current setback requirements and as a result, do not conform to today’s requirements. She confirmed that the adjacent lot to the west, 1362 Estate Lane East, totals 22,215 square feet and has 100 feet of street frontage. In response to questions from Chairman Ley, Mr. Magnus confirmed that the proposed lots will be sold off individually for home construction. He responded that to date, there Plan Commission Meeting Minutes – June 10, 2015 Page 3 of 23 has been no discussion with the adjacent owner, at 1362 Estate Lane East, about that owner acquiring of some part of the property now proposed for development. In response to questions from Chairman Ley, Ms. Czerniak estimated that as proposed, there will be approximately 80 feet between a new house on the southernmost lot as proposed to the existing house on the property to the south. In response to questions from Commissioner Berg, Ms. Czerniak stated that the standard process for reviewing the design of new homes on the proposed lots. She confirmed that Building Review Board could be required as part of the subdivision approval based on the infill nature of the lots within an established neighborhood. She confirmed that the new homes would need to comply with the square footage and height limitations in the Code. Commissioner Berg noted that about 10 or 12 years ago there was a review of the maximum allowable square footage. He stated that square footage was reduced at that time with the opportunity for additional square footages for certain design elements that can theoretically and in actuality replace that reduction. He stated concern that the new homes will not have the appearance of as much bulk as older homes in the neighborhood due to this reduction. Ms. Czerniak confirmed that many of the existing homes in the area have less square footage than permitted by the Code and could be expanded or replaced with larger homes. In response to questions from the Board, Mr. Magnus confirmed that the petitioner recently took ownership of the property. Hearing no further questions from the Commission, Chairman Ley invited public testimony. Julie Later, 1362 Estate Lane East, stated that she lives right next to the proposed subdivision. She stated concern that the subdivision will impose on the privacy of her small lot. She suggested that the Board should take into account the historical significance of the area. She suggested that only two lots be permitted, instead of three. Paul Later, 1362 Estate Lane East, stated that even though the new subdivision proposes lots the same size as his lot, the subdivision would upset the current density of the neighborhood. He pointed out that there would be only approximately 20 feet between his house and a new house directly to the east. He explained that if the subdivision is approved, a precedent would be set for subdivision of other properties on Plan Commission Meeting Minutes – June 10, 2015 Page 4 of 23 the east side of Oak Knoll Drive. He stated concern that the atmosphere of the neighborhood will be completely changed by allowing this subdivision and, potentially, many other future subdivisions. A resident stated that he has lived in the neighborhood on and off since the 1960’s. He stated that the neighborhood has had the same feel through all those years but noted that this subdivision could fundamentally change the feel of the neighborhood. He stated that the proposed smaller lots will likely result in people fencing in their yards to ensure some degree of privacy. He stated concern about losing the open feel of the neighborhood. John Madigan, 1393 Estate Lane, stated that the back of his property borders the property proposed for subdivision. He stated that poor drainage is an issue in the area and that the subdivision will add to the problem by creating the additional burden of two more houses. He noted that his property and others currently drain on to the property proposed for development. He stated that the existing house on the property that is proposed for subdivision is less than 3,500 square feet and the three new houses proposed could together total up to 12,400 square feet. He stated that the new homes could substantially impact drainage in the area. He expressed concern that the proposed density is out of character with the neighborhood. He stated that the subdivision would be denser than other areas of the neighborhood. He stated opposition to the plan as presented. A resident of 1309 Estate Lane East stated that she has lived in the area for 10 years. She stated concern about the density proposed on the site. She explained that other properties in the neighborhood are also large enough to be subdivided which would create more density. She stated that she runs in the neighborhood and that vehicles almost run into her at the Oak Knoll Drive and Estate Lane East intersection because they do not stop at the stop sign. She stated concern about increased traffic at that intersection as a result of this subdivision and future subdivisions. Dr. James Milgram, 1352 Estate Lane, stated that he is the owner of the Lasker Estate house. He explained that Estate Lane East was originally the driveway to the Lasker Estate and noted that the two Elm trees on the property proposed for subdivision are the last two surviving Elms from the original driveway. He stated that the full length of the driveway was once lined with Elm trees prior to subdivisions and development in the area. He stated that the proposed development will endanger the last two historic Elm trees. He suggested that the existing driveway on the site should be used to access one of the new homes and that a second driveway could be added next to 1362 Estate Lane East to serve the other new home to protect the trees. He stated that he would prefer a two lot subdivision instead of a three lot subdivision. He added that the existing house at 1411 Estate Lane is small and will likely be enlarged by a future buyer. He stated that expansion of the existing house at 1411 Estate Lane should be taken into consideration as part of the review of this proposed subdivision. Plan Commission Meeting Minutes – June 10, 2015 Page 5 of 23 Roger Owen, 1468 Estate Lane, stated that he has lived in his home for 42 years. He stated concern that after this subdivision, many more lots in neighborhood will be subdivided into half acre lots. He stated a concern about drainage noting that there is a natural hill to the south on Estate Lane and no City storm sewers in that area. He stated that drainage from properties to the north crosses his property. He stated that adding new houses will allow less water to soak into the ground creating more drainage issues for the houses farther south on Estate Lane. Pat Kammerer, 1363 Estate Lane, stated that she has been a resident of the area since 1967. She stated that the character of the neighborhood is wooded and private noting that character will change as a result of the proposed subdivision. She acknowledged that there are small lots in the Estate Lane East cul-de-sac but noted that they are all pie- shaped and wooded. She stated she would allow two lots on the property, but not three lots. Lisa Connolly, 1445 Oak Knoll Drive, stated that she lives south of a vacant lot in the Biltmore Subdivision. She stated that she has lived in the area for 10 years. She stated concern that if this subdivision is approved, the owner of the vacant lot next door to her will want to subdivide. She stated that if that lot is subdivided, her property value will go down making it difficult to sell her home when she wants to retire. She stated that the neighborhood is quiet and not intended for higher density. Jacqueline Blatchford, 1411 Estate Lane, stated that she has been a resident of area for 40 years. She stated strong opposition to a three lot subdivision adding that two lots would be acceptable. Chairman Ley asked for staff response to public testimony. Ms. Czerniak clarified that the property proposed for subdivision is zoned R-2 and that the subdivision as presented appears to be consistent with the requirements of the R-2 zoning district. She stated that much of this area was subdivided in the 1980’s and as a result, the character of the area changed from what it was when it was part of the Lasker Estate. She noted that m any lots in the area are around 20,000 square feet in size, consistent with the R-2 zoning. She acknowledged the interest in protecting the remaining trees from the Lasker Estate and stated that the City’s Certified Arborist will be involved in reviewing site plans when houses are proposed for the lots to assure that impacts on the trees are minimized to the extent possible. She noted that driveways can be located away from significant trees. She noted that the Biltmore Subdivision which is located to the south on Oak Knoll Drive, is zoned R-4. She explained that Oak Knoll Drive was extended from Estate Lane East to Old Mill Road as part of that development. She asked for comments on drainage from the City Engineer, Dan Strahan. Plan Commission Meeting Minutes – June 10, 2015 Page 6 of 23 Mr. Strahan stated that as part of the subdivision, new drainage structures are proposed along the perimeter of Lot 3. In response to questions from Chairman Ley, Mr. Strahan reviewed the proposed improvements and the drainage patterns noting that stormwater will be captured in the storm sewer and will drain to the south. He stated that currently, water runs off the site uncontrolled. In response to questions from Commissioner Berg, Mr. Strahan stated that it may be possible to tie in the gutters and downspouts of the new homes to the storm sewers. He agreed that this option can be considered when the grading plans for new homes on the lots are submitted for City review. In response to questions from Commissioner Henry, Mr. Magnus stated that there are existing drainage pipes that run through the property from north to south. He stated that repairs to those pipes and structures will be made as needed. He stated that based on investigation completed to date; there are blockages in the existing drainage pipes. He noted that drainage from the existing properties to the west flows into the existing pipes which are not functioning properly. He stated that the drainage system on the site will be upgraded from what exists today. He stated that at this time, he cannot estimate the cost of the repairs to the developers. He stated that he is not specifically familiar with drainage problems on other properties in the area but noted that the repairs planned as part of the subdivision will improve upon the existing situation. Chairman Ley invited response to public testimony from the petitioner. Mr. Magnus stated that he will work with the City Engineer to improve upon the existing drainage conditions and fully address any drainage attributed to development on the new lots. He noted that this subdivision cannot fully address drainage problems that exist today on other properties in the area. He stated that the developer intends to work with the City to preserve significant trees. He stated that in addition to the elm trees noted during the public testimony, other trees on the site will also be preserved. Chairman Ley invited final questions from the Commission to petitioners or staff. In response to questions from Commissioner Culbertson, Ms. Czerniak stated that a 23,000 square foot lot allows a home of approximately 4,000 to 4,500 square feet. She confirmed that many of the existing houses in this area are less than the maximum square footage that is allowed. She noted that some redevelopment activity has occurred in the neighborhood with additions to existing homes. She agreed that in the future, some homes in the area may be demolished and replaced with larger homes. Plan Commission Meeting Minutes – June 10, 2015 Page 7 of 23 In response to a question from Commissioner Culbertson, after conferring with his client, Mr. Magnus stated that the petitioner is not interested in considering a two lot subdivision and would like to proceed with a three lot subdivision as proposed. In response to a question from Commissioner Kehr, Ms. Czerniak clarified that the staff report recommends only one curb cut per lot, not shared driveways. In response to questions from Commissioner Berg, Ms. Czerniak confirmed that the properties in the Biltmore Subdivision to the south are zoned R-4 and are not large enough to be further subdivided. She acknowledged that the some parcels on the east side of Oak Knoll Drive, across from the property now proposed for subdivision, have the potential for future subdivision. She noted however that the cul-de-sac limits street frontage and may affect the number of lots that could be created. In response to a question from Chairman Ley, Ms. Czerniak explained that the R-2 and R- 4 zoning patterns in this area have been established for decades and development has proceeded consistent with the established zoning districts. In response to questions from Commissioner Kehr, Ms. Czerniak stated that the proposed subdivision will not address all drainage issues that exist on other properties in the area. She stated that the City Engineer will assure that proper storm sewer improvements are required to address any additional runoff resulting from development on the proposed three lots. In response to a question from Commissioner Berg, Mr. Strahan confirmed that it may be possible to take some of the runoff out to Oak Knoll Drive and agreed that could be investigated. Commissioner Berg stated that the neighbors could benefit from some of the drainage improvements discussed. Ms. Czerniak offered that if desired, a condition could be added directing the City Engineer to work with the petitioner to explore the feasibility of directing some runoff to the existing storm sewer system in Oak Knoll Drive. Hearing no further questions from the Commission, Chairman Ley invited Commission comment and deliberation. In response to a request from Mr. Madigan to make a further comment, Chairman Ley responded that at this point in the meeting, the Commission is deliberating. Mr. Madigan asked that the person who answered the Commission’s question about the number of lots be identified. Plan Commission Meeting Minutes – June 10, 2015 Page 8 of 23 Chairman Ley noted that Mr. Magnus, the project engineer, responded after conferring with his client. In response to a request from Chairman Ley, the petitioner’s representatives who conferred with Mr. Magnus identified themselves as Ross Friedman and Mitchell Litrofsky. Mr. Madigan expressed concern that the individuals were not identified as owners on the application. Ms. Czerniak clarified that as noted in the staff report, based on the application, the property is owned by Marlin Ventures, LLC, Paul Lopata, Steven Brown and Ed Yawitz. Chairman Ley suggested that an alternative for the property be considered that would allow the Laters, the neighboring property owners to the west, to buy a portion of the property to preserve a buffer for their house. He noted that if a portion of the property is sold off, the neighbors’ objective of a two lot subdivision could be achieved. Commissioner Berg pointed out that to properly value a portion of the property, the petitioner needs to know whether a three lot subdivision would be approved. Commissioner Kehr stated concerns about drainage from the proposed development acknowledging that based on the comments from the engineers, those may be addressed. She also stated concern about the larger drainage issues in the neighborhood. She also expressed concern about further potential for subdivision in the area acknowledging the neighbors’ broader concern about future changes in the neighborhood. Commissioner Berg suggested that given the drainage issues and options that need to be explored, the Commission may want to consider only approval of the tentative plat, rather than the final plat. He stated that after further engineering work, the Commission may feel more confident that the drainage is properly addressed. He noted this will provide the opportunity for additional public comment as well. He commented on the proposed subdivision noting that there are quite a few narrow lots in the area as a result of previously approved subdivisions. He stated that taking away the ability to subdivide a property as allowed by the zoning is taking away a personal property right. He stated that there is sufficient street frontage on Oak Knoll Drive to support two homes. He noted that the current openness of the Oak Knoll Drive street frontage on this property gives people an impetus to speed. He noted that houses and driveways along Oak Knoll Drive may cause people to slow down near the intersection. He stated confidence that the City Arborist and City staff will make sure the site plans for the new homes and the location of the curb cuts are done tastefully and mitigate impacts on the trees. He recommended that the driveway for the corner lot be on Oak Knoll. Plan Commission Meeting Minutes – June 10, 2015 Page 9 of 23 In response to a question from Commissioner Kuchman, Ms. Czerniak stated that the property was likely zoned R-2 in the 1950’s or 1960’s. Commissioner Kuchman asked if there has been direct communication between the petitioner and the neighbors. A member of the audience stated that there has not been communication with all of the neighbors, but there has been some correspondence with others. Commissioner Kuchman stated that everybody has known for more than two decades that this property is subdividable into three parcels. He encouraged the petitioner to reach out to the neighbors who will be directly affected by the proposed development. He stated support for a motion to recommend approval of the tentative plat but added that he would like to see efforts made to communicate with and hear the concerns of the neighbors prior to consideration of final approval. He made a made a motion to recommend approval of the tentative plat of subdivision to the City Council, subject to the following conditions of approval. 1. The final plat of subdivision shall meet all applicable requirements to the satisfaction of the City Engineer and Director of Community Development. The plat of subdivision shall include the following notes: a. To preserve the streetscape on Estate Lane East, only a single curb cut is permitted for Lots 1 and 2. The location of the curb cut shall minimize impacts on significant trees and will be subject to approval by the City of Lake Forest. b. The siting of houses and related improvements shall preserve and protect heritage trees that are determined to be in good condition by the City Arborist, to the greatest extent possible. 2. A stormwater drainage plan which provides for proper re-connection, rodding, repair, replacement or relocation of existing pipes on the property, as determined to be necessary by the City Engineer, shall be submitted and will be subject to final approval by the City Engineer. a. Consideration shall be given to whether a portion of the runoff from the site can be directed to Oak Knoll Drive. b. At the time plans are submitted for new homes on each of the three lots, if determined to be appropriate from an engineering perspective, the downspouts for the new homes shall be connected to the storm sewer rather than allowed to flow overland. Commissioner Kehr seconded the motion. Plan Commission Meeting Minutes – June 10, 2015 Page 10 of 23 Chairman Ley invited discussion on the motion and asked Commissioner Kuchman if he would consider an amendment to encourage discussion between petitioner and adjoining neighbors relative to the question of the possible sale of a portion of the property. Commissioner Kuchman declined stating that incorporation of that specificity in the motion was not necessary. Commissioner Kehr stated that she would like more detail from the City staff on the extent of any drainage or flooding problems. Hearing no further discussion, Chairman Ley called for a vote on the motion. The motion was approved by a vote of 4 to 2 with Chairman Ley and Commissioner Culbertson voting nay. Chairman Ley stated that based on the issues and opportunities he identified in his earlier comments, he believes the matter should be continued, rather than moved forward at this time. He stated that if a sale of some portion of the property to neighboring owners can be achieved, a two lot subdivision may be reasonable. Commissioner Culbertson stated that the aesthetics and character of the neighborhood present a sound argument for two lots, instead of three, irrespective of what may be allowed by the zoning. 3. Public Hearing and Action: Consideration of a request for approval of the tentative plat of subdivision for the Westleigh Farm Planned Preservation Subdivision. A 34-lot single family residential subdivision is proposed on the 47 acre site located generally south of Route 60 and west of Ridge Road. Property Owners: Reilly Family Real Estate Limited Partnership and the Reilly Family Farm Limited Partnership Contract Purchaser and Applicant: North Shore Builders I Inc. and Ryan Building Group, Inc. Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contacts. Commissioner Culbertson stated that he is a resident of the North Carroll Meadow subdivision which is immediately adjacent to the proposed subdivision. He stated that the proximity of his property to the proposed project will influence his ability to consider the petition impartially. He stepped down from the dais. Commissioner Ley swore in all those intending to speak on this matter. He invited a presentation from the petitioner. Plan Commission Meeting Minutes – June 10, 2015 Page 11 of 23 Gerald Callahan, attorney representing the petitioner, introduced the petition. He stated that the property is 47 acres and located at the southwest of the corner of Ridge Road and Route 60, west of Route 41. He stated that the property is in the R-4 zoning district and also in the Historic Residential and Open Space Preservation Overlay District. He explained that since the property is in the Overlay District, the subdivision is considered a Planned Preservation Subdivision. He stated that a 34 lot subdivision is proposed and consideration of the tentative plat is requested at this time. He noted that a 34-lot subdivision was approved for this property about five years ago, but noted that the sale of the property, to another developer, did not occur and the development never proceeded. He noted that the number of lots now proposed is consistent with the previous approval. He stated that the petitioner has reviewed the staff report and has not objection to the recommended conditions of tentative approval. Nate Wynsma, representative for North Shore Builders, noted that other principals of the company and the project consultants are present. He stated that the company has built homes in other North Shore communities, some in historic areas. He noted the company’s record of cooperating with communities and designing homes in keeping with the character of the surrounding neighborhoods. He stated that the project as proposed is sensitive to the history and natural character of the Reilly Farm and to the surrounding properties. He stated that the plan includes a circuitous, single-loaded road noting that the new homes will be adjacent to a central, shared open space. He noted that the original King home, designed by Howard Van Doren Shaw, will be preserved on one of the 34 lots. He added that the David Adler designed lodge, an outbuilding on the site, will be relocated and repurposed as a clubhouse for the development. He stated that the stable will be reconstructed and relocated near the entrance to the development, off of Ridge Road. He stated that the reconstructed stable will be used as a utilitarian outbuilding. He stated that a substantial amount of woodlands will be preserved on the site along with all of the existing wetlands. He noted that hardscape, landscape and storm water management facilities will be added to the site. He noted that the drainage plan utilizes best management practices. He pointed out that more capacity for stormwater will be provided on the site than exists today. He stated that the new detention pond will allow more water to be detained on the site than presently occurs. He added that a lower stormwater release rate will also be achieved. He stated that a Homeowners’ Association will be established and will be responsible for maintaining the common areas, open space, detention ponds, the road and the various amenities that will be part of the development. He stated that there will be a single landscape maintenance company for the common areas and the individual properties. He stated that snow removal will also be done by a single company. He stated that the houses will include single story and two story homes, ranging from 2,600 square feet to about 3,600 square feet for the smaller lots, and for the larger lots, 5,000 to 6,000 square feet. He explained that larger lots are located at the south end of the development and smaller lots, a third of an acre to half an acre, are on the northern portion, around the open space. He stated that architectural guidelines will be developed for the new homes and will be subject to approval by the City. He stated Plan Commission Meeting Minutes – June 10, 2015 Page 12 of 23 that a notice was sent out to neighboring property owners with the developer’s contact information. He stated that one letter was received, from the Webbs, residents of North Carroll Meadow, expressing concern about drainage in the overall area. He stated that no other contacts were received from neighbors. Steve , McKee Consultants, stated that he is the Civil Engineer for the Westleigh Farm project. He provided an overview of utilities, road connections, storm water management and drainage in the proposed development. He explained that 10” water mains are located west of the property, in Reilly Lane, and east of the property, in Ridge Road. He stated that a new 8” water main will be constructed and will circulate through Westleigh Farm, serving all of the new homes. He noted that the water line will benefit the larger community by providing a loop connection between existing water lines to better assure fresh water as a result of circulation through the system, redundancy and enhanced fire flows. He stated that there is an 8” sanitary sewer line in Reilly Lane which has adequate depth and capacity to serve the 34 new homes. He stated that Reilly Lane will terminate in a cul-de-sac in the development and a new, private road will be extended to the north and south to serve the new homes. He pointed out that the private road winds its way around the subdivision before making a single connection to Ridge Road, opposite Jacqulyn Lane. He reviewed the process used to develop the stormwater management plan for the development noting that first important existing features were identified and existing conditions were studied in order to establish a baseline. He explained that potential problems were identified and the requirements of the applicable regulations were studied. He stated that the existing Reilly pond is an existing natural riparian resource, a man-made pond that dates back to the 1960’s. He noted that the area to the south of the Reilly property, in a separate ownership, has future development potential. He stated that from the existing conditions, a hydrologic model was developed against which a baseline was established of how drainage occurs in the area today. He noted that he contacted the Lake County Stormwater Management Commission to get historical information on drainage in the area. He noted that the stormwater management plan was designed to avoid negative impacts including: sedimentation of the Reilly Pond, fertilizer runoff and any increase in runoff rates from the site over what exists today. He stated that the plan as proposed complies with all applicable rules and regulations noting that the required amount of on site detention volume is provided, the floodplain storage function of the site is preserved and the existing wetlands are preserved. He stated that the proposed storm water management system consists of a new detention pond, in addition to the Reilly pond, with northerly and southerly lobes. He noted that the water runoff from the new road and homes discharges into a vegetated swale system in the central open space on the site. He noted that water will be filtered as it moves through the swales. He explained that water from the swales will be routed through the northerly lobe of the storm water detention pond, where additional sediment will be removed, before traversing through the stream that will be created to connect the northerly and southerly lobes of the detention pond. He noted that the southerly lobe of the pond will provide a third level of sedimentation and nutrient removal before discharging into the Plan Commission Meeting Minutes – June 10, 2015 Page 13 of 23 existing Reilly Pond. He stated that the existing outlet at the south edge of the property will be left in place and the new drainage and detention systems that will be constructed as part of the new development will provide about a 40% reduction in peak discharge rates from the site in comparison to the existing conditions. Nick Patera, Teska Associates, presented the proposed land plan. He pointed out the two points of ingress and egress, one from Ridge Road, aligned with Jacqulyn Lane, and the other from Reilly Lane. He noted the single-loaded road that runs around the interior of the property, protecting a buffer around the perimeter of the site. He stated that the berm along Route 60 will be enhanced with additional plantings for a visual and sound buffer. He noted that the northern lots, the smaller lots, are arranged to create a park- like appearance. He noted that the Ridge Road entrance will have a divided median and a view of the lodge building, which will be a clubhouse for residents. He noted that the clubhouse will be located on the detention pond and will have a pier extending to the pond. He stated that to the north of the Ridge Road entrance, the relocated stable will be visible. He pointed out that walkways are provided between some of the northern lots providing access to the interior open space. He stated that the interior open space will be planted with tree orchards in four quadrants. He reviewed the southern portion of the proposed development, where the larger lots will be located. He reiterated that the plan is to preserve the original King home in its existing location. He noted that the existing home and the adjacent lots will have deeper setbacks than the other lots to give this area a different character. Ms. Czerniak stated that the tentative subdivision plat is before the Commission for consideration. She confirmed that the planned preservation, conservation subdivision allows for flexibility in lot sizes in order to preserve natural and historic resources on the site. She noted that the Middlefork Farm and Everett Farm subdivisions are successful examples of other planned preservation subdivisions. She stated that sizes of the proposed 34 lots vary but the density is consistent with the R-4 zoning district. She stated that the staff report recommends approval of the tentative plat subject to conditions that would need to be satisfied as the process moves forward. Commissioner Ley invited questions or requests for clarification from the Commission. In response to questions from Commissioner Berg, Ms. Czerniak confirmed that development of the site with all 60,000 square foot lots would require mitigation of wetlands, loss of additional trees and demolition of all of the historic structures. In response to questions from Commissioner Kehr, Mr. Wynsma stated that lots on the northern portion of the subdivision will range from about a third of an acre to half an acre. He noted that homes on these parcels will range from about 2,600 to 3,600 square feet. He stated that sale prices are expected to range from about 1.2 million up to 2 million dollars for these homes. He stated that on the southern portion of the site, the lots are proposed to range from half an acre up to about three-quarters of an acre, with the Plan Commission Meeting Minutes – June 10, 2015 Page 14 of 23 exception of the existing residence which would be on a larger lot, approximately, an acre and a half. He stated that homes on the southern portion of the subdivision could be in the range of 5,000 to 6,000 square feet. In response to questions from Commissioner Kehr, Mr. Wynsma stated that the existing home on the site is over 10,000 square feet. He noted that it will be preserved generally in its current configuration. He stated that he anticipates some alterations, updating and possibly the removal of a 1980’s addition. He added that the later garage will also likely be removed. He stated that the plan proposes that lot 29 be established as a slightly larger lot to support the existing house. He stated that modifications proposed to the existing house will require City review and approval. He stated that the new homes near the existing house are planned as custom homes. He stated that there are no plans to convert the existing house to a duplex. In response to questions from Commissioner Berg, Mr. Wynsma confirmed that the existing house will remain in its present location. He noted that the driveway will be reconfigured to connect to the new road. He stated that as currently configured, lots adjacent to the existing house would allow new homes of between 5,000 and 6,000 square feet. He confirmed that Howard Van Doren Shaw was the original architect of the existing residence. He stated that an assessment of the house was completed by a preservation consultant, Susan Benjamin and noted that the study drove the configuration of the subdivision to allow the house to be preserved. He stated that the stable which was also designed by Shaw will be reconstructed at a new location on the site to serve as a maintenance building. He added that an outbuilding, the lodge, was designed by David Adler noting that the lodge will be relocated and will be adaptively reused as a clubhouse for the development. In response to questions from Commissioner Berg, Ms. Czerniak stated that the historic assessment report does not speak directly to maintenance of the structures, but confirmed that the report changed the petitioners’ initial approach to the site to one that plans for preservation and reuse of the significant historic structures. In response to further questions from the Commission, Mr. Wynsma stated that a gardener’s cottage is located at the south end of the property, near the stable. He stated that the cottage is not architecturally significant and will not be preserved. He summarized that the King house will be preserved and sold as a single family home, the lodge will be relocated and used as a clubhouse, and the stable will be relocated and used as an outbuilding. In response to questions from Commissioner Berg concerning the rehabilitation of the King house, Mr. Wynsma stated that in the short term, the intention is to continue to rent the house as the Reilly family has done to have someone on the site. He stated that plans for renovation of the house have not yet been prepared but concepts are under consideration. He stated that the house will be marketed and ideally, updated to meet Plan Commission Meeting Minutes – June 10, 2015 Page 15 of 23 the needs of the buyer while preserving the overall character and significant elements of the house. In response to questions from Commissioner Berg, Mr. Wynsma reviewed the setbacks as proposed for Lot 29, the lot on which the existing house will sit. He stated that the 1980’s garage addition to the house will be removed and a new garage constructed as part of the updating of the house. He stated that the setbacks anticipate this change. He confirmed that the stable, in its new location, will be visible from Ridge Road. Commissioner Berg stated that the stable has long been identified with the experience of going down Ridge Road. In response to questions from Commissioner Kehr, Mr. Wynsma stated that if ultimately, a buyer is not found for the house, as the developer, they either renovate the home or request approval from the City for demolition of the house as a last alternative. He noted however, that the house is important to the site and as the developer; he is committed to working hard to find a buyer and preserve the house. In response to a question from Chairman Ley, Mr. Wynsma stated that once final engineering plans are completed and approvals are in place, build-out is expected to take three years. In response to Commissioner Kuchman, Mr. Wynsma stated that price points for custom homes in the development are expected to be close to or exceed 2 million dollars. Commissioner Berg suggested that a condition of approval should prohibit the demolition of any of the historic structures on the site and should require rehabilitation of the structures, with or without a buyer in place. He suggested that a condition eliminate the possibility of future demolition of the existing house. Ms. Czerniak noted that any future request future demolition or alteration of the house, stable or lodge will require review and approval through a public City process. She stated that City processes are established to provide a forum for consideration of requests recognizing that over time, changes may be proposed. Hearing no further questions from the Commission, Chairman Ley invited public testimony. John Sentell, 545 Circle Lane, stated that he is President of Lake Forest Open Lands Association. He stated that he is offering comments on behalf of the Board of Directors of Lake Forest Open Lands. He noted that Lake Forest Open Lands owns the 22 acre parcel to the southwest of the proposed subdivision, and a corner of the Reilly Pond, including the pond’s discharge location. He noted that Open Lands’ representatives had a productive meeting with the petitioner and discussed the proposed development. He stated that Open Lands supports the tentative plat subject to several Plan Commission Meeting Minutes – June 10, 2015 Page 16 of 23 conditions. He explained that the Westleigh Farm parcel and the Open Lands’ parcel are hydrologically linked and both drain to the West Skokie River. He stated that Open Lands would like to understand the peak stormwater flow rates and how the flows will impact the Open Lands parcel. He stated that in the near future, Open Lands plans to develop about 4 acres of the 22-acre property, maintaining the remaining 18 acres as a nature preserve with trails. He recommended that opportunities be provided to link foot trails between the two developments. He asked that a mechanism be put in place to assure that the ponds are properly maintained in the future. He recommended that consideration be given to requiring native grasses and plantings in the bioswale in the center of the development. He asked that native tree species be used throughout the development including native conifers on the berms and in the buffer areas. He asked that a requirement be imposed to require proper maintenance of the historic residence. He asked that the open space in the proposed development be protected as open space in perpetuity. He suggested that a Conservation Easement be considered. Daniel Sebald, 560 Ivy Court, stated opposition to the project. He proposed that the parcel of land be rezoned as agricultural land. He noted that this plan is very similar to the previous plan for this property with the circuitous road noting that the only difference is that the coach house and stable proposed for relocation in the northeast corner of the development was eliminated. He questioned whether this type of development is really needed in Lake Forest noting that currently, housing values are depressed. He suggested that this development could further depress home values. He noted that at a recent Council meeting, one of the aldermen stated that Illinois is losing population to other states. He noted that Lake County is also losing population. He stated that more attractive housing should be built to encourage people to move into the community. He stated concern that a developer may get approval to build homes but if the development is not finished, it will not go on the tax rolls. Craig Sinclair, a resident of North Carroll Meadow, stated that he has lived in the subdivision since 1998. He stated that his family was attracted to the area by the character and condition of the neighborhood, and the limited traffic in the neighborhood. He stated concern that the character of the neighborhood will be altered by increased traffic from the new subdivision. He suggested that an additional curb cut be provided from Route 60 to allow traffic to directly enter the subdivision. Lloyd Culbertson, 145 Suffolk Lane, clarified that his comments represent only his comments as a resident of the subdivision adjacent to the proposed development. He stated that he has lived in the North Carroll Meadow Subdivision for 17 years. He stated concern about the potential for a significant increase in traffic in the North Carroll Meadow subdivision as a result of the 34 new homes that are proposed in the Westleigh Farm development. He stated that potentially, there could be 60 to100 more vehicles on the streets each day as a result of the proposed development. He noted that traffic will use Suffolk Lane to access Route 60 to go north, west or east. He stated skepticism about the petitioner’s traffic study that indicates that the proposed development will Plan Commission Meeting Minutes – June 10, 2015 Page 17 of 23 have only a minimal impact on traffic patterns in his neighborhood. He suggested that a curb cut from the proposed subdivision, directly onto Route 60, be required to avoid traffic congestion in the North Carroll Meadow subdivision and to allow the residents of the Westleigh Farm development to have easy exit and entry. He also suggested that commercial traffic be prohibited on Reilly Lane. Pam Engle, Ridge Road resident, stated that the project is a great idea but commented that it is too dense for the area. She expressed concern about poor drainage in the area and the fact that only two ingress and egress points are proposed for the development. Hearing no further requests to speak from the public, Chairman Ley recognized Mr. Culbertson noting that he filed a request to cross-examine and invited him to come forward. Mr. Culbertson asked if all snow removal and landscaping will be handled by a single service provider noting that would help to mitigate traffic in the area. He reiterated that commercial traffic be prohibited on Reilly Lane. The petitioner stated a willingness to consider Mr. Culbertson’s requests. Chairman Ley invited staff response to the public testimony. Ms. Czerniak suggested that comments from the project traffic consultant could be helpful in responding to some of the public comments. She stated that City staff, including the Police and Fire Departments, does not support an additional connection to Route 60 in this location. She noted that turning movements are already difficult on Route 60. She added that breaking through the existing berm along Route 60 would expose both the new development and North Carroll Meadows to increased traffic noise and potentially more cut through traffic. She stated that IDOT would likely not approve an additional curb cut onto Route 60 in this area. She suggested that in response to public testimony, the Commission give consideration to a condition of final approval limiting commercial traffic ingress and egress to Ridge Road. She invited comments from the City Engineer in response to questions about drainage. Dan Strahan, City Engineer, stated that the project engineer provided a very thorough overview of the storm water management proposed for the site as part of the earlier presentation. He stated that based on the City’s review of the preliminary engineering plans, the proposed development appears to meet the provisions of the Lake County Watershed Development Ordinance which applies to developments in Lake Forest. He affirmed that any new street connections to Route 60 would require approval from the State; he commented that in his opinion, the State would be reluctant to issue a permit for an additional connection in this area. Plan Commission Meeting Minutes – June 10, 2015 Page 18 of 23 Chairman Ley invited petitioner rebuttal to the public testimony. Mr. Wynsma stated that he had a productive meeting with Mr. Sentell from Open Lands and stated a willingness to provide the opportunity for a pedestrian trail connection between the two properties. He also agreed that native grasses could be incorporated into the bioswale for storm water management. He expressed concern with conditions that may be too limiting. He stated the intent to keep the ponds in a natural state noting that the only engagement with the ponds is a pier proposed as an overlook from the clubhouse and the outfall structure which will be part of the storm water management system . He stated that he understands that the common areas must be maintained as common area open spaces in perpetuity. He stated a willingness to consider signing the private road “no commercial through traffic” and prohibiting construction traffic access from Reilly Lane. Chairman Ley invited final questions from the Commission to the petitioner or staff. In response to questions from Commissioner Kehr, Mr. Wynsma stated that the current plans provide for an increase of the height of the existing berm along Route 60 by about four feet. In response to a question from Commissioner Kehr, Ms. Czerniak confirmed that the Fire Department has reviewed the plan and is comfortable with the proposed access plan. In response to a question from Commissioner Kehr, Mr. Wynsma confirmed that the cost of the cul-de-sac proposed at the east end of Reilly Lane will be borne by the developer. He agreed to consider requiring that a single contractor provide snow removal and landscape services for the common areas and the individual lots. He stated that since the development is proposed as a maintenance free community, that approach is workable and reasonable. He stated that an irrigation plan for the site has not yet been developed. He stated that the open space on each of the individual lots is expected to be about 50% of the lot. He stated that the developer does not intend to limit landscaping on the individual lots or require the yards to be naturalized. He stated that North Shore Builders intends to build the homes on the smaller lots and provide the opportunity for custom homes on the lots in the southern portion of the development. In response to a question from Chairman Ley, Mr. Wynsma stated that he just received a copy of Mr. Sentell’s recent letter. In response to questions from Chairman Ley, Ms. Czerniak stated that the letter came in about an hour before the meeting but noted that many of the suggestions in the letter are addressed through the conditions proposed in the staff report. She stated that Mr. Webb’s comments and concerns about potential off site impacts will be considered as final engineering plans are prepared and reviewed by the City. Plan Commission Meeting Minutes – June 10, 2015 Page 19 of 23 In response to questions from Commissioner Berg, Mr. Wynsma explained that the larger lots at the south end of the development are intended to allow new homes in this area to relate to the existing house, provide a variety of lot sizes within the development, offer the opportunity for custom homes and to allow the opportunity to preserve more trees than would be preserved with smaller lots in this area. He noted that the southern portion of the site is more wooded than the northern portion. In response to questions from Commissioner Berg, Ms. Czerniak stated that the City has approved several planned preservation subdivisions, with lots of varying sizes, under the provisions of the overlay zoning district. Commissioner Berg stated concern that the proposed lots are significantly smaller than the lots in the North Carroll Meadow subdivision to the west. He suggested that creating larger lots, perhaps 40,000 square foot lots, on the west side of the development may provide for a better transition between the two subdivisions. He also suggested that smaller homes near the King house may be more appropriate than larger homes to create a hierarchy of buildings. He commented that the limited entrances to the proposed development give the sense of a retirement community. He suggested that more entry points be considered noting that an additional entrance on Ridge Road, near Route 60, would be appropriate along with an entrance to Ridge Road at the south end of the development. Commissioner Kehr suggested that the abrupt change in lot sizes between the new development and North Carroll Meadow could be mitigated with enhanced landscaping along the west perimeter of the new development. Commissioner Berg stated opposition to enhanced landscaping as a buffer and suggested instead that a change in lot sizes would create a more deliberate and sophisticated transition between the two developments. Commissioner Kehr noted that in her opinion, keeping the entrance to the subdivision further south on Ridge Road, as proposed, away from Route 60, is a positive. She stated that an additional entrance into the subdivision is not necessary. She also noted that she appreciates that a 10” water main was installed in Reilly Lane when the North Carroll Meadow subdivision was constructed with the intention of extending the road and the water line to future development on the Reilly property. Commissioner Henry stated that it is important that the proposed subdivision appropriately deals with drainage to avoid further impacts on North Carroll Meadow, the adjacent subdivision. He acknowledged that there are existing problems with storm water drainage in North Carroll Meadows. He suggested that serious consideration be given to establishing a Conservation Easement on the open space areas as suggested by Lake Forest Open Lands Association. He stated that in his opinion, if houses are built on Lots 28 and 30, the sale of the King house will be difficult. He questioned whether the Plan Commission Meeting Minutes – June 10, 2015 Page 20 of 23 proposed setback is adequate for the King house given its size. He also stated support for limiting commercial traffic through the development. He noted that safety issues that may come with limited access to the subdivision should be considered. Commissioner Kehr encouraged consideration of the comments offered by Lake Forest Open Lands and coordination between the developer and Open Lands as both developments move forward. Commissioner Berg suggested adding a condition that the King house must be preserved. He noted that it would not be a great encumbrance on the developer to do so. Commissioner Kuchman pointed out that if in the future demolition of the house is proposed, further City review and approval would be required. Commissioner Berg stated that the house is part of our community’s character and was designed by a noted architect who is important in the community. He added that the house also has social importance since it was an influence on a great American novelists’ classic work. Commissioner Henry stated that he shares Commissioner Berg’s concern, but acknowledged that preserving the house could be a huge undertaking, especially with two houses close by on either side. Ms. Czerniak suggested that the Commission could direct staff to prepare a condition that balances the interest in preserving the house with the reality that over the long term, that goal may need to be reconsidered. Commissioner Berg suggested that smaller lots be located on either side of the existing house to allow the new homes on those lots to be subordinate to the main house. He suggested that a funding mechanism be established to provide funds for a purchaser to use toward restoration. Chairman Ley allowed Mr. Wynsma to offer additional comment. Mr. Wynsma stated that based on his experience, the size of the lots near the existing home is appropriate. He noted that ultimately, once the later additions to the King home are removed and the house is restored, the size of this home and the surrounding new homes will be compatible. He stated that in his opinion, as a developer, shrinking the size of the homes around the existing house would be problematic and create inconsistencies. He stated the intent to market the home for two years after approval acknowledging that if a buyer cannot be found, a new home could be proposed. He noted the intent to complete the entire project within a three year time frame. Plan Commission Meeting Minutes – June 10, 2015 Page 21 of 23 Commissioner Berg suggested that the property on which the King home will sit should be a larger parcel . He suggested that the stable could be located close to the King home instead of building a new home nearby. Hearing no further comments from the Commission, Chairman Ley invited a motion. Commissioner Henry made a motion to recommend tentative plat approval subject to the following conditions. 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 minimum overall grade change on the site necessary to meet good engineering practices. • The engineering plans shall reflect on site detention and release rates in accordance with the requirements of the Lake County Watershed Development Ordinance and shall appropriately consider and mitigate impacts on downstream properties. 2. The final plat of subdivision shall be submitted subject to review and approval by the City Engineer and Director of Community Development. The following note, and any other notes deemed appropriate by staff, shall be noted on the final plat of subdivision. • Further subdivision or development of the out lots is prohibited. The outlots shall only be used in the manner intended and as detailed in the Special Use Permit authorizing the Westleigh Farm Subdivision. • A clear notation that the outlots must be preserved as open space. • A landscape buffer area shall be designated along the west side of the development, in the areas adjacent to the existing single family homes in the North Carroll Meadows development. 3. The final landscape plan shall be reflected on the approved grading and drainage plan and submitted to the City subject to review and approval by the City Arborist and Director of Community Development. • The plan shall detail existing trees and plant materials that will remain and proposed plantings. • The plan shall provide details on the treatment of the landscape buffer located adjacent to North Carroll Meadows. • The plan shall detail the plantings around the detention ponds and in the swales. Plan Commission Meeting Minutes – June 10, 2015 Page 22 of 23 • The plan shall detail the treatment of the existing pond including removals of non-native vegetation, areas to be preserved, areas where clearing is proposed and areas of any new plantings. • The plan shall detail the types of plant materials, existing and proposed, in the central open space, on the berms, along the Ridge Road streetscape and along the internal roadway. • In finalizing the landscape plan, the developer shall explore the potential for a trail or trails that provide a connection to the Lake Forest Open Lands Association nature preserve to the south and to the larger trail system to the west and south of Westleigh Road. • The landscape plan, or a separate hardscape and landscape elements plan, shall provide detail on the surface proposed for streets, curbs, trails or other hardscape elements. Any pillars, decks, docks or other amenity elements shall also be detailed on the plans. 4. A plan and timeline for relocation and restoration of the historic structures that are identified in the plan for adaptive reuse shall be submitted. 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 other staff as appropriate. The following issues, and any other issues deemed appropriate by staff, shall be addressed in the document. • Use limitations and parameters for the relocated stable, lodge and any other amenities in the common areas. • Maintenance procedures, plans and responsible parties for the stable, lodge, detention ponds, existing pond, the orchard and all other common areas and elements. 6. The following conditions shall be incorporated as part of the recommendation for final approval: • Construction traffic ingress and egress shall be limited to Ridge Road. • The private road shall be signed to prohibit commercial through traffic and to limit commercial traffic access to Ridge Road. Commissioner Berg seconded the motion. The motion was approved by a 4 to 1 vote, with Commissioner Berg voting nay. 4. Public Comment on Non-Agenda Items There was no public testimony on non-agenda items. 5. Additional information from staff. Plan Commission Meeting Minutes – June 10, 2015 Page 23 of 23 There was no additional information presented by staff. The meeting was adjourned at 10:00 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development