Planning & Zoning Committee

PLANNING & ZONING COMMITTEE NORTHBROOK VILLAGE HALL, 1225 CEDAR LANE November 1, 2011, 6:30 P.M., TERRACE ROOM The Planning & Zoning Committee of the Village of Northbrook Board of Trustees will hold a meeting on Tuesday, November 1, 2011, at 6:30 p.m. in the Terrace Room of the Village Hall, 1225 Cedar Lane, Northbrook, Illinois. The following will be discussed. MEETING AGENDA 1. CALL TO ORDER 2. DISCUSSION OF DOCKET NO. 11-06: THE LODGE BY ESSEX CORPORATION 3. ADJOURN Jim Karagianis, Chair Please Note a “Light” Dinner will be served for Planning/Zoning Committee Board Members and staff attending Members: Trustee Buehler Trustee Heller Village of Northbrook Cook County, Illinois October 28, 2011 The Village of Northbrook is subject to the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting and who require certain accommodations in order to allow them to observe and/or participate in this meeting, or who have questions regarding the accessibility of this meeting or the facilities, are requested to contact Greg Van Dahm (847/664-4014) or Debbie Ford (847/664-4013) promptly to allow the Village of Northbrook to make reasonable accommodations for those persons. Hearing impaired individuals may call the TDD number, 564-8645, for more information.  MEMORANDUM VILLAGE OF NORTHBROOK DEVELOPMENT AND PLANNING SERVICES DEPARTMENT TO: RICHARD A. NAHRSTADT, VILLAGE MANAGER FROM: MICHAELA MITCHELL KOHLSTEDT, PLANNER DATE: NOVEMBER 1, 2011 SUBJECT: PCD-11-06: THE LODGE BY ESSEX CORPORATION On November 1, 2011 the Planning & Zoning Committee will review Docket No. 11-06, an application filed by the Essex Corporation on behalf of The Lodge of Northbrook, Inc. (the “Applicant”) as lessee for a portion of Techny Parcel EC-2A located on Founders Drive (the “Subject Property”), which is owned by the Society of the Divine Word (the “Owner”). The Applicant is requesting the following relief to accommodate proposed changes to the originally approved plan for an independent senior living facility: A. Amending the previously approved Special Permits and Site Plan for an Independent Senior Living Facility (Ord. No. 09-77); and B. Related amendments to Ord. Nos. 09-75 and 09-76 concerning the previously approved Comprehensive Plan amendment and rezoning approvals. On October 11, 2011 the Board reviewed the recommendations of approval from both the Architectural Control Commission and the Plan Commission (Copies of the staff report & attachments from the October 11 meeting are attached). The Trustees indicated that they have concerns regarding three proposed changes and referred the application to the Planning & Zoning Committee for further review. The three changes of particular concern to the Trustees are listed below: 1. The building elevation, in particular the new proposed roof line of the structure; 2. The definition of affordability and pricing structure of the “affordable” units; and 3. The proposed changes in overnight staffing of the facility and its impact on emergency services. Building Design & Roof Line. In regards to the design of the structure, the Applicant has provided the attached letter and elevation plan explaining why they are requesting a simplified roof line. The Applicant would like to explain the rationale for their request in greater detail. “Affordable Units”. The Applicant submitted a letter further explaining the revised affordability formula for the development. Also included is a letter from the Society of the Divine Word indicating their support for the proposed plan as presented, including the changes regarding the affordable units. “24-Hour Staffing & Emergency Services. Finally, since the time Board of Trustees reviewed this matter, the Applicant and Fire Department have continued their discussions regarding the 24-hour staffing requirement. The Fire Department has issued a new set of comments, indicating that 24-hour staffing need not be provided so long as specific conditions are implemented. The Fire Department comments are attached for review by the Committee. The Applicant has provided the attached letter indicating that they will comply with all conditions recommended by the Fire Department. Fire Department staff Page 1 will be present to answer questions regarding this component of the development. The Applicant will be present during the November 1, 2011 Planning & Zoning Committee meeting to further elaborate on their requested changes and to answer any questions the Committee may have regarding the proposed development. Staff will also be present to answer any questions. Page 2 September 28, 2011 Revised October 25, 2011 Michaela Kohlstedt Village Planner Village of Northbrook Re: The Lodge of Northbrook (Techny EC-2A) 24 Hour Staffing Requirement Twenty-four (24) hour staffing is not required by the Northbrook Fire Department. The Northbrook Fire Department recommends the following items be instituted: 1. Should emergency call buttons be used, a decision time of 1 minute be built in to the response from the monitoring agency during which time the user may deactivate the call button. Additionally, both a visual and audible local alarm shall indicate the call button has been activated. 2. All false alarms, elevator, fire, and medical will follow the annual fee ordinance for each alarm. This fee will be assessed to the building management as a whole. In response to the letter dated September 29, 2011 from Kent Braasch, the Northbrook Fire Department did not agree to a waiver of any time period for the false alarms. The false alarm fees will remain, as they currently are, at the discretion of the Fire Chief. 3. An automated external defibrillator (AED) shall be installed in the common area of each floor. 4. For each Knox Box installation required, 2 master keys for the units in the building shall be provided. These keys will be required to allow us access to all residential units. 5. The smoke detectors in each individual unit will be 120 volt units with battery backup tied to the other detectors in each unit in locations required by NFPA 72. The smoke detectors in each residential unit shall not be monitored by the buildings fire alarm control panel. 6. Building Management shall provide the Fire Department a 24 hour emergency contact numbers. Chief Nolan and I feel these items will help reduce unnecessary use of emergency services for false alarms, yet still provide a safe facility. Sincerely, /s/ Kevin K. Frangiamore Director of the Fire Prevention Bureau Northbrook Fire Department  SOCIETY OF THE DIVINE WORD TECHNY LAND CORPORATION NFP 1985 Waukegan Road, P.O. Box 6038 - Techny, I1 60082 RESIDENTIAL MIXED-USE RETAIL COMMERCIAL OFFICE OPEN SPACE October 21,2011 Michaela Mitchell Kohlstedt Northbrook Planner Village ofNorthbrook 1225 CedarLane Northbrook,lL 60062 RE: The Lodge of Northbrook - Affordable Component Dear Michaela, This letter is being provided the Village of Northbrook to confirm the Society's support of the affordable unit pricing and set-aside changes in the latest materials submitted by Essex. In their respective meetings held this month of October, Techny Land Corporation, NFP, the House Council and the Provincial Council all unanimously approved entering into a Ground Lease with Essex Corporation for the development of The Lodge. The new information on the affordable units was one detail these boards and councils considered in their deliberation and subsequent approvals. Thank you. Please feel free to call me with any questions. Yours truly, C',*'tfll,'$!,T" Ginny Mulligan Executive Director Techny Land Corporation, NFP Doug Deines, Essex Corporation Janet Johnson, Schiff Hardin LLP Jonathan Alper, Alper & Associates - Consulting  BOARD OF TRUSTEES REVIEW PCD-11-06 Applicant: Essex Corporation on behalf of The Lodge of Northbrook, Inc Site Location: Southern 6.42 acres of Techny Parcel EC-2, NW of Founders Drive/Kamp Road intersection Requested Action: Amendments to previously approved annexation, zoning, and development approval documents. Proposal: 130-Unit Independent Senior Living Facility with 15% Affordable Housing Existing Zoning & O-4 Boulevard Office District/TOD Techny Overlay District; Vacant Land Use: Surrounding Zoning & North: O-4/TOD; Vacant Land Use: South:C-5/TOD; Multifamily East: R-6/TOD; Multifamily West: O-3/TOD; Open Space Comprehensive Plan Techny Property and Senior/Special Residential Designation: SUBJECT PROPERTY  0 400 800 1,200 VILLAGE OF NORTHBROOK Feet The Lodge - Techny Parcel EC-2 ¹ Legend 100 year Floodplain  MEMORANDUM VILLAGE OF NORTHBROOK DEVELOPMENT AND PLANNING SERVICES DEPARTMENT TO: RICHARD A. NAHRSTADT, VILLAGE MANAGER FROM: MICHAELA MITCHELL KOHLSTEDT, PLANNER DATE: October 11, 2011 SUBJECT: PCD-11-06: THE LODGE BY ESSEX CORPORATION On October 11, 2011 the Board of Trustees will consider the Plan Commission and Architectural Control Commission recommendations of approval for Docket No. 11-06, an application filed by the Essex Corporation on behalf of The Lodge of Northbrook, Inc. (the “Applicant”) as lessee for a portion of Techny Parcel EC-2A located on Founders Drive (the “Subject Property”), which is owned by the Society of the Divine Word (the “Owner”). The Applicant is requesting the following relief to accommodate proposed changes to the originally approved plan for an independent senior living facility: A. Modifying the terms of Ordinance No. 09-75 Amending the Northbrook Comprehensive Plan; B. Amending the terms of Ordinance No. 09-76 Rezoning the Property; and C. Amending Ordinance No. 09-77 approving Special Permits and Site Plan Approval for an Independent Senior Living Facility. Given the complexity of this application, we have not yet prepared formal approval documents. We are seeking direction from the Board concerning whether or not approval documents can now be drafted for consideration at an upcoming meeting. SUMMARY OF ARCHITECTURAL CONTROL COMMISSION REVIEW AND RECOMMENDATION On September 8, 2011 the Architectural Control Commission conducted its review of the revised application. The ACC found the overall site plan and landscaping changes to be generally acceptable. They did discuss the change in the roofline from the originally approved elevation, but concluded that the proposed roofline was appropriate. Attached to this report is an exhibit which depicts the previously approved roof line, as well as the current proposed roof line. The commissioners did spend time discussing the building materials and the color palette for the materials. Ultimately the ACC recommended approval of the proposed revised plan to the Trustees as presented by the Applicant with a series of conditions regarding the materials and colors. The conditions, which the Applicant has agreed to comply with, are attached to this memo for review. SUMMARY OF PLAN COMMISSION REVIEW AND RECOMMENDATION The Plan Commission conducted a public hearing on this docket during its regular meeting on September 20. A copy of the staff report and minutes from that meeting are attached to this report. After hearing testimony from the Applicant and no testimony from the public, the Commission closed the public hearing and discussed the application. During the discussion, the Commission members stated a concern regarding the staffing of the facility. The Commission indicated a preference that the facility be staffed 24 hours a day seven days a week to assist in responding to resident needs (and in Page 1 turn not overly burden the Fire Department), consistent with the previously approved special permit. Lastly, the Commission deferred to the Board of Trustees regarding the requested change in the definition of affordable units being provided by the Applicant. The affordability aspect of the development is discussed in detail later in this report. Following the public hearing, the Applicant has discussed with the Fire Department the staffing of the facility and impact that the facility would have on the Village’s emergency services. Should the Village Board decide not to require staffing 24 hours a day seven days a week, the Fire Department presented to the Applicant steps that they (the applicant) could take to reduce the number of false emergency calls. These steps are outlined in the attached memo from the Fire Department. The Applicant has responded to these steps in the attached letter dated September 29, 2011. In the Applicant’s response, the Applicant stated that the Fire Department agreed to waive false alarm fees for the first year of operation; it should be noted that the Fire Department DID NOT agree to such fee waivers. The Fire Department prepared a response to the Applicant’s letter which was provided to both the Applicant and the Plan Commission prior to the Plan Commission making its formal recommendation of the application. Discussions between the Applicant and Fire department on this point are ongoing and the staff and Applicant can provide an update during the October 11 Board meeting. On October 4, 2011 the Plan Commission ultimately recommended approval of Docket No. 11-06 in the attached Resolution No. 11-PC-08. The attached resolution contains a series of conditions, including a condition that would require staffing of the facility 24 hours a day seven days a week. The Board will want to discuss whether or not staffing is necessary 24 hours a day seven days a week, or if the conditions in the attached memo from the Fire Department are sufficient in addressing the Villages concerns with the demand this use could impose on our emergency services. PROPOSED AFFORDABILITY MODEL When The Lodge project was originally approved, the Village adopted a new zoning district, the RS Residential Specialty District, to accommodate the proposed project. When this new district was created, the following affordable housing requirement was included: Not less than ten percent (10%) of all units within Independent Senior Living Facilities in the RS District shall be constructed and operated as affordable units, as defined in the special permit. The prior special permit required a minimum of 10% of the units to be affordable. The new proposal would have 15% of the units “affordable”. With each phase of the development, the Applicant will provide 15% of the units as affordable. The financial model for The Lodge project uses an entrance fee model which requires both a refundable entrance fee and a monthly fee. The monthly fee not only goes toward the cost of the unit but also covers additional services. The Applicant is now requesting a change to the definition of affordable to more closely mirror the arrangement they are working out with the Society of the Divine Word regarding the provision of affordable units. The table below summarizes the differences between what was originally approved in terms of affordability and what the Applicant now requests. Original Approval Current Proposal Eligible Age 62 55* % of Units 10% 15% Affordable Page 2  Qualifying 10 % of All Units at: Annual Low Income Households - 5% of All Units at Occupants household income equal to or less Annual incomes less than 50% of the Senior than 60% median income for Median Income Moderate Income Households Northbrook residents, ages 65 or - 10% of All Units at Annual incomes between older - “Base Income Amount”. 50% & 80% of the Senior Median Income ($65,226) Income data to come “Senior Median Income” shall mean the median from Census Bureau surveys. income for senior persons (those over 65 years old) living within a radius of three (3) miles of the Project. ($72,720) Income data to come from Claritas or other national demographic provider approved by the Village (Note: a map depicting the 3-mile radius is attached) Entrance Fees $30,000 No greater than 50% of median home values for Affordable within Northbrook $469,967 x .50 = $234,983 Units No greater than $234,983 Maximum All Affordable Units 54% of the Base Low Income Household Units: No greater than Monthly Fees Income Amount divided by twelve 50% of Senior Median Income multiplied by equal payments: $65,226 x .60 x .54 54% and divided by 12 months. $72,720 x .50 x / 12 = $1,761 No greater than .54 / 12 = $1,636 No greater than $1,636 · $1,761 Moderate Income Household Units: No greater than 80% of the Senior Median Income multiplied by 54% and divided by 12 months, but no less than the Low Income Household figure calculated above $72,720 x .8 X .54 / 12 = $2,618 Between $1,637 and $2,618 Future Based upon changes in CPI 1.5% annually Entrance Fee Changes Future Based upon future Census Figures Based upon future Claritas Study or other Monthly Fee similar qualified study. Changes *Per Essex legal documents, a person 55 and over can move into the senior community; however, to more accurately represent their residents, they based the affordable income numbers off of 65 years and older. Based upon the Applicant’s proposed changes to the definition of affordable, attached is a sheet listing the units, with their pricing, that would qualify as affordable as either low income or moderate income units. The Board will need to determine if the Applicant’s revised affordability parameters are acceptable. At the October 11 meeting, the Applicant will be present to answer questions regarding the affordability issue. SUMMARY Some questions the Board of Trustees should consider when reviewing this preliminary application are: Page 3  1. Is an independent senior living housing development still appropriate for the Subject Property? If so, is it still appropriate to amend the Comprehensive Plan and to rezone the property to accommodate the proposed development? 2. Is the revised site plan appropriate for the Subject Property, including the reduction in the number of units? 3. Is the proposed height and FAR appropriate on the Subject Property? 4. Are the revised building elevations and roof line appropriate? 5. Does the Board find it necessary for the facility to provide staffing 24 hours a day seven days a week, or can other safeguards be used that would ensure the facility does not over-burden the Fire Department? 6. Is it appropriate to increase the percentage of affordable units from 10 to 15% and to change the definition of affordability as proposed by the Applicant (income, geography, etc.)? 7. If the revised proposed independent senior housing project is appropriate, are there any operational limitations that should be placed on its special permit approval? As previously noted, we have not yet prepared formal approval documents for this application. Staff and the Applicant will be in attendance at the October 11, 2011 Board of Trustees meeting to answer any questions regarding this matter. Page 4  Staff Report Exhibits Figure 1: Previously Approved East Elevation The current proposed plan is shown below with one single pitch in height with dormers installed to break up the span of the roof design. The overall roof height is no longer varying as originally approved by the Board of Trustees. Figure 2: Current Proposed East Elevation Note that the Founders Price is the entrance fee amount during the initial marketing of units. Plan Commission Resolution No. 11-PC-08  RESOLUTION NO. 11-PC-08 VILLAGE OF NORTHBROOK PLAN COMMISSION DOCKET NO. 11-06 (Essex Corporation Senior Housing Development; “The Lodge” Techny Parcel EC-2A) WHEREAS, Society of the Divine Word (the “Society”) is the owner of certain real estate generally located on the west side of Founders Drive, between Techny Road and Willow Road and commonly referred to as Techny Parcel EC-2A (the “Subject Property”), and WHEREAS, Essex Corporation on behalf of The Lodge of Northbrook, Inc. (the “Applicant”) has filed an application (Docket 11-06) with the Village of Northbrook for the purpose of: A. Amending Ordinance No. 09-75 Amending the Comprehensive Plan of Northbrook; B. Amending Ordinance No. 09-76 Rezoning Property and Amending the District Zoning Map; and C. Amending Ordinance No. 09-77 approving Special Permits and Site Plan Approval for an Independent Senior Living Facility, and D. Approval of any such variations, waivers, and zoning relief as may be necessary to accomplish development and use of the Subject Property as requested by the Applicant WHEREAS, public notice for this docket was duly published in the September 1, 2011 edition of the Northbrook Star and public hearings were held before the Plan Commission on September 20 and October 4, 2011; and WHEREAS, the Applicant has submitted evidence that a sign was properly posted on the Subject Property indicating the time and date of the September 20, 2011 Plan Commission hearing, and that all property owners within 250 feet of the Subject Property were notified of the Commission hearing by certified mail, return receipt requested; and WHEREAS, the Plan Commission has considered all the evidence presented to it, including, but not limited to, all testimony from the Applicant and members of the general public concerning this matter, and all written materials from the Applicant and staff including: 1. Staff memorandum dated September 16, September 20, and September 30, 2011, and their attachments. 2. Plan Commission Application form dated August 1, 2011, and attachments. 3. Site Plan for a Two Phase Development, Floor Plans for Phase One, and Elevations prepared by JSSH Architects, Inc., consisting of nine pages, dated September 14, 2011, and Elevations for Phase 1, prepared by JSSH Architects, Inc., consisting of two pages, dated September 21, 2011. 4. Preliminary Landscape Plan and Tree Inventory Plan, prepared by David R. McCallum Associates, Inc., consisting of 2 pages, dated August 31, 2011. 5. All public testimony and correspondence. NOW, THEREFORE, BE IT RESOLVED by the Plan Commission of the Village of Northbrook, Cook County, Illinois, THAT: 1. Findings. Resolution No. 11-PC-08 Docket No. 11-06– The Lodge by Essex Corporation A) Comprehensive Plan Amendment. The Plan Commission hereby finds that the request to amend the Comprehensive Plan to change the designation of the Subject Property from Office to Senior or Special Residential to accommodate senior housing does comply with the standards for approval of such requests as established in the Northbrook Zoning Code. B) Rezoning to RS. The Plan Commission hereby finds that a rezoning of the Subject Property from O-4 Boulevard Commercial (and Techny Overlay District) to the Residential-Specialty District (and Techny Overlay District), does comply with the standards for approval of such rezoning requests as established in the Northbrook Zoning Code. C) Special Permit for Independent Senior Living in RS District. The Plan Commission hereby finds that the standards established in Paragraph 11-602 E1 of the Zoning Code, for the proposed use of the Subject Property as an Independent Senior Living Facility within the proposed RS District with an increase in the permitted height and an increase in the permitted FAR are satisfied as follows: 1) The proposed Independent Senior Living Facility will be in harmony with the general and specific purposes for which this Code was enacted and for which the regulations of the RS District are intended, and with the general purpose and intent of the Official Comprehensive Plan, as it is recommended to be amended. 2) The proposed Independent Senior Living Facility will not have a substantial or undue adverse effect upon adjacent property, the character of the area or the public health, safety and general welfare. 3) The proposed Independent Senior Living Facility will be arranged and operated so as not to dominate the immediate vicinity or to interfere with the use and development of neighboring property. 4) The proposed Independent Senior Living Facility will be served adequately by essential public facilities and services. 5) The proposed Independent Senior Living Facility will not cause undue traffic congestion nor draw significant amounts of traffic through residential streets. 6) The proposed Independent Senior Living Facility will not result in the destruction, loss or damage of natural, scenic or historic features of significant importance. 7) The proposed Independent Senior Living Facility complies with all additional standards imposed on it by the particular provisions of the Zoning Code authorizing such use. 2. Recommendations: The Northbrook Plan Commission does hereby recommend to the President and Board of Trustees of the Village of Northbrook approval of Docket No. 11-06, based on the findings established herein, subject to the following conditions: A) Comprehensive Plan Amendment. The Comprehensive Plan Land Use Map shall be amended to designate the Subject Property as appropriate for Senior or Special Residential uses. 2 Resolution No. 11-PC-08 Docket No. 11-06– The Lodge by Essex Corporation B) Zoning Map Amendment. The Subject Property shall be rezoned to be located in the Residential- Specialty District and remain within the Techny Overlay District and shall comply with all requirements of the RS District. C) Special Permit. The Special Permit for the Independent Senior Living Facility shall be issued to the Applicant, and shall not be transferable without formal approval of an amendment to the Special Permit Ordinance by the Village Board of Trustees. The Independent Senior Living Facility shall be constructed and operated in accordance with the plans submitted by the Applicant and the following conditions: 1) The Development may be constructed in two phases, as proposed by the Applicant. The Applicant shall execute an amended Development Agreement in a form acceptable to the Village Attorney setting forth the timing of all public and private improvements associated with the two phases. a) Phase 1 will consist of 58 senior living units with 146 total parking spaces (88 under- building spaces and 58 surface spaces); and b) Phase 2 will consist of no more than 72 senior living units with 38 additional parking spaces (38 under-building spaces). 2) Upon completion of both phases, the Development shall have no more than 130 senior living units and the building shall not exceed 193,204.83 square feet of gross floor area. 3) The development shall include the following authorized accessory uses; office, communal dining facility, coffee shop, hair stylist, fitness facility, craft room, theater room, and guest room. 4) The Landscape Development Plan, prepared by David R. McCallum Associates, Inc. shall be constructed in its entirety for Phase I of the development in accordance with the plan dated August 31, 2011. 5) Final site plan approval shall be subject to approval of the final engineering plans by the Village Engineer and resolution of all other staff comments. 6) The Applicant shall provide a specific set of “affordable” units within the Development in a manner deemed appropriate by the Board of Trustees. 7) The Independent Senior Living Facility shall be staffed 24 hours a day seven days a week. 8) The Applicant shall comply with all other applicable standards and regulations pertaining to senior living facilities as may be may be established by the Village of Northbrook. 9) The Techny Annexation Agreement, including the Techny Master Plan shall be amended, as necessary to accommodate the proposed development 10) The proposed development shall at all times be owned and operated in such a manner as necessary to continue to pay real estate property taxes 3 Resolution No. 11-PC-08 Docket No. 11-06– The Lodge by Essex Corporation ADOPTED THIS 4th day of October, 2011. AYES: (8) Cyphers, Elisco, Franklin, Henning, Jacobs, Melnick, Pepoon, Silverman NAYS: (0) ABSENT: (1) Manso ABSTAIN: (0) _/s/_Sheldon Silverman Sheldon Silverman, Chairman Northbrook Plan Commission ATTEST: /s/ Thomas R. Poupard ____ Director of Development & Planning Services 4 Plan Commission Meeting Minutes – September 20, 2011  APPROVED MINUTES OF A MEETING OF THE PLANNING & ZONING COMMISSION VILLAGE OF NORTHBROOK COOK COUNTY, ILLINOIS September 20, 2011 Chairman Silverman called the meeting to order in the Terrace Room of the Village Hall at 7:30 PM. On roll call, present were: Members Manso, Franklin, Jacobs, Cyphers, Pepoon, Melnick, and Chairman Silverman; a quorum was present. Absent: Henning and Elisco; Also present: T. Poupard, Director Development & Planning; S. Weiss, Village Attorney; M. Kohlstedt, Planner; D. Schoon, Assistant Director/Economic Development Coordinator; and S. Marinovic, Recorder. Chairman Silverman welcomed Members Pepoon and Melnick to the Commission. He thanked Rick Brust and Jeff Sandler for their service to the Commission. Review of Minutes Member Jacobs motioned, seconded by Member Manso, to approve the minutes of August 16, 2011. On voice vote, the motion was approved. Members Melnick and Pepoon abstained. Community Planning Report Director Poupard provided an update on the preliminary review applications submitted for consideration by the Board of Trustees. The applications which were recently reviewed included: (1) a request for a special permit renewal by Pantheon Wine at 899 Skokie Boulevard which was viewed favorably, (2) a request for a rezoning from commercial to single family residential at 1049 Keystone which was also reviewed favorably, (3) a request for annexation of several properties on Techny Road across from Meadowhill Park which the Trustees were in favor of, and (4) A second preliminary review for a request to amend the previously approved plan for the former Caravel Restaurant site. The applicant eliminated the proposed dry cleaners in the complex and came back to the Board with a new plan consisting of one drive through for a Dunkin Donuts. Some Board Members were not enthusiastic about the new plan. No applications have been submitted to date. At the next Board meeting, a proposal will be submitted by the Northbrook Park District to annex the Anetsberger Industrial building and make it a part of the park complex. The site use has not been identified as yet and may come back at a later date with a zoning request. Lastly, Director Poupard noted that the Members all received the copies of the new Comprehensive Plan within their packets. Chairman Silverman asked for an updated Village Staff contact list as the phone numbers have now changed. Hear from the Audience There were no comments from the audience. 1 Review of New Application PCD-11-06:The Lodge by Essex Corporation – An Independent Senior Living Facility Located on Techny Parcel EC-2A: First Public Hearing on an application by Essex Corporation and Society of the Divine Word and Divine Word Techny Community Corporation, to authorize: A) Amending Ordinance No. 09-75 Amending the comprehensive plan of Northbrook; b) amending ordinance 09-76 rezoning property and amending the district zoning map; c) amending ordinance no 09-77 approving special permits an site plan approval for an independent senior living facility; and d) approval of any such variations, waivers, and zoning relief as may be necessary to accomplish development and use of the subject property as requested by the applicant. Planner Kohlstedt reviewed the submitted application for the Members. She noted that the layout of the facility had changed from the original submittal. The FAR had changed from .79 to .69. Overall, the number of units changed from a maximum of 140 to 130 units. Dependent upon the size and internal configuration of the units, the number of units could decrease to as little as 106 total units. The applicant was requesting a change to the percent of affordable units from 10% to 15% during phase 2. Facility staffing would change from 24/7 to a modified schedule. When originally reviewed by the Architectural Control Commission, the Members felt the proposed roof was too large of an expanse and requested that the roof be dropped in a few areas. The roofline was the topic of significant debate by the Board during the initial review and approval. The roofline was now being proposed as one roof level as originally planned. The dormers still existed but the roof height did not vary. At the September 15, 2011 Architectural Control Commission meeting, the Members found the proposed plan to be generally appropriate. The Members recommended approval of the plan with a series of conditions mainly regarding colors and materials. Since the site plan was changed, the landscape plan also changed. The new plan shows more landscaping provided along Founders Drive since the parking area was moved closer to the road. The new Phase 2 configuration allowed for a courtyard. Plan Commission members were asked to consider the appropriateness of the new plan, the operational limitations, how this new plan fit in with the Comprehensive Plan amendment and rezoning, the overall site plan, the reduction in the number of units, the height of the facility and FAR, the elevations, the new staffing proposal, the increase in the percentage of affordable units and the definitions used to determine affordability. Chairman Silverman inquired about the number of units. Based on the submitted drawings, it did not equate 130 units with 58 units built in phase 1 and 48 units in phase 2. Ms. Kohlstedt suggested that the Applicant explain this during their testimony. Member Cyphers asked Planner Kohlstedt what the Members were being asked to approve. The Members were being asked to approve the exterior of the building for both phases with a maximum of 130 units and the flexibility to change the size of the interior units. He said he would like to see a rear elevation of the facility during Phase 1 showing the treatment of the building where the addition would be constructed – adding that there was no guarantee that Phase 2 would ever be constructed. Member Franklin asked if the parking lot was in the same place or was it closer to the street. The parking lot was slightly closer to the street as there was now an additional row of parking added. Member Franklin asked how much of the landscaping would be completed prior to the construction of phase 2. Planner Kohlstedt replied that all the landscaping would be completed during phase 1 along with the completion of the parking lot. 2 Member Franklin asked how the affordable housing would work once the initial investments were made. Also, were there restrictions on the resale of the units and how would the units be maintained on the level of affordable housing. Director Poupard replied that when an affordable unit was “sold” in the future, the unit would again be made available to the first to people who qualified. There was a window of opportunity for qualifying individuals to acquire the affordable housing units and after a period of time, it would then be released. Member Franklin asked if there was a potential for the affordable housing percentage to shrink over time. Director Poupard replied that a waiting list would be established. The pricing was based on the square footage of the unit rather than if it was purchased as affordable housing or not. If there were not applicants on the waiting list who had shown interest, someone with a higher income could buy the unit but at the established price. Those who qualified under the rules set for affordable housing were allowed the first opportunity to purchase the property. Chairman Silverman restated that the affordable housing was to be considered but it was not the main item to be reviewed; the Board of Trustees would determine if the new affordable housing terms are acceptable. Member Manso asked how affordable housing information was released. There would be an annual report supplied to the Village. Mr. Poupard also clarified that the price of the units would not change, there simply would be an opportunity for those on the affordable list to occupy the units the first. Chairman Silverman then swore in the witnesses for the Applicant. Mr. Doug Deines of the Essex Corporation spoke on behalf of the applicant and outlined some of the changes to the proposed site plan and affordable housing program. He clarified that the parking lot was moved back to allow for more space. The overall intensity of the complex had changed in addition to the FAR while the affordable housing percentage had increased. The roofline could be changed back to the originally revised site plans if needed. The two items of concern were the change in the 24/7 attendants and the affordability of the units. The facility would be staffed from 7:00 am until 9:00 pm and a director would be on call 24/7. Chairman Silverman asked for clarification on the number of proposed units. Mr. Deines responded that on the current designs, there could be no more than 106 total units. If the unit sizes become smaller at the request of tenants then the maximum number of units could be no more than 130. Member Cyphers asked if there was a basement and, if so, was consideration given to the fact that the building was only forty feet from a flood plain. Mr. Deines responded that there would be a basement on the southwest side of the complex and they were aware of the flood plain. Chairman Silverman asked if the applicant had agreed to all of the conditions set forth by the Northbrook Fire Department. Mr. Deines responded that they had. Member Franklin commented that this type of housing was something the Village needed. She was happy to see the applicant coming back. For the most part she was in favor of the project with the proposed changes. However, she was not in favor of not having someone on the grounds 24/7. Based on the target population, she felt that this was critical. Member Manso was also concerned about the 24/7 staffing. He wished to know how many of the facilities managed by the applicant operated without 24/7 services. He was in favor of the other changes and thought they were an improvement. Member Melnick concurred with Members Franklin and Manso. Member Pepoon commented that he was a member of the Covenant Village Advisory Committee but did not need to recuse himself. He was in favor of the project but wanted 24/7 facility services. 3 Member Cyphers noted that 24/7 services were important. Although the ACC reviewed and approved the new changes, he was still in favor of the previously submitted roofline proposal as it helped break up the roofline. Member Jacobs agreed with the request for 24/7 staffing and was also in favor of the project. Chairman Silverman was fine with the project as it was. He agreed with member Cyphers comment earlier that the southwest elevation of the building needed to be submitted. After speaking with Member Franklin, Chairman Silverman asked if the applicant would like to comment on the concerns expressed over 24/7 facility services. Mr. Deines replied that in the fifty sites that they managed, they do not have 24/7 services and have not found a need to add them. The facility was considered independent living and also there would be a person on the premises until 9:00 p.m. Member Franklin asked what the response time was on the buzzers that would be installed in each unit. Mr. Deines replied that there was an immediate response to the call and if the tenant did not respond, emergency services were immediately dispatched. He did not have an exact time of response from the time the buzzer was pressed to the time emergency services responded. Member Manso asked why the applicant originally proposed 24/7 services. Mr. Deines responded that they did not originally propose it but were asked to provide it. Chairman Silverman asked if there was anyone else that wanted to speak on the application. Hearing none, Member Franklin moved, and Member Cyphers seconded, to close the Public Hearing. On voice vote, the motion carried. Chairman Silverman asked Chief Nolan if he had any comments. Chief Nolan noted that there were two other independent living facilities in Northbrook. Covenant Village had a total of 305 units and experience an average of 80-90 calls per year. The Crestwood site had part-time staffing, 135 units and emergency services received an average of one call per every two units per year. Each site has staff available to take care of non-emergencies. He noted a site in Deerfield that experienced a significant decrease in emergency calls when 24/7 services were added. When each site initially opens, the number of calls was relatively low. As the years progress, the calls tended to increase. The Fire Department now has the ability to charge for false alarms which can be billed to the management company. Also, they can charge for false medical claims which would be charged to the patient. Chief Nolan did clarify that emergency calls would be connected to the emergency center. The key to making this a success would be if there was someone on-site 24/7. The person on-site would be better equipped to determine if there were an actual emergency. If the applicant still chose to not use 24/7 services, then the medical alarm usage could be reviewed to determine if there were any problems. In speaking with Staff, they determined that the site could on average have 45 calls per year. If the number increased, that would be a concern and would need to be revisited. Member Franklin moved, seconded by Member Cyphers, to direct Staff to prepare a resolution recommending approval of Docket No. 11-06, which is a request to: a) amend Ordinance No. 09-75 Amend the Comprehensive Plan of Northbrook; b) amending Ordinance No. 09-76 rezoning property and amending the district zoning map; and c) amend Ordinance No. 09-77 approving special permits and the site plan for an independent senior living facility, all of which is subject to the Applicant providing on- site staffing 24 hours a day 7 days per week. Separate from its recommendation, the Commission requested that prior to its voting on the resolution, the Applicant submit the elevations of the southwest side of the building for Phase 1. The Commission also encouraged the Applicant to work with the Fire 4 Department regarding the 24/7 staffing issue. On roll call voting aye: Manso, Franklin, Jacobs, Cyphers, Melnick, and Chairman Silverman (6). Nay: none (0). Abstain: Pepoon (1). The motion carried. Old Business None. New Business Member Cyphers, a Member of the Downtown Planning Committee, provided an update. The Committee received an analysis on the history of the downtown area. Adjourn Trustee Franklin moved, seconded by Member Manso, to adjourn the meeting at 8:45 p.m. On voice vote, the motion carried. Respectfully submitted, /s/ Senada Marinovic Recorder 5 Plan Commission Staff Report – September 20, 2011 Fire Department Recommendation Architectural Control Commission – Recommendation and Conditions  VILLAGE OF NORTHBROOK MEMORANDUM DEVELOPMENT & PLANNING SERVICES TO: ESSEX CORPORATION FROM: MICHAELA MITCHELL KOHLSTEDT, VILLAGE PLANNER DATE: SEPTEMBER 8, 2011 SUBJECT: PCD-11-06: THE LODGE BY ESSEX CORPORATION REQUEST TO AMEND PREVIOUS PLANS APPROVING A SENIOR LIVING FACILITY ON FOUNDERS DRIVE IN THE TECHNY OVERLAY DISTRICT On September 8, 2011 the Architectural Control Commission recommended approval of Docket No. 11-06 to the Board of Trustees. The recommendation of the application contains the following conditions: 1. The Exterior Finish Guide provided by the Applicant dated August 25, 2011 is adequate for specifying all materials and finishing with the below noted changes and additions; 2. A foam backing is required behind the moss vinyl siding; 3. The grid mullions depicted on the windows in the elevations must remain as proposed; 4. Slider windows are adequate for the design; 5. All windows must have full screens; 6. All columns and trim shall be painted to match the manufacturer Hardie Panel Arctic White; 7. The roof line is acceptable as proposed; 8. The garage doors shall be painted to match the adjacent surrounding brick; 9. The emergency exit doors shall be painted to match the adjacent surrounding brick; 10. A sub-fascia shall be installed where the brick connects to the soffit. This sub-fascia shall match the fascia; 11. A soldier course shall be installed above the windows utilizing the same brick surrounding said windows; 12. The Applicant must return with a parking lot lighting plan for review at the time of applying for building permit; 13. Glass doors at ground level shall be painted the same white as the columns and trim on the building; 14. All louvers proposed on the building shall be painted to match the adjacent material; 1 Materials Submitted by the Applicant  The Lodge – Affordable Units September 16, 2011 Original Approval Current Proposal Eligible Age 62 55 % of Units 10% 15% Affordable Qualifying 10 % of All Units at: Low Income Households ‐ 5% of All Units at Occupants Annual household income equal to or Annual incomes less than 50% of the Senior Median Income less than 60% median income for Northbrook residents, ages 65 or older – Moderate Income Households ‐ 10% of All Units at “Base Income Amount”. ($65,226) Annual incomes greater than 50% and up to 80% of the Senior Median Income Income data to come from Census Bureau surveys. “Senior Median Income” shall mean the median income for senior persons (those over 65 years old) living within a radius of three (3) miles of the Project. ($72,720) Income data to come from Claritas or other national demographic provider approved by the Village. Entrance Fees $30,000 No greater than 50% of median home values within for Affordable Northbrook Units $469,967 x .50 = $234,983 No greater than $234,983 Maximum 54% of the Base Income Amount divided Low Income Household Units: Monthly Fees by twelve equal payments: No greater than 50% of Senior Median Income multiplied by $65,226 x .60 x .54 / 12 = $1,761 54% and divided by 12 months. No greater than $1,761 $72,720 x .50 x .54 / 12 = $1,636 No greater than $1,636 Moderate Income Household Units: No greater than 80% of the Senior Median Income multiplied by 54% and divided by 12 months, but no less than the Low Income Household figure calculated above $72,720 x .8 X .54 / 12 = $2,618 Between $1,637 and $2,618 Future Entrance Based upon changes in CPI 1.5% annually Fee Changes Future Monthly Based upon future Census Figures Based upon future Claritas Study or other similar qualified Fee Changes study. *Per our legal documents, a person 55 can move into the senior community, however, to more accurately represent our residents, we based the affordable income numbers off of 65 years and older.  Financial Data The Lodge of Northbrook is an independent senior living community, which is locally owned by a nonprofit corporation. The Corporation is governed by a Board of Directors complimented by resident committees. An entrance fee along with a monthly charge is paid based upon the size of the residence. The entrance fee is a one-time payment and is refundable only upon transfer to another qualified resident. Option A Pricing ENTRANCE FOUNDERS FOUNDERS MONTHLY DESCRIPTION FLOORPLAN SQ. FT. FEE SAVINGS PRICE CHARGE 1 Bedroom, 1 Bath HICKORY 716 $ 97,500 $12,718 $ 84,782 $1,368 1 Bedroom, 1 Bath ASH 958 $130,453 $17,015 $113,438 $1,830 1 Bedroom, 1 Bath BLUE CEDAR 1,006 $136,990 $17,869 $119,121 $1,921 1 Bedroom, 1 Bath PINE 1,023 $139,305 $18,171 $121,134 $1,954 2 Bedroom, 2 Bath LINDEN 1,112 $151,424 $19,751 $131,673 $2,124 2 Bedroom, 2 Bath ALDER 1,183 $161,092 $21,012 $140,080 $2,260 2 Bedroom, 2 Bath BUCKEYE 1,308 $178,114 $23,233 $154,881 $2,498 2 Bedroom, 2 Bath LINDEN + 1,413 $192,412 $25,097 $167,315 $2,699 2 Bedroom, 2 Bath NOR OAK 1,433 $195,135 $25,452 $169,683 $2,737 2 Bedroom, 2 Bath RED OAK 1,458 $198,540 $25,897 $172,643 $2,785 2 Bedroom, 2 Bath OAK 1,558 $212,157 $27,673 $184,484 $2,976 2 Bedroom + Den, 2 Bath MAHOGANY 1,608 $218,965 $28,560 $190,405 $3,071 2 Bedroom + Den, 2 Bath IRONWOOD 1,708 $232,583 $30,337 $202,246 $3,262 2 Bedroom + Den, 2 Bath SEQUOIA 1,733 $235,987 $30,781 $205,206 $3,310 2 Bedroom + Den, 2 Bath BUCKTHORN 1,853 $252,328 $32,913 $219,415 $3,539 2 Bedroom + Den, 2 Bath HONEYLOCUST 1,933 $263,222 $34,334 $228,888 $3,692 2 Bedroom + Den, 2 Bath VIBURNUM 2,035 $277,111 $36,145 $240,966 $3,887 2 Bedroom + Den, 2 Bath PERSIMMON 2,067 $281,469 $36,714 $244,755 $3,948 2 Bedroom + Den, 2 Bath PERSIMMON + 2,230 $303,665 $39,609 $264,056 $4,259 July 2011 Price Information  Financial Data The Lodge of Northbrook is an independent senior living community, which is locally owned by a nonprofit corporation. The Corporation is governed by a Board of Directors complimented by resident committees. An entrance fee and a supplemental fee (for Option B only) along with a monthly charge is paid based upon the size of the residence. The entrance and supplemental fees are one-time payments and are refundable only upon transfer to another qualified resident. Option B Pricing FOUNDERS SUPPLEMENTAL FOUNDERS MONTHLY DESCRIPTION FLOORPLAN SQ. FT ENT. FEE AMOUNT PRICE CHARGE 1 Bedroom, 1 Bath HICKORY 716 $ 84,782 $ 84,782 $169,564 $ 889 1 Bedroom, 1 Bath ASH 958 $113,438 $113,438 $226,876 $1,189 1 Bedroom, 1 Bath BLUE CEDAR 1,006 $119,121 $119,121 $238,242 $1,249 1 Bedroom, 1 Bath PINE 1,023 $121,134 $121,134 $242,268 $1,270 2 Bedroom, 2 Bath LINDEN 1,112 $131,673 $131,673 $263,346 $1,381 2 Bedroom, 2 Bath ALDER 1,183 $140,080 $140,080 $280,160 $1,469 2 Bedroom, 2 Bath BUCKEYE 1,308 $154,881 $154,881 $309,762 $1,624 2 Bedroom, 2 Bath LINDEN + 1,413 $167,315 $167,315 $334,630 $1,754 2 Bedroom, 2 Bath NOR OAK 1,433 $169,683 $169,683 $339,366 $1,779 2 Bedroom, 2 Bath RED OAK 1,458 $172,643 $172,643 $345,286 $1,810 2 Bedroom, 2 Bath OAK 1,558 $184,484 $184,484 $368,968 $1,934 2 Bedroom + Den, 2 Bath MAHOGANY 1,608 $190,405 $190,405 $380,810 $1,996 2 Bedroom + Den, 2 Bath IRONWOOD 1,708 $202,246 $202,246 $404,492 $2,120 2 Bedroom + Den, 2 Bath SEQUOIA 1,733 $205,206 $205,206 $410,412 $2,152 2 Bedroom + Den, 2 Bath BUCKTHORN 1,853 $219,415 $219,415 $438,830 $2,300 2 Bedroom + Den, 2 Bath HONEYLOCUST 1,933 $228,888 $228,888 $457,776 $2,400 2 Bedroom + Den, 2 Bath VIBURNUM 2,035 $240,966 $240,966 $481,932 $2,526 2 Bedroom + Den, 2 Bath PERSIMMON 2,067 $244,755 $244,755 $489,510 $2,566 2 Bedroom + Den, 2 Bath PERSIMMON + 2,230 $264,056 $264,056 $528,112 $2,769 July 2011 Price Information *The value of your residence at the time of transfer is based on the return of your entrance fee and supplemental amount, plus a modest appreciation paid by the incoming resident. The potential increase in the value of the residence for each year of occupancy is as follows: ANNUAL RETURN ON YOUR RESIDENCE TYPE FOR EACH YEAR OF MEMBERSHIP HICKORY ............................................................$1,368 ASH.....................................................................$1,830 BLUE CEDAR.......................................................$1,921 PINE ....................................................................$1,954 LINDEN ...............................................................$2,124 ALDER ................................................................$2,260 BUCKEYE ............................................................$2,498 LINDEN + ............................................................$2,699 NOR OAK ............................................................$2,737 RED OAK ............................................................$2,785 OAK ....................................................................$2,976 MAHOGANY ........................................................$3,071 IRONWOOD ..........................................................$3,262 SEQUOIA .............................................................$3,310 BUCKTHORN .......................................................$3,539 HONEYLOCUST....................................................$3,692 VIBURNUM ..........................................................$3,887 PERSIMMON ........................................................$3,948 PERSIMMON+ ......................................................$4,259 *The appreciation value depicted above is under direct control of the nonprofit corporation. The appreciation allows entrance fees to remain affordable over the years.  The Lodge of Northbrook Exterior Finish Guide August 25, 2011 Roof 30 year GAF Tiberline HD asphalt shingles – Color: Barkwood Fascia Edco Steel-Kore Fascia – Finish: Enamel – Color: Polar White Soffit Edco Aluma-Kore Soffit – Finish: Enamel – Color: Polar White Gutters Edco Aluma-Kore Gutter – Syle: 5” K style – Finish: Enamel – Color: Polar White Brick Sioux City Brick – 12” Utility size Column Base Color: Mesaba Tidewater Bottom Layer Color: Fine Art Velour Accent Strip Color: Desert Blend Top Layer Color: Doeskin Velour Window Sills - Manufactured Stone Boulder Creek Stone – Heavy-Duty Flat Sill – Color: Antique Tan Siding - Vinyl The Foundry – 7” Perfection Shingle - Color: Moss (112) Column Enclosure Primary Finish: HardiePanel – Finish: Smooth Column Accent: HardieTrim – Thickness: ¾” Column Paint: Behr Premium Plus Exterior Satin Enamel – Color: Gallery White (UL260-15) Deck Railing - Aluminum Advantage Aluminum Products Inc. – Powder Coat Color: White  Site Map The Lodge 2259 Founders Dr, Northbrook, IL, 60062 Latitude: 42.11138 Ring: 3 Mile Longitude: -87.80736 September 15, 2011 Made with Esri Business Analyst ©2011 Esri www.esri.com/ba 800-447-9778 Try it Now! 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