Issue #4: Proposed upzoning to R-7 is incompatible with adjacent zoning.
M/I Homes is proposing the 16000 block of Aptakisic Road be zoned to R-7 from the current R-1. This is a dramatically different zoning designation which is sharp departure from the adjacent established neighborhoods.
R-7 zoning allows for lots with reduced widths. Neighbors along Stanton drive will not have just one home facing them, but may have two or more.
R-7 zoning allows for smaller setbacks. The single family homes within the Kenley development will be closer to each other and to the homes in Old Farm Village than is currently permitted within the R-3 of Old Farm Village.
R-7 zoning allows for smaller lot sizes (7500 sq ft). The Kenley proposal would have many lots of less than 10,000 sq ft, the minimum , required in the R-3 zoning of Old Farm Village.
R-7 zoning against the R-3 zoning of Old Farm Village will create serious “overlooking” concerns for the neighbors on Stanton Drive. The loss of open space and the loss of any privacy will permanently alter the value, character, and livability of Old Farm Village.
The Kenley proposal shows single family homes that are between 2800 and 3500 sq ft. These much larger homes will be on smaller lots, closer together, and right against the homes on Stanton Drive. Approximately 17 homes alone Stanton and Margate Drives would be adjacent to a much denser development.
To achieve the density the developer is seeking, variances from R-7 will be required thus demonstrating the unsuitability of this location for these plans.
Not only does the proposed Kenley destroy open space, it replaces it with a housing density that will severely damage the characteristics of homes in Old Farm Village. This is at odds with the Village’s strategic goal # 2 (Enhanced, beautiful, safe, sustainable neighborhoods) and goal #5 (More livable Buffalo Grove community).
Proposed lot layout. Note the smaller rear setback (30 feet vs 40 feet in Old Farm Village), the minimal spacing between homes (only 14 feet), and the narrow lot size (65.5' vs 80' in Old Farm Village).
Kenley R-7 single family homes back up against R-3 of Old Farm Village. Significant overlooking and privacy concerns (Red arrows) appear when the Kenley proposed is placed in context with Old Farm Village. These two plans are not compatible and greatly reduce the privacy, livability, attractiveness, and other features of Old Farm Village.
The decreased setbacks of R-7, when placed against and R-3 development will contribute to overlooking and privacy concerns
The 3,486 sq ft Sutcliff model. The homes proposed are far larger than those in Old Farm Village. The size of the homes coupled with the denser R-7 zoning threatens to disturb the aesthetic of the existing Old Farm Village. The extensive glazed surface at the rear of the homes compound privacy and overlooking issues.
Homes would be spaced 14' apart versus the nearly 28' homes are currently spaced in Old Farm Village. This density would dramatically change the aesthetic of Old Farm Village