1. Request amendment to Subarea C to allow multifamily use area

Transcription

1 Cantera Apartments at Riverview west Warrenville, IL 9 Apr 2018 Amendment request 1. Request amendment to Subarea C to allow multifamily use area Variances requested 1. Commercial center use a. Required building setback from local street centerline 33 ft.; Proposed b. Setbacks on parking area from local street 55 ft.; Proposed c. Required space between principal buildings 40 ft.; Proposed d. Required min. size of commercial - 10 Acres; Proposed Acres 2. Density and min. lot area a. The 60 unit townhouse development would require (6 unit/acre) - 10 Acre lot. Variation is required for lot#3 which is now Acres. b. The multi-family lot #2 does require a variation to satisfy minimum lot area: Required 364 D.U. / 15 D.U. per acre = acres Proposed lot size Acres Proposed density 364 D.U./ acres =20.56 D.U./ Acre 3. Setback variations - residential a. Required minimum front yard setbacks from local street 63ft.; Proposed b. Required setbacks between townhomes side faces 30 ft.; Proposed c. Required parking setbacks from multi-family building 25 ft.; proposed 10 ft. d. Perimeter setback for townhouse #60 is 16-6 in lieu of Special design control variations for multi-family building a. More than 8 dwelling units per floor & 24 dwelling units maximum. b. No hip or gable roof. c. No trim & shutters at doors & windows. d. No modulation of heights of dormers and chimneys. 5. Parking relief Request for residential multi-family parking relief as outlined on table 1.

2 Baranyk Associates, LTD.Response to 4 Oct 17 Staff Review of Cantera Riverview West Application C. Overall site has been revised to include less commercial development, reconfigured detention pond and altered roads. D. Site Access was revised per staff recommendation. The Torch/ Ferry signalized intersection will be the main conduit to the commercial component. E. Torch Parkway was increased to a 29 foot width.with the use of Outlot A, we can now provide a 60 ft. ROW. F. Commercial uses have been revised,by flipping them closer to Ferry Road, providing a more convenient connection to the signalized intersection (particularly for the drive-thru concession), eliminating the Big Box Store and providing asit-down restaurant possibility at the western corner. Moving the commercial closer to Ferry Rd. has allowed for a 10 ft. wide sidewalk adjacent to the store as well as a 48 ft. green buffer between the parking lot and the multifamily building. In response to staff comments please, note the following: a. Retail stores (other than a commissary) would clash with the residential character of the multifamily building. b. Rotating the building 90 degrees would place the main entry either off the commercial parking lot or the west side, both placements are less visible from Ferry Rd. It would also necessitate a total site redesign. c. We have utilized staff suggestion and placed the commercial buildings along the 95 ft. front setback line, with the parking and landscaped area as a buffer. d. The large single tenant building has been eliminated. Architectural design controls for the commercial development will be submitted prior to final approval. Preliminary signage examples are enclosed. G. Apartments 1. Interior finishes painted gyp. bd. walls & ceilings, hardwood and carpeted floors, wood kitchen cabinets with quartz countertops &marble vanities. 2. Building amenities include game room, party room with kitchen, fitness and yoga rooms, outside pool, barbeque area, bocce ball, kiddy play areas, dog washing facility and dog run. 3. Exterior wall materials include face brick, Hardie panels, metal panels at entry. Precast concrete panels of the garage are hidden from view.

3 4. Balconies and wall coping. Two types of balconies are proposed: one is hanging with tie rods, while the other is steel framed bearing on building walls. Both have metal railings and Trex decking. Coping will be formed sheet metal. 5. Exterior wall interest. Additional windows will be added at the blank walls prior to final approval. 6. Comparable projects. The 314 unit Oak Brook Lakes project by the same developer which is now being completed in Oak Brook Terrace is the best example. H. Parking 1. Proposed is a parking ratio of 2 spaces/d.u. with 41 of the 728 spaces shared with commercial. 2. The parking for multi-family has been relocated as shown on site plan. Additionally, per staff recommendation, the pond was enlarged at the northeast corner. 3. Shared parking. In order to make up the 41 car shortage of the multi-family requirement, the relief required is a sharing of commercial parking. If granted the 41 spaces would represent 21% of the 194 required commercial spaces. 4. Shared parking would be located at areas closest to the multifamily building as shown on A Commercial parking requirements are indicated on table Handicap parking spaces are shown on sheet A-1. I. Townhouse area (addressed separately) 1. Architecture 2. Building floor plans 3. Architecture 4. Outdoor space 5. Setbacks along the rear of the townhomes will be 18 feet. J. Sidewalk/ pedestrian improvements 1. The connection of walks to numerous trails is shown. All trails shall be 6 ft. wide. 2. A 10 ft. wide asphalt trail was added at Outlot A. 3. The interconnection of trails is shown on sheet A Connection was made from townhome sidewalk to Ferry Rd. 5. Trails have moved from pond edges. 6. Walks have been minimized.

4 4 Dec 2017 Response to Warrenwille staff comments dated 11/28/17 4. Application binder Tab 3 a. Density, minimum lot size and relief request has been revised to reflect the inclusion of Outlot A. b. Relief request for townhouse roof type and trim has been deleted. c. Table #3 and table #4 have been revised to show Outlot A inclusion. d. BA sheets A-1, A-2 & A-3 have a 4 Dec 2017 revision date and match the civil plans. e. The 60 degree parking layout has been deleted on sheet A-9. Partial response to Fire Prevention Bureau 20 Nov 2017 comments: a. Balcony detail on sheet A-7 shows non-combustible balconies with metal deck and framing, and aluminum railings. b. The wood truss floor construction will be sprinklered as required by code. 710 Higgins Rd. Park Ridge IL Phone:

5 TABLE 1 FEE CALCULATION - REQUIRED OFF-STREET PARKING SPACES PER APPENDIX F LOT 2 MULTIFAMILY RESIDENTIAL TYPE OF UNITS No. OF UNITS FACTOR SPACES REQUIRED SPACES PROVIDED RELIEF REQUESTED 1 BD ON LOT # BD BD GUEST PARKING + MGR+ 2 EMPL 185 SHARED FROM COMM. 41 TOTAL TOTAL: 1, SHARED 41 LOT 3 TOWNHOMES TYPE OF UNITS No. OF UNITS FACTOR SPACES REQUIRED AT DRIVEWAY BD 60 4 AT GARAGE TOTAL LOT 1 COMMERCIAL PARKING BUILDING SIZE SF FACTOR SPACES REQUIRED #1 2,000 20/1000 SF 40 #2,3 & 4 10,350 x 3 = 31,050 4/1000 SF 125 #5 1,800 16/1000 SF 29 TOTAL PARKING FOR MULTI-FAMILY - 1,086 PARKING FOR TOWNHOMES PARKING FOR COMMERCIAL TOTAL CARS - 1, x $40=$60,800 PARKING FEE CALCULATION MULTI-FAMILY PARKING FOR TOWNHOMES PARKING ON TORCH PARKWAY PARKING FOR COMMERCIAL CARS X $40 = $63,200

6 TABLE 2 SPACES REQUIRED SPACES PROVIDED SPACES REQUIRED SPACES PROVIDED PARKING LOT 3 TOWNHOMES LOT 1 COMMERCIAL PARKING LOT 2 MULTIFAMILY RESIDENTIAL SPACES REQUIRED (364 UNITS x 2 SPACES) 728 SPACES PROVIDED ON LOT # SHARED COMMERCIAL 41 MULTI-FAMILY TOTAL 728 PARKING RELIEF As shown on the enclosed table this proposal meets the townhouse (lot #3) parking requirement of 240 spaces. At the same time the commercial (lot #1) required parking of 194 is met. The multi-family parking (687 spaces on lot #2) needs to share 41 commercial spaces to total 728 spaces. This would provide for 2 spaces for each of the 364 multi-family units. The parking relief requested for the multi-family component is to (1) allow for 2 spaces for each multi-family unit and (2) to allow 41 spaces (21% of the 194 required commercial parking spaces) to be shared with commercial.

7 Open space statement The multi-family apartment building lot provides three large courts which will contain a swimming pool, picnic areas and playground areas. In addition half of this building wraps around a large and scenic pond. The amount of open space exceeds 60% of the total lot. Lot #3, the townhomes parcel will contain 60 three story units each overlooking the large pond and the multi-family building beyond. In this case the open space of lot proper (45%) is greatly magnified by the 4.8 acre pond exposed to its view and the nature of Outlot A. The commercial also has some frontage to the pond areas and has half of its area as open space. Details are provided on table #3 below which shows that over 61% of the site will be open space. TABLE 3 OPEN SPACE AREAS OPEN SPACE BUILDING WALKS, GREEN & PARKING DRIVEWAY WALKS GREEN POND TOTAL FOOTPRINT POND S.F. S.F. S.F. S.F. S.F. S.F. S.F. S.F. % LOT 1 34,850 61,050 18,267 18,430 59, ,726 77, LOT 2 117,323 88,699 46,055 30, , , , , LOT 3 52, ,055 7,118 61, ,225 68, OUTLOT A , ,744 75, , , TOTAL 204, ,749 89,377 40, , ,291 1,281, ,

8 TABLE 4 LOT DATA LOT 1 BUILDINGS FOOTPRINT S.F. COMMERCIAL 34,850 PARKING AREA S.F. 61,650 DRIVEWAYS S.F. 46,055 WALKS S.F. 30,584 GREEN AREA S.F. 69,129 LAND TOTAL S.F. 191,687 POND S.F. 0 LOT TOTAL S.F. 191, ACRES PARKING SPACES 194 LOT 2 BUILDINGS FOOTPRINT S.F. 364 APARTMENTS 117,323 PARKING AREA S.F. 88,699 DRIVEWAYS S.F. 46,055 WALKS S.F. 30,589 GREEN AREA S.F. 314,617 LAND TOTAL S.F. 593,058 POND S.F. 178,199 LOT TOTAL 771, ACRES PARKING SPACES 687 LOT 3 BUILDINGS FOOTPRINT S.F. 60 TOWNHOUSES 52,800 PARKING AREA S.F. 0 DRIVEWAYS S.F. 25,055 WALKS S.F. 7,118 GREEN AREA S.F. 61,252 LAND TOTAL S.F. 146,255 LOT TOTAL 146, ACRES PARKING SPACES = 240 OUTLOT A WALKS S.F. 2,370 GREEN AREA S.F. 116,995 LAND TOTAL S.F. 119,365 POND S.F. 75,454 LOT TOTAL 194, ACRES LAND DEVELOPMENT TOTAL LOT 1 191, ACRES LOT 2 771, ACRES LOT 3 146, ACRES TORCH PARKWAY R.O.W. 132, ACRES OUTLOT A 172, ACRES TOTAL AREA 1,415, ACRES

9 TABLE 5 RENTAL BUILDING SIZE & COMPOSITION MULTI-FAMILY BUILDING SIZE - GROSS UNIT COMPOSITION - NET RENTABLE 1BD 1BD C 2BD 2BD-1 3BD TOTAL UNIT SIZES 805 S.F. 850 S.F S.F S.F S.F. 1ST FLOOR RESIDENTIAL - 117,323 SF 1ST FLOOR ND FLOOR RESIDENTIAL - 117,167 SF 2ND FLOOR RD FLOOR RESIDENTIAL - 118,189 SF 3RD FLOOR TH FLOOR RESIDENTIAL - 118,189 SF 4TH FLOOR TOTAL RESIDENTIAL - 470,868 SF TOTAL TOTAL UNIT SIZE TOTAL S.F. 78,085 88, ,171 10,700 14, ,966 GARAGE TOTAL 30,191 X 4 FL - 120,764 SF BUILDING TOTAL - 591,632 SF PERCENT OF TOTAL 26% 29% 39% 3% 3% 100%