3.1 PZ / 20 W. Northwest Highway / Nicholas & Associates / Plat of subdivision and conditional use for a final planned unit development

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1 Agenda Item Details Meeting Category Subject Access Type Feb 22, MOUNT PROSPECT PLANNING AND ZONING COMMISSION 3. NEW BUSINESS 3.1 PZ / 20 W. Northwest Highway / Nicholas & Associates / Plat of subdivision and conditional use for a final planned unit development Public Action Preferred Date Feb 22, 2018 Absolute Date Feb 22, 2018 Fiscal Impact Recommended Action Goals No Approval of a plat of subdivision and a conditional use for a final planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a four thousand six hundred (4,600) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the conditions of approval listed in the staff recommendation. 11. Busse Triangle Property Development (including Municipal Parking Garage Elevator) - TP Public Content Information The Petitioner, Nicholas & Associates, is proposing to construct a mixed-use planned unit development (PUD) known as 20 West Apartments consisting of a six (6) story building, including seventy-three (73) apartments and a two-story restaurant, and related off-site improvements. The off-site improvements would include closing off Busse Avenue at Wille Street and installing a roundabout, reconfiguring public parking within the Busse Triangle, expanding angled parking along Wille Street, and installing parallel parking along Northwest Highway. The Village Code requires conditional use approval for a PUD that allows for unified zoning control over the entire development. Consolidation - The Petitioner's proposed subdivision plat would vacate a portion of Busse Avenue right-of-way, consolidate the Subject Property into one lot of record, and dedicate easements as necessary. The proposed development as discussed below is based on the Subject Property having been consolidated to a lot of record, the portion of Busse Avenue being vacated, and the easements being dedicated. Site Plan The proposed site plan indicates the building will front on Wille Street and Northwest Highway with the building entrance located off of a roundabout located on the east side of the building on Busse Avenue. The site plan also shows one-way access to the development via Busse Avenue and a new drive connecting Busse Avenue to the public drive that is located between Main Street and Wille Street, immediately north of the property. Public parking spaces would be maintained on Busse Avenue and in a reconfigured outdoor parking lot. Floor Plans The floor plans indicate seventy-eight (78) interior parking spaces on the lower level and ground floors of the building for the apartments. The restaurant space will be 4,600 square feet in area and will be located at the southeast corner of the building on the ground and second floors. The restaurant would include a terrace for outdoor dining which would be a unique amenity in the downtown district. Seventy-three (73) residential dwelling units, consisting of a mix of studio, one bedroom, and two bedroom apartments, would be located on the second to sixth floors. A majority of the units would come with outside balconies and residents would share a 1,600 square foot outdoor terrace on the fourth floor, a 2,900 square foot rooftop terrace, and an 800 square foot rooftop dog park. The apartment building would also have areas dedicated to storage, bicycle parking, an event room, and a fitness room. Lot Coverage - The B5C District does not have a lot coverage limitation. Building Elevations The attached elevation drawings show that the proposed building will be seventy-one feet four inches (71-4 ) tall. The B5C District allows a maximum height of eighty feet (80 ). Building materials will include high quality brick, stone, and glass. The building elevations provide staggered facades on all sides breaking up the mass of the structure and providing architectural interest.

2 Parking The Village Code requires one (1) parking space for each efficiency and one (1) bedroom unit, one and one half (1.5) parking spaces per two (2) bedroom unit, and four (4) spaces per one thousand (1,000) square feet in excess of two thousand five hundred (2,500) square feet of floor area for sit down restaurants in the B5C District. The proposed development would require ninety-three (93) parking spaces, including four (4) accessible parking spaces. The attached plans indicate a total of seventy-eight (78) garage parking spaces, including two (2) accessible parking spaces. The following table summarizes the parking requirement for the project: Parking Requirements Classification Parking Requirement Number of units or Square feet Spaces Required Efficiency & 1 bedroom 1 stall per unit 50 units 50 2 bedroom 1.5 stalls per unit 23 units 35 Restaurant, dine-in 4 stalls per 1,000 s.f. above 2,500 2,117 sq.ft. (4,617-2,500) 8 Total Spaces Required Total Spaces Provided 93, including 4 accessible 78, including 2 accessible In addition to the 78 indoor parking spaces, 66 public parking spaces would be provided on surrounding roadways and parking lots in the Busse Triangle area to serve the proposed restaurant and existing commercial uses. Employee and overflow customer parking is also available in the Village Parking Deck (383 spaces) and after-hours in the Metra commuter lot (141 spaces) across Northwest Highway. Listed below is a parking breakdown for the existing commercial uses in the Busse Triangle: Triangle Parking Requirement - Existing Businesses Name Classification Square Footage Parking Requirement Spaces Required Karma Personal Services stalls per 1,000 s.f. (provided at 50%) 2 FA Skates Retail 1,400 4 stalls per 1,000 s.f. above 2,500 s.f. 0 Brick City Tavern Restaurant 6,000 4 stalls per 1,000 s.f. above 2,500 s.f. 14 Tokens & Tankards (vacant) Restaurant 3,000 4 stalls per 1,000 s.f. above 2,500 s.f. 2 Tom's Sub Express Restaurant stalls per 1,000 s.f. above 2,500 s.f. 0 Second Floor Offices Office 5,500* 4 stalls per 1,000 s.f. above 2,500 s.f. 12 Total Total Spaces Required 30, including 2 accessible Total Spaces Provided 66, including 2 accessible *Staff estimated this number using ArcGIS. Traffic Kenig, Lindgren, O Hara, Aboona, Inc. (KLOA) conducted a traffic impact study for the proposed development. Their study found that peak hour trip generation volumes would likely be less than similar projects located outside of the downtown district due to the development being in close proximity to the Metra station, other nearby modes of travel, and the availability of goods and services within a walkable distance. KLOA s traffic study shows that the signalized intersection of Main Street (IL-83) and Northwest Highway (US-14) will continue to operate at the same levels of service as currently exist. This includes the existing traffic volumes increased by a regional growth factor, the addition of rerouting of vehicles that are currently cutting through to US-14 via the Busse Avenue/Wille Street intersection, and the development-generated traffic volumes. Further, the study concludes that the proposed development will have a low impact to the existing traffic operations along the public alley to the north of the site. Staff has reviewed the traffic study concurs with its findings. The alley to the north of the site services existing condominiums, and the study demonstrated that the development will not have a significant impact on levels of service in the area. Landscaping The proposed plans indicate landscaping along the building foundation and on the perimeter of the site. The development will be required to comply with all applicable Village Code landscape and screening requirements.

3 Lighting The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures. Additional Staff Comments The petitioner must address the following comments/issues during the building permit process: Building The Petitioner shall review the location of the trash room. If possible, the petitioner should locate it off the north elevation to be consistent with adjacent buildings. A design professional shall review the travel distance to egress for staircases. Fire A fire sprinkler system in accordance with NFPA 13, fire alarm system, a standpipe system and fire pump will be required. The driveways accessing the site must have curbs that allow for fire department access from all directions. Sprinkler risers and associated equipment shall be located in a separate room with a minimum of two hour construction. Water flow calculations will be required to verify that the new proposed water main sizes meet the required fire flow demand. Additional fire hydrants may be required for this project. The fire lane needs to be maintained and marked accordingly. Conditional Use Standards The standards for conditional uses are listed in Section F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner states that the proposed project will be beneficial to the public health, safety, morals, comfort, and general welfare. The Petitioner states that the conditional use will improve the foot traffic to permitted uses in the immediate vicinity and enhance property values within the neighborhood. The Petitioner states that the increased population will be particularly beneficial to existing businesses located in the downtown and that this development will likely spur additional redevelopment in the Village s downtown. Staff has reviewed the Petitioner s request for a conditional use to allow a mixed-use PUD and finds that the standards have been met, as set forth in the Petitioner s responses to the standards. The proposed PUD will be in on one of the key opportunity sites in the downtown area that has been underutilized. The proposal to construct a six (6)-story mixed-use building comprised of seventy-three (73) dwelling units and a four thousand six hundred square foot (4,600 sq. ft.) restaurant is consistent with the Village s Downtown Implementation Plan and the Village s Comprehensive Plan. The proposed mixed-use development will provide a new housing option in the downtown district and will likely be a catalyst for similar projects moving forward. While the parking ratio per unit is lower than many of the surrounding condominium projects, the size of the units and unit mix is much different from those projects. The proposal calls for 50 studio/1-bedroom units ranging from 569 to 767 square feet and 23 2-bedroom units ranging from 1,052 to 1,118 square feet. The surrounding condominium projects consist of a majority of two and 3-bedroom units that range from 1,000 to 1,800 square feet. Staff also believes that the amount of public parking in the immediate vicinity, the availability of ride-sharing in the area, and the project s close proximity to the Metra station will allow renters to choose from a host of different transportation alternatives while having the option to have at least one parking space at the complex. Recommendation Staff finds that the proposal meets the conditional use standards and that granting such request would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff s findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: Alternatives 1. To approve: 1. A plat of subdivision titled Final Plat of Subdivision Twenty West Subdivision ; and 2. A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and st b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31, Action at the discretion of the Planning and Zoning Commission

4 The Village Board s decision is final for this case. Application.pdf (505 KB) Development Agreement.pdf (84 KB) Elevations.pdf (288 KB) Floor Plans.pdf (273 KB) Plat.pdf (266 KB) Site Plan.pdf (606 KB) Staff Report.pdf (452 KB) Triangle Plat of Survey.pdf (14,277 KB) Responses to Standards.pdf (59 KB) Administrative Content

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