VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE June 2, 2014 7:00 p.m. AGENDA 1. Call to Order 2. Roll Call a. Pledge of Allegiance 3. Approval of Minutes April 7, 2014 4. Public Hearings a. PC-13-14: A petition seeking approval of a Zoning Ordinance Map Amendment to rezone property from M-1, Light Manufacturing to B-3, General Services and Highway Business District. The property is zoned M-1, Light Manufacturing District. The property is located on the north side of Ogden Avenue, approximately 815 feet east of Finley Road, commonly known as 2020 Ogden Avenue, Downers Grove, IL (PINs 08-01-204-001, 08-01-401-004, -005). S.P.C. Equity Investments, Ltd., Petitioner/Owner. b. PC- 15-14: A petition seeking approval of a Planned Development Amendment to revise the master plan for Midwestern University. The property is zoned R-1, Single Family Residence District, and is located on the south side of 31 st Street, approximately 1,280 feet west of Meyers Road, commonly known as 555 31 st Street, Downers Grove, IL (PINs 06-32-200-015, 06-32-400-026). Midwestern University, Petitioner/Owner. 5. Adjournment THIS TENTATIVE REGULAR AGENDA MAY BE SUBJECT TO CHANGE DOWNERS GROVE STAFF REPORTS WILL BE AVAILABLE AT THE RESEARCH DESK IN THE LIBRARY OR ON-LINE AT www.downers.us AFTER 5:00 P.M. ON THE FRIDAY BEFORE THE MEETING DATE
VILLAGE OF DOWNERS GROVE REPORT FOR THE PLAN COMMISSION JUNE 2, 2014 AGENDA SUBJECT: TYPE: SUBMITTED BY: PC-13-14 2020 Ogden Avenue Zoning Ordinance Map Amendment Patrick Ainsworth Planner REQUEST The petitioner is requesting a Zoning Ordinance Map Amendment to rezone the subject property from M-1, Light Manufacturing to B-3, General Services and Highway Business district. NOTICE The application has been filed in conformance with applicable procedural and public notice requirements. GENERAL INFORMATION OWNER: APPLICANT: S.P.C. Equity Investments, LTD 2020 Ogden Avenue Downers Grove, IL 60515 Dominic Pugliani 2020 Ogden Avenue Downers Grove, IL 60515 PROPERTY INFORMATION EXISTING ZONING: M-1, Light Manufacturing EXISTING LAND USE: Commercial (Automobile Dealership) PROPERTY SIZE: 4.28 acres PINS: 08-01-401-004, -005 and 08-01-204-001 SURROUNDING ZONING AND LAND USES ZONING FUTURE LAND USE NORTH: M-1, Light Manufacturing Corridor Commercial SOUTH: B-3 General Services and Highway Corridor Commercial Business EAST: M-1, Light Manufacturing Corridor Commercial WEST: B-3 General Services and Highway Corridor Commercial Business
PC-13-14, Zoning Ordinance Map Amendment Page 2 June 2, 2014 ANALYSIS SUBMITTALS This report is based on the following documents, which are on file with the Department of Community Development: 1. Application/Petition for Public Hearing 2. Zoning Map and Ordinance 3. Proposal Narrative 4. Plat of Survey DESCRIPTION The 4.28 acre property, commonly known as 2020 Ogden Avenue, is located on the north side of Ogden Avenue approximately 830 feet east of Finley Road. The property is zoned M-1 Light Manufacturing and is currently occupied by the Pugi Volkswagen automobile dealership. The petitioner is requesting to rezone the property to B-3 General Services and Highway Business to be consistent with the existing use on the property and the commercial trend of development along Ogden Avenue. The other intention of the applicant is to rezone the property to have the existing signage come into compliance with the Sign Ordinance. The petitioner is not proposing any new development or changes to the existing building, use or the layout of the site at this time. COMPLIANCE WITH THE COMPREHENSIVE PLAN The Commercial Area Plan section of the Comprehensive Plan shows the property located within the corridor commercial area. Corridor commercial uses include a blend of neighborhood-oriented commercial retail, offices, smaller regional commercial retail, service uses and multi-family uses. The existing automobile dealership provides a service to both local residents and to a larger region. The Comprehensive Plan specifically identifies the west end of Ogden Avenue as a strategic location for regional commerce and should be reserved for uses that capture customers from Downers Grove and from outside the community. The existing dealership meets these requirements. The proposed rezoning of the property from M-1 to B-3 is consistent with the Comprehensive Plan. COMPLIANCE WITH THE ZONING ORDINANCE The petitioner is proposing to rezone the property from M-1, Light Manufacturing to B-3 General Services and Highway Business District. According to Zoning Ordinance Section 28.405, the minimum area for a B-3 zoning district is four acres. The 4.28 acre subject property meets this requirement. Additionally, the subject property is contiguous to the requested B-3 zoning district to the west and south. All pertinent zoning regulations for the subject property and the subject zoning districts are presented in the table below:
PC-13-14, Zoning Ordinance Map Amendment Page 3 June 2, 2014 2020 Ogden Avenue Existing Site Conditions M-1 District Bulk Requirements B-3 District Bulk Requirements Lot Area 186,552 square feet 20,000 square feet 10,500 square feet Lot Width 304 feet No minimum No minimum Front Setback 86 feet 35 feet 25 feet South property line Side Setback 100 feet 35 feet 25 feet East property line Side Setback 95 feet 10 feet No minimum West property line Rear Setback - 367 feet 10 feet No minimum North property line Height 24 feet 35 feet 60 feet Lot Coverage 14,544 square feet 60% (111,931 sq ft) No maximum Floor Area Ratio 0.08 1.0 0.75 Open Green Space 9% (16,161) sq ft 15% (27,982 sq ft) 10% (18,655 sq ft) The current use of this property is an automobile dealership which was established in the 1960s. The use is considered to be a lawful special use per Section 28.1202(f) of the Zoning Ordinance. At this time, the petitioner has not proposed any development or redevelopment on the site. Any future development will be required to fully comply with all requirements of the Zoning Ordinance. The proposed rezoning of the property from M-1 to B-3 is consistent with the Zoning Ordinance. NEIGHBORHOOD COMMENT Notice was provided to all property owners 250 feet or less from the property in addition to posting the public hearing notice sign and publishing the legal notice in the Downers Grove Suburban Life. At this time, staff has not received any comments regarding this petition. FINDINGS OF FACT Section 28.1702 Standards for Approval of Amendments to the Zoning Ordinance Village Council and Plan Commission consideration and approval of any amendment, whether text or map, is a matter of legislative discretion that is not controlled by any one standard. However, in making its decisions and recommendations regarding map amendments, the Village Council and Plan Commission shall consider the following factors: (1) The existing uses and zoning of nearby property. The subject property is located in a commercial area which includes regional automobile dealerships, smaller multi-tenant retail buildings and other auto-oriented business. The surrounding area includes B-3 and M-1 zoning classifications. The property to the west is also improved with an existing automobile dealership and successfully went through a similar rezoning request in 2010. A change to the B-3 zoning district would be consistent with other uses and similarly sized parcels in the area. This standard has been met. (2) The extent to which the particular zoning restrictions affect property values. The zoning restrictions will not negatively affect property values. The rezoning from M-1 to B-3 may enhance the value of the subject property as future developments will contain more flexibility with bulk regulations and land uses associated with the B-3 zoning district. Parcels zoned B-3 are better suited for the Ogden Avenue corridor as compared to the M-1 zoning district. The rezoning will have no negative impact on surrounding property values as the automobile dealership use will remain. This standard has been met.
PC-13-14, Zoning Ordinance Map Amendment Page 4 June 2, 2014 (3) The extent to which any determination in property value is offset by an increase in the public health, safety and welfare. The proposed rezoning will not impact property values or the public health, safety and welfare of the community or neighborhood. The use of the property will remain the same if the rezoning takes place. This standard has been met. (4) The suitability of the subject property for the zoned purposes. The property is currently zoned M-1, Light Manufacturing. If the subject property were to remain M-1, it would not be consistent with the goals and intent of the Comprehensive Plan. The Comprehensive Plan calls for corridor commercial uses on Ogden Avenue. The B-3 designation is more appropriate for this parcel. This standard has been met. (5) The length of time that the subject property has been vacant as zoned, considering the context of land development in the vicinity. An automobile dealership has been in operation at this property since the 1960s. The surrounding area consists of larger B-3 properties that serve the same regional customer base. The rezoning would place the subject site in the same zoning classification as other similarly sized properties in the area. This standard has been met. (6) The value to the community of the proposed use. The automobile dealership provides value to the community by providing a service to both local and regional residents. The Comprehensive Plan notes that corridor commercial areas should continue to meet the daily needs of local residents as well as provide commercial services to the larger region. This standard has been met. (7) The standard of care with which the community has undertaken to plan its land use development. The Village has carefully considered and planned its land use development as evidenced by the 2011 adoption of the Comprehensive Plan. This standard has been met. RECOMMENDATIONS The proposed rezoning of the property is compatible with the Comprehensive Plan and surrounding zoning and land use classifications. Based on the findings listed above, staff recommends the Plan Commission make a positive recommendation to the Village Council regarding this petition. Staff Report Approved By: Stanley J. Popovich, AICP Senior Planner SP:pa -att P:\P&CD\PROJECTS\PLAN COMMISSION\2014 PC Petition Files\PC-13-14 - 2020 Ogden - Rezoning M1 to B3\Staff Report PC-13-14.docx
996 FAIRFIELD AVE 31ST ST 605 551 ROSEWOOD PL 625 999 3104 3108 3105 3109 3113 3112 3117 555 PRIVATE 414 412 410 408 404 406 WOODS LN 636 3590 0 130 260 390 520 Feet 628 600 620 530 540 550 510 520 500 36TH ST 531 525 3604 490 424 429 405 3600 555 31st Street Location Map
Midwestern University Campus Master Plan Amendment Appendix A Standards for Approval May 20, 2014 Village of Downers Grove Zoning Ordinance 28-1607: Standards for Approval a) The Plan Commission may recommend a planned development designation, plan or amendment based upon the following findings: 1) The extent to which the planned development meets the standards of this Article. 2) The extent to which the planned development departs form the zoning and subdivision regulations otherwise applicable to the subject property, including but not limited to, the density, dimension, area, bulk and use, and the reasons why such departures are deemed to be in the public interest. 3) The method by which the proposed plan makes adequate provision for public services, provides adequate control over vehicular traffic, provides for and protects designated common open spaces and furthers the amenities of light and air, recreation and visual enjoyment. 4) Conformity with the planning objectives of the Village. b) The Village Council may authorize a planned development designation, plan or amendment with findings such as, but no limited to the following: (responses are in italics): 1) That the planned development at the particular location requested is necessary or desirable to provide a service or facility which is the interest of public convenience and will contribute to the general welfare of the neighborhood or community. Midwestern University is dedicated to the education of health care professionals within the State of Illinois and the entire country. We educate Osteopathic Physicians Doctors of Pharmacy, Occupational and Physical Therapists, Physicians Assistants, Clinical Psychologists, Dentists, and Masters of Bio-Medical Science. 2) That the planned development will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or general welfare of persons residing or working in the vicinity or injurious to property values or improvements in the vicinity. The university s primary mission is aimed at improving health and welfare. This campus has been an institution of higher learning since 1965, far longer than any of the current adjacent uses and further development of the campus in accordance with underlying zoning principals should not be injurious to neighboring property values. The university has demonstrated a propensity toward sensitive land use planning, architectural integrity, effective storm water management practices and appropriate and attractive landscaping. 3) That the planned development is specifically listed as a special use in the district in which it is to be located. Article X, paragraph 2.1 Permitted Uses, item 8 Conditional Uses identifies: Colleges, or universities, public or private, with or without dormitories, on sites of forty (40) acres or more. Such use may include additional structures which are accessory to the principal use as a college or university. Provided, dormitories are considered part of the principal use and shall not be considered accessory structures. Provided further, not more than twenty-five percent (25%) of the site shall be occupied by buildings.
The university fits into this category and the proposed structures are accessory to the allowed principal use and conform to all requirements of this criteria. 4) That the location and size of the planned development, the nature and intensity of the operation involved in or conducted in connection with said planned development, the size of the subject property in relation to the intensity of uses proposed, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located. With direct primary access to a main arterial street, the campus is in a perfect position to be in harmony with the nature of the district in which it is located. The intensity of the proposed planned development, regarding setbacks, open space requirement and Floor Area Ratio, is in accordance with the underlying R-1 zoning designation. The existing planned development defined a variation to the building height limit that has been approved under previous development of the campus as a special use. The underlying R-1 zoning sets a limit of 35 for structures, but has a provision allowing an increase in height of 1 for every 2 increase in building setback. The planned development now allows a building height limit of 100 for buildings or portions of buildings within a line 200 from the adjacent setback(s). Structures outside that 200 buffer are subject to the 35 limit without special use approval. 5) That the planned development will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations within the neighborhood. The long history of the campus bears witness that existence of the campus has not been detrimental to development of the surrounding areas. 6) That the nature, location, and size of the structures involved with the establishment of the planned development will not impede, substantially hinder, or discourage the development and use of adjacent land and structures in accord with the zoning district in which it is located. The nature, location and size of future proposed structures will follow the trends of the established campus. 7) That adequate utilities, access roads, drainage, and other necessary facilities have been or will be provided for the planned development. The university is committed to the highest stands of development regarding utilities, traffic control and stormwater management. 8) That parking areas shall be of adequate size for that particular planned development, which areas shall be properly located and suitable screened from adjoining residential uses. The university in recent years has developed significantly more parking to address the parking needs of the campus well into the future. 9) That the planned development shall in all other respects conform to the applicable regulations of the zoning district in which it is located. Setback yards shall be as defined in the underlying R-1 zoning standards. Not more than 25% of the site shall be occupied by buildings as opposed to the 32% standard in R-1. The Floor Area Ratio shall not exceed 0.6. Building heights shall be limited to 35 except as defined in the response to item 4) above.
MH 200' - 0" UP UP 10' Traffic and Parking Setback PROPOSED INTERSECTION REALIGNMENT 31ST STREET 200' Setback, buildings up to 200' high 2333 N. Central Ave. Phoenix, AZ 85004 tel 602.264.9731 dwlarchitects.com 40' Setback, buildings up to 35' high 200' Setback, buildings up to 200' high 200' - 0" VISITOR CENTER PERMANENT GREEN SPACE 40' Setback, buildings up to 35' high EXECUTIVE APARTMENT BUILDING ( < 35' HIGH ) 29' Setback, buildings up to 35' high 10' Traffic and Parking Setback 40' Setback, buildings up to 35' high 200' Setback, buildings up to 100' high Setback Established by Conservation Easement 100' - 0" PERMANENT GREEN SPACE MAIN PARKING STRUCTURE 200' - 0" LIBRARY/CLASSROOM BUILDING (LITTLE JOHN) AUDITORIUM / OFFICE BUILDING CLASSROOM & LAB BUILDING (ALUMNI HALL) CENTRAL PLANT PERMANENT GREEN SPACE SCIENCE HALL 100' Building height max 0-50' building height by-right 51-100' building height require Council approval ADMINISTRATION (HASPEL HAMBRICK) CENTENNIAL HALL CAMPUS CHAPEL STUDENT CENTER (COMMONS) CLASSROOM & OFFICE BUILDING ( < 50' HIGH ) ADMINISTRATION BUILDING DORMITORIES LLC (REDWOODS) WELLNESS / RECREATION CENTER 10' Traffic and Parking Setback 40' Setback, buildings up to 35' high 200' Setback, buildings up to 100' high Midwestern University CAMPUS MASTER PLAN AMENDMENT Downers Grove, Illinois REVISIONS No. Description Date STUDENT APARTMENTS KEY: C COPYRIGHT 2014 DWL ARCHITECTS + PLANNERS, INC. 5/28/2014 5:32:43 PM 40' Setback, buildings up to 35' high 10' Traffic and Parking Setback 200' Setback, buildings up to 100' high 40' Setback, buildings up to 35' high 10' Traffic and Parking Setback SHEET TITLE: CAMPUS MASTER PLAN AMENDMENT SHEET NUMBER: DRAWN BY: DATE: ALM 05/28/2014 A000 REVIEWED BY: DT PROJECT NUMBER: 1414.00