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HomeMy WebLinkAbout6.1 ORDINANCE GRANTING A PLAT OF SUBDIVISION, ZONING MAP AMENDMENTS, AND CONDITIONAL USE FOR PROPERTY LOCATED AT 301 S. MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E. PROSPECT AVENUE, AND 232-240 E. LINCOLN STREET4/16/2020 BoardDocs® Pro Agenda Item Details Meeting Apr 09, 2019 - SPECIAL MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m. Category 6. OLD BUSINESS Subject 6.1 PZ -20-18 / Maple Street Lofts / Nicholas & Associates / 2nd reading of an ORDINANCE GRANTING A PLAT OF SUBDIVISION, ZONING MAP AMENDMENTS, AND CONDITIONAL USE FOR PROPERTY LOCATED AT 301 S. MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E. PROSPECT AVENUE, AND 232-240 E. LINCOLN STREET Access Public Type Action Preferred Date Apr 03, 2019 Absolute Date Apr 03, 2019 Fiscal Impact No Budgeted No Recommended Action Approval of a plat of subdivision, zoning map amendment to B -5C Central Commercial Core, zoning map amendment to B-5 Central Commercial, and a conditional use for a final planned unit development, subject to the conditions listed in the staff report. Public Content Information The Petitioner, Nicholas & Associates, proposes to redevelop one of the Village's prime downtown sites located at the southeast corner of Maple Street and Prospect Avenue, known as the Maple Street Lofts. Historically, the property contained a woodworking manufacturer, Parenti & Raffaelli Ltd. (Parenti), which was relocated into the Kensington Business Center in 2018, freeing the site for redevelopment. The Petitioner proposes to construct a private road network, a new mixed-use building containing more than 14,000 square feet of retail space and 192 rental units, a multi -family building containing 65 rental units, and nine principal structures containing 56 rowhome dwelling units. The Petitioner is seeking approval of a plat of subdivision, two zoning map amendments, and a conditional use for a final planned unit development. Subject Property History The property is zoned P-1 Off Street Parking and I-1 Limited Industrial and contains a Village -owned commuter parking lot (Maple Street Commuter Lot) which provides 285 resident -only commuter parking stalls, an unimproved gravel lot on the former Parenti site, and an office condominium building. Parenti operated their woodworking facility on the Subject Property for several decades. While they were, and continue to be, a very successful business, the location along Prospect Avenue in the heart of the downtown district was not ideal for an industrial use. The Village had several meetings with Parenti to discuss relocating their operation to other more appropriate locations in the Village, but was ultimately unable to structure a deal that worked. The Petitioner intervened and negotiated a relocation and expansion plan for Parenti at 1401 Feehanville Drive. The Village assisted in the Parenti relocation by pledging $3 million in tax increment financing (TIF) funds in 2018, keeping Parenti and their 100 employees in the Village and opening up the Subject Property for redevelopment. Revised Proposal The proposal includes a 6 -story, mixed-use building ("Building A") containing 192 apartments and more than 14,000 square feet of retail space, a 7 -story, 65 unit apartment building ("Building D"), a public parking garage ("Maple https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/6 4/16/2020 BoardDocs® Pro Street Parking Deck") containing 268 parking spaces, 9 principal structures containing 56 rowhomes, and a private road network consisting of Dawson Drive, Elm Street, and Elm Court. Elm Street is a proposed north -south street that connects Prospect Avenue to Lincoln Street. Dawson Drive is a proposed east -west drive that connects Maple Street to the proposed Elm Street. Elm Court is a private court serving the proposed rear -load rowhomes that is accessible off of the proposed Elm Street. Building A would measure 84'-10" tall. As a loft -style building, it incorporates many classic conversion details into its design. The building reads as a heavy masonry building with smaller punched openings for windows, much like one would see in a major city center during the mid -1900s. The design gradually changes from a traditional masonry product as the building extends upwards, with brick transitioning to expose large, expansive windows in the upper corners of the building, along with steel and metal panel materials. The top floor of the building appears to float above the "historic" masonry building and ties the corners into the entire building's highest story. To complete the design, the building features hanging metal balconies that are tied back into the building with angled tie backs. It includes a 15,000 square foot outdoor amenity space, located on the second level above the building's parking garage, with a pool, kitchen, puppy park with synthetic grass, fire table with lounge chairs, ping pong tables, bag toss, pool -side lounge chairs, a hot tub, and cabanas. It also includes a more than 3,000 square foot indoor amenity space. Building A will have a total of 245 parking deck spaces for residents and 192 dwelling units. The residential component includes a mix of studio, one and two bedroom apartments. Note the parking deck for Building A is completely separate from the proposed Maple Street Parking Deck. Building D would measure 86'-4" tall. Building D is also a loft -style building, but it has a different design theory. It begins as a solid masonry building with punched openings like Building A, but instead of exposing the building corners, this design applies "wood" elements. These corner elements are taller than the rest of the building and have recessed terraces, unlike the Building A design that uses projected balconies. In addition, in the areas where metal panel was used on Building A, cementitious panel is proposed in Building D. A series of cementitious panel bump -outs are proposed from the body of the masonry base. Building D is meant to appear as if these design elements were added onto the original building. The proposed 2,000 square foot terrace on the second floor is attractively contained with metal railings to match those of the balconies and terraces. The proposed Building D will also feature a more than 2,200 square foot indoor amenity space and residents of the building will have access to all the amenities located in Building A. Building D will have 65 parking deck spaces, found on the lower level and first floor of the building, and 65 dwelling units. The unit mix for Building D includes studios, one and two bedroom rental units. Thirteen parking stalls will be reserved in the Building A's parking deck to ensure adequate covered parking exists for the residents of Building D. The combined 310 spaces and 257 dwelling units in Buildings A and D result in a 1.21 parking stall per dwelling unit ratio. Village Code requires 282 stalls to be provided. Thirteen stalls in Building A will be reserved for tenants in Building D to ensure residents of that building have sufficient parking available. The overall rental unit mix for the project (Buildings A and D) includes 43 studio apartments, 164 one bedroom apartments, and 50 two bedroom apartments. The proposed Maple Street Parking Deck would measure 25'-6" tall. It is proposed to be made of the same brick style as found on Building A. The proposed parking deck would have cast stone accents, steel guardrails with planter boxes, and accent light fixtures. The deck would contain 268 parking stalls. Of the 268 proposed parking deck stalls, 222 would be reserved for Mount Prospect resident -only commuters. After 63 existing parking stalls on Prospect Avenue are reserved for resident -only commuters, a total of 285 resident commuter stalls will be provided south of the tracks (matching existing conditions). The front -load rowhomes would be 34'-9.25" tall and the rear -load rowhomes would be 32'-10" tall. The buildings would consist of brick masonry on all four sides and have a flat roof look (though they pitch slightly to allow for drainage and ease of construction). The units would be designed so that no two adjacent units in a building would look the same. Each would have different trim colors, window patterns, and the heights of the units will vary as well. A two -car garage and recreation room would be provided on the first floor. The second floors will contain the kitchen, living, and dining areas. Balconies are proposed to be located on the rear of the second floor. Bedrooms are to be located on the third floor. Both front -load and rear -load rowhomes may either be a two bedroom with a study or a three bedroom unit. The Petitioner is responsible for constructing several public improvements as part of this project. Thirty-six (36) diagonal on -street parking spaces are proposed along Maple Street and Prospect Avenue, including three handicapped accessible stalls. These stalls would be available to the public and have an hourly restriction during the work week, and will help serve the proposed retail included in Building A. Additionally, 21 privately -owned stalls are provided on site for retail and residential visitors. Village streetscape is proposed to extend from the corner of Maple Street and Prospect Avenue to Elm Street and Dawson Drive, terminating at their intersection in the site. Streetscape improvements are also proposed on Prospect Avenue in front of Building D. Planters, a space for public art, seatwalls, an outdoor dining area, and a large metal pergola are proposed along Prospect Avenue. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/6 4/16/2020 BoardDocs® Pro Responses to Public Input The plans reviewed by the Planning and Zoning Commission at the March 14 Public Hearing, as included in this packet, reflect the latest proposal after numerous revisions were made by the Petitioner based on staff and public input. The Petitioner held open houses in September and October 2018 to provide the surrounding neighborhood an opportunity to give their input prior to the public hearing process. At the open houses and through general correspondence, public feedback has included concerns about the project density, potential market demand for the proposal, traffic issues, economic development and Tax Increment Financing (TIF), and student impact. Density The original proposal featured an 8 -story apartment building ("Building A"), 7 -story apartment building ("Building D"), and 66 rowhomes. The Petitioner reworked their proposal to address concerns raised by residents related to height, school impact, density, and stormwater. The revised concept decreased Building A's height by 2 stories and more than 20 feet, and it decreased the number of proposed rowhomes by 15% (from 66 units to 56 units). The Maple Street Lofts development has a proposed density of 48 units per acre. If approved, the proposed development would rank fifth in density behind 20 West (117 units per acre), Emerson (72 units per acre), the Residences at Village Centre (62 units per acre), and 10 N. Main Street (57 units per acre). Staff believes the proposed density is consistent with existing downtown development. Market A market study provided by the Petitioner shows that the opportunity exists to create additional multi -family development in the northwestern Cook County submarket. Further, Homes for a Changing Region, a collaborative, forward-looking housing report sponsored in 2013 by the Metropolitan Mayors Caucus, the Chicago Metropolitan Agency for Planning, and the Metropolitan Planning Council discusses the need for additional rental product in Mount Prospect. Specifically, it shows a demand for more than 1,200 additional multi -family units and 350 townhomes in the Village by 2040. Staff believes that sufficient market demand exists for the proposed number of units as no rentals have been built in downtown Mount Prospect for more than 30 years. Traffic Traffic studies completed by both the Village and the Petitioner's consultants show that the existing traffic issues in the area are largely generated by non -vehicle issues such as the presence of non -directional pedestrian push buttons blocking traffic, emergency vehicles at the Mount Prospect Police and Fire Station causing signal interruptions in the downtown, Metra trains blocking downtown train crossings, and a concentration of commuter parking spaces in the Maple Street Commuter Parking Lot. The traffic study provided shows that sufficient gap in the existing road network exists and that the proposal will not decrease levels of service. Additionally, the Village is working to resolve all the noted non -vehicle issues at this time. Student Impact The Petitioner provided student generation numbers for the project. The Petitioner utilized the School Consulting Services' 1996 model of the Chicago Metropolitan Area when estimating student generation. This model is widely accepted and used by both developers and school districts when estimating student generation from new development. Per the model, the generation multiplier is based on the type of dwelling unit (apartment, attached single family, etc.) and the number of bedrooms provided. The model predicts that the proposed development would generate 24.4 children. The apartments (Buildings A and D combined) are projected to generate approximately 9 children, and the rowhomes are projected to generate approximately 15. The low generation number for the apartments is due to the proposed unit mix. Of the 257 proposed rental units, only 50 will have a second bedroom. The remaining 207 units consist of a mix of studio and one -bedroom units. The model's multiplier for potential children increases as the number of bedrooms provided increases. State of Illinois TIF statutes require the Village pay all applicable school districts an annual payment for students generated by housing developments located in the TIF district, with a cap of 40% of the annual increment generated by the project. The payment is equal to the average cost the district incurs to educate each pupil, and uses actual enrollment numbers (not estimates), therefore school districts are made whole for the cost of educating any students generated by this project. Stormwater Management The Subject Property is nearly completely impervious at this time. The existing Maple Street commuter lot, 301 S. Maple Street, is paved to provide parking. The former Parenti & Raffaelli site (215 E. Prospect and 225-235 E. Prospect) is an impervious gravel lot. An industrial condominium surrounded by an asphalt parking lot that extends to three out of four property lines sits on 232-240 E. Lincoln Street. Stormwater on site sheet drains onto adjacent properties and right-of-way, ultimately ending up in the combined sewer, as no engineered system is in place. Site stormwater is proposed to be collected and contained in multiple chambers that are to be buried below privately - owned Elm Street and the open space area in the center of the proposed rowhome development. The contained https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/6 4/16/2020 BoardDocs® Pro system will then be restricted and flow east underground along Lincoln Street right-of-way, ultimately terminating into an existing stormwater system located in Lions park. The engineered system will not tap into the existing combined sewer system, and will function more effectively than current conditions. Zoning and Village Planning Documents The proposed redevelopment will be consistent with surrounding zoning and land uses found to the north and west. The Subject Property borders the B-5 Central Commercial District to the west and an R-3 Low Density Residential PUD across the railroad tracks to the north. A B -5C Central Commercial Core PUD is kitty-corner from the development across the railroad tracks as well. Townhomes border the project to the west and a multi -family development exists on the block immediately east of the Subject Property. The proposal is consistent with Village long range plans and the Village's Strategic Plan. The Village's Downtown Implementation Plan recommended a multi -building redevelopment proposal consisting of several apartment buildings, a parking deck, and a mixed use building at the corner of Prospect Avenue and Maple Street as one option for the redevelopment of this property. The Village's Comprehensive Plan, adopted in 2017, calls for the property to be part of the downtown and to allow for a mix of uses on site. The Subject Property's redevelopment is listed as a top priority in the Village's Strategic Plan. Additionally, the attached plans include a market study submitted by the petitioner, which discusses the demand for rental apartments within the Northwest Cook County submarket. Planning & Zoning Commission Meeting The Planning and Zoning Commission considered the case at the Public Hearing held on March 14, 2019. Many groups and individuals spoke at the meeting both for and against the project. Those that spoke against the project voiced concerns over commuter parking, the parking ratio for potential apartment residents, traffic in the surrounding area, student impact, density, TIF impact, building heights, stormwater, and emergency service capabilities. A packet of objector letters and a petition against the project were submitted. Those that spoke in favor of the project believe that the benefits of the project far outweigh any potential costs. The Executive Director of the Mount Prospect Chamber of Commerce and the President of the Mount Prospect Downtown Merchants Association authored a joint letter in support of the project, stating that density and residents are necessary to support existing businesses and the kind of businesses younger residents expect in their downtown. A group of 14 downtown business owners authored a letter in support of the project as well. The group believes that the development will grow existing businesses and expand customer bases. They believe that the proposed development is a welcome change on what was once an industrial woodworking site and that the development will complement the other businesses and townhomes immediately adjacent to this site. Several other letters of support and a signed petition in support of this project were also submitted. Two Planning and Zoning Commissioners voiced concerns about the project, citing potential traffic and school impacts. Another commissioner gave a statement in support of the development, believing it is a vast improvement over prior uses and that approving the development is in the best interest of the Village. None of staff's recommended conditions of approval were altered during the motion process. The Planning and Zoning Commission recommended approving the Petitioner's plat, zoning map amendment, and conditional use requests by a vote of 5-2, subject to the conditions in the staff report. Alternatives 1."To approve: 1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts"; 2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit Development Maple Street Lofts; 3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development Maple Street Lofts; and 4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one hundred ninety- two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network consisting of Elm Street, Dawson Drive, Elm Court, and twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval: a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; b. Compliance with all applicable development, fire, building, and other Village Codes and regulations; c. Development of the site in general conformance with the site plan prepared by The Lakota Group dated March 1st, 2019; https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/6 4/16/2020 BoardDocs® Pro d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 12') may be constructed on each of the proposed thirteen (13) front -load rowhome units; e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10') from Prospect Avenue and Lincoln Street shall run the length of the eastern property line; f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall privacy fence section that is consistent with the fencing along the eastern property line between each unit; g. Development of Building A in eneral conformance with the elevation and floor plans prepared by 222 Architects dated February 22n(y, 2019; except that the plans shall be modified by the Petitioner so that the proposed horizontal fiber cement material be made out of metal; h. Development of Building D in (?eneral conformance with the elevation and floor plans prepared by 222 Architects dated February 22n , 2019, except that the plans shall be modified by the Petitioner so that the proposed vertical fiber cement material be made of metal; i. Development of the rowhomes in general conformance with the elevations prepared by Lessard Design dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16th, 2019; j. Development of the Maple Street Parking Deck in general conformance with the elevations prepared by 222 Architects dated January 22n , 2019; and k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit owner's association documents for staff review and approval. The document must address long-term site maintenance, including snow removal and paving." 2. Action at discretion of the Village Board. Staff Recommendation Staff is supportive of the proposed plat, zoning map amendment, and conditional use requests. The proposal is supported by several long-range planning documents, including the Downtown Implementation Plan, the Village's Comprehensive Plan, and the Homes for a Changing Region report. The proposed amendments are consistent with the trend of development in the general area. Several multi -story apartment buildings are located to the north, west, and east of the Subject Property and attached single family uses exist to the west. Properties located to the north are zoned B5 Central Commercial and B5 Central Commercial Core and the property borders the Metra tracks to the north. The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant with little or no landscaping and a paved commuter parking lot. The proposed development adds a development of attractive, high-value, and well -landscaped mixed-use apartment buildings and attached single-family dwelling units to the downtown area. The development will have a positive effect on nearby properties, support businesses, and stimulate investment in the general area. The increased landscape and proposed stormwater system will greatly improve current drainage conditions for the site. Village staff recommends that the Village Board approve the plat, zoning map amendment, and conditional use requests, subject to the conditions noted above. The Board will review a Redevelopment Agreement with the developer at the April 16 Village Board meeting. The Redevelopment Agreement will specify performance requirements for the Village and Developer, including requested TIF assistance for construction of a commuter parking deck, stormwater improvements and waiver of certain permit and inspection fees. Administrative Content Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 5/6 4/16/2020 Motion & Voting BoardDocs® Pro Approval of a plat of subdivision, zoning map amendment to B -5C Central Commercial Core, zoning map amendment to B-5 Central Commercial, and a conditional use for a final planned unit development, subject to the conditions listed in the staff report. Motion by Michael Zadel, second by Richard Rogers. Final Resolution: Motion Carries Yea: William Grossi, Eleni Hatzis, Richard Rogers, Colleen Saccotelli, Michael Zadel Nay: Paul Hoefert https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 6/6