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HomeMy WebLinkAbout03/27/2008 P&Z minutes 37-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-37-07 Hearing Date: March 27,2008 PROPERTY ADDRESSES: 6-34 W. Busse Avenue, 12-20 W. Northwest Highway Busse Avenue right of way between Main Street and Wille Street and the easternmost 10' of the Wille Street right of way adjacent to the subject property PETITIONER: Homebrook Prospect LLC c/o Heimbaugh Capital Development Corporation PUBLICATION DATE: March 12, 2008 PIN NUMBERS: 08-12-102-057 / 058 / 030 / 059 / 060 / 061 /062 08-12-107 -022 / 003/ 020 / 004 / 006 / 007 REQUEST: Conditional Use (Planned Unit Development/Mixed Use Commercial and Residential) MEMBERS PRESENT: Richard Rogers, Chair Leo Floros Marlys Haaland Keith Youngquist MEMBERS ABSENT: Joseph Donnelly Ronald Roberts STAFF MEMBERS PRESENT: William J. Cooney, AICP, Director of Community Development Brian Simmons, AICP, Deputy Director of Community Development INTERESTED PARTIES: John Heimbaugh, Mike Fitzgerald, Michael Worthman, Jonean Ford, Wilma Galassine, Carol Tortorello, Robert Gniech, Carl Johnson, James Grady, Joanna Challacombe Chairman Richard Rogers called the meeting to order at 7:30 p.m. After roll call, Chairman Rogers stated that they have the minimum amount of Planning and Zoning Commission Members for a quorum. In order for a case to receive a positive recommendation, a unanimous vote must occur. The voting for the minutes from the January 24, 2008 meeting were held over until the next meeting since only two members were present from that meeting. After hearing two previous cases, Chairman Rogers introduced case number PZ-37-07, a request for a Conditional Use (Planned Unit Development/Mixed Use Commercial and Residential) approval at 6-34 W. Busse Ave., 12-20 W. Northwest Hwy., and the easternmost 10' of Wille Street right of way adjacent to the property, at 8: 14 p.m. William Cooney, Director of Community Development, stated that the request was for a Planned Unit Development on the property known as the "Small Triangle" or "Sub Area 1." He showed some pictures of the area. He said that this was one of five sub areas highlighted by the AD HOC Committee in 2004 when they reviewed potential re-development options in the downtown area. Mr. Cooney gave a brief history of downtown re-development for the Village. Mr. Cooney also provided an analysis of current conditions. He said the attributes for the Small Triangle included its historical significance, Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 2 existing businesses, and affordable rents. The challenges that Mr. Cooney presented were its minimal private investment, functional structural obsolescence, stagnant property values, and lack of parking. Mr. Cooney stated recent Village actions for the area. These actions included: pursued an extension of Tax Increment Funding (TIF) through 2021, the Mayor and Staff held individual meetings with business and property owners in Sub Area 1, and pursued acquisition of remaining properties. Mr. Cooney said that the developer has also pursued remaining properties as well. He also mentioned that the Village has entered negotiations with the Heimbaugh Capital Development Corporation (HCDC). Mr. Cooney said that HCDC would be presenting their development concept and asked the public to voice their opinions as well. Chairman Rogers restated that the proposal is for a Conditional Use (Planned Unit Development), he said because it is a Planned Unit Development, certain density requirements can be within ranges and other items could be discussed. Mr. Cooney stated that the actual project meets almost all codes. He said that a portion of the western tower exceeds the 80 foot height maximum. He stated that this was the architectural feature. He also said there are 107 parking spaces for commercial (public) parking. There is approximately 35,000 square feet of retail space and by code, there would need to be 137 spaces. Mr. Cooney stated that there were provisions for off site parking in the Village parking deck as well as the adjacent Metra lot on Northwest Hwy. Chairman Rogers swore in John Heimbaugh, President of HCDC, 666 Dundee Rd, Northbrook, IL and Mike Fitzgerald, OKW Architects, 600 W. Jackson, Chicago, IL. Mr. Heimbaugh explained the history of HCDC and provided HCDC's credentials. He highlighted mixed use developments previously built by HCDC. Mr. Fitzgerald gave a brief profile of OKW Architects and provided pictures of similar mixed use projects that OKW has completed in Evanston, Wheaton, Palatine, and Mount Prospect (Founders Row). Mr. Fitzgerald said the proposal includes a mixed use project of retail and residential along with a parking garage to serve both uses. The East building (along Main St.) will include retail on the ground floor with residential units above. The West and North buildings would be connected. The West building would have retail on the ground floor with residential above. The North building will be the parking structure with residential units above. Mr. Fitzgerald created a scale showing the project. Mr. Fitzgerald discussed the floor plans for all three buildings including the plaza that is between the East and West buildings. The retail would be along Main St. and extend throughout the plaza with the remaining retail primarily running along Northwest Hwy. He also addressed residential access points throughout the buildings. Mr. Fitzgerald stated that they have made some adjustments since the Committee of the Whole Meeting on March 11, 2008. He said the East building would be shifted back 12 feet to allow more sidewalk space along Northwest Hwy. He stated that the East building would be pushed off Main St. as well. The West building has been shifted by 8 feet to allow more room on the sidewalk along Northwest Hwy. Mr. Fitzgerald said this also allowed for 9 parallel parking spaces along Northwest Hwy. Mr. Fitzgerald said vehicular access to the site would be at two locations. The first would be on the West side off of Wille St. and the second would be from the Village parking lot directly North of the site. Mr. Fitzgerald stated that the parking garage would serve the commercial patrons as well as the residents. He said there are 107 parking spaces for commercial use; this is a ratio of 3.13 spaces per 1000 square feet of retail space. He stated that this ratio does not include the public parking off site or the nine proposed spaces along Northwest Hwy. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 3 Mr. Fitzgerald said there was another revision of the loading zone due to the concerns provided by neighbors. He said the proposed loading zone would be North of the parking garage and would run parallel to the building as opposed to running perpendicular as originally proposed. He said there would be a cut-in to the curb and the loading zone would allow two lanes of traffic to pass by. He stated that trucks would no longer block any access via the Village parking lot. Mr. Fitzgerald said the garage access point on the North side of the structure does not align with the garage access for the condo building to the North. He did mention that even though they do not align, they are directly across from one another and it allows for drivers to make visual contact for entering and exiting their respective structures. Mr. Fitzgerald discussed other service elements for the buildings. Chairman Rogers swore in Michael Worthman, of KLOA Inc. Mr. Worthman stated that he is a licensed professional engineer with the State of Illinois. He said he was retained to complete a traffic study for the proposed development. Mr. Worthman stated that both access drives will lead commercial patrons and residents to their respective parking areas. He said by having two access drives on two different roads provides the site with the maximum access flexibility. Mr. Worthman discussed concerns from the previous meeting regarding traffic in the Village parking lot directly North of the site. He looked at the traffic volumes and stated they are low. Mr. Worthman stated that there are between 40-45 vehicles within the peak hours. He said the parking lot has been safely designed for the development. Mr. Worthman said that neighbors suggested at the last meeting eliminating access to the site from the North. He does not advocate this because it decreases the flexibility. He also believes that if access was eliminated that there would still be a significant volume of traffic for the site utilizing the parking lot to the North. He said the access drive would allow traffic to move quicker. Mr. Worthman stated that there are currently no crosswalks on Main St. / Busse Ave. and Northwest Hwy. / Wille St. Mr. Worthman said there is a proposed median/pedestrian refuge area. He will discuss this with the Illinois Department of Transportation based on Staff's suggestions. Mr. Fitzgerald discussed the commercial and residential parking plans. He said for the residential parking, there are a total of 105 units that will be using 168 parking spaces (1.6 cars per unit). Mr. Fitzgerald showed site sections, elevations, and discussed that the buildings would be made of brick with limestone detailing. Chairman Rogers said that parking in downtown Mount Prospect is a real problem. He believed that the parking presented was not adequate. Chairman Rogers asked Mr. Fitzgerald the total number of bedrooms. Mr. Fitzgerald did not have the total number of bedrooms, but he did discuss the sizes of the units. Mr. Cooney said the parking for the four projects that have been approved in the downtown area have a parking ratio ranging from 1.38 to 1.5. Mr. Cooney stated the only complaints that have been presented to him regarding parking were by the residences to the North of the proposed site. He believed that the marketing people misinformed residents that they could park their vehicles overnight in the Village's parking lot. Mr. Cooney said he has not received any parking complaints from the condo owners at the Clocktower, Lofts, or Emerson building. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 4 Chairman Rogers said he understands that the lot to the North of the proposed development is a thoroughfare owned by the Village. Mr. Cooney confirmed that the Village owns the lot. He stated that there are easements over the right access to the Residents development to the North and existing commercial to the South. Mr. Cooney said that the lot was designated as guest parking for the visitors and for the businesses to the South. Mr. Cooney advised that it was never intended for overnight parking. Keith Youngquist asked what would stop residents from parking overnight in the proposed parking garage. Mr. Cooney stated that the Village would own the public portion of the parking lot and there would be no parking from 2 a.m. to 6 a.m. Chairman Rogers confirmed that the proposed parking garage would have similar hours like the parking deck North of Village Hall. Chairman Rogers said residents to the North of the proposed site could park in the public portion of the proposed garage. Mr. Cooney said the Village enforces parking regulations in the downtown area from 6 a.m. to 6 p.m., in two hour zones. He said most of the downtown is unlimited parking from 6 p.m. to 2 a.m. There was general discussion on whether the residential portion of the proposed parking garage would be heated. Mr. Fitzgerald confirmed that it would be partially conditioned, but not a heated garage. Leo Floros asked how many restaurants the Petitioners envision in this proposed development. Mr. Heimbaugh said that there would be more than two. He said restaurant patrons would utilize the public parking. Mr. Heimbaugh stated that a busy Saturday night would not be sufficient parking, he explained that is why the adjacent parking would be used. Mr. Youngquist led a discussion on another business in the downtown area. He believed downtown Mount Prospect is not a walk-able community. He believed that people utilizing the adjacent lots and crossing at a variety of places would create a dangerous situation. Mr. Cooney stated that by closing Busse Ave. would create a pedestrian zone at Main St. and Wille St. He said if this development becomes an entertainment zone with restaurants that will be busy beyond rush hour (6 p.m. - 7 p.m.). Mr. Cooney said traffic counts drop dramatically and it would be an easy walk across the street with a halfway zone in the middle of the streets. Mr. Cooney stated that the proposed development is very accessible from a pedestrian standpoint. Chairman Rogers discussed the possibility of putting a crosswalk in the center of the walkway courtyard. Mr. Cooney said that the chances would not be good; he does not believe the State would give this via mid-block. There was general discussion that continued regarding walking and driving in downtown Mount Prospect. Chairman Rogers stated that people have two or three cars. He said parking is a problem. He stated it is not fair to add more units when parking is already a problem. Chairman Rogers said he would like to see more parking spaces in the proposed garage. There was general discussion regarding the signature elements of the building. Mr. Floros said he loves the look of the site and welcomes this style to the downtown. Marlys Haaland was very pleased with the proposed site. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 5 Chairman Rogers asked if the Petitioners had a chance to review comments from Staff regarding the additional items that need compliance of this proposal was approved. The Petitioners agreed. Mr. Worthman said 1.6 is a sufficient ratio as surveys and census data support this number. Chairman Rogers swore in Jonean Ford, 5 W. Central, Mount Prospect, IL. Ms. Ford said the proposed garage faces the North building and she is concerned with the metallic industrial look. She stated that half the units to the North look out on the courtyard and face the South parking lot. She wanted to know if the Petitioners could do anything to clean up the look. Ms. Ford is also concerned with traffic. She said the Residences condo has to use the Village parking lot for entering and exiting. She is concerned with additional parking spots for the proposed development. Mr. Floros asked Ms. Ford if the traffic in the Village parking lot could go either direction. Ms. Ford said yes. Chairman Rogers asked Ms. Ford how many trucks are currently in the loading area. Ms. Ford said that since the Blues Bar was added, quite a few large trucks, one or two trucks at a time. She is concerned if more restaurants come in, this would mean more trucks would be unloading. Chairman Rogers swore in Wilma Galassine, 20 S. Main St., Mount Prospect, IL. Ms. Galassine said her condo overlooks the triangle. She sees large semis for the Blues Bar and garbage trucks for pick-up. She said it is crowded. Ms. Galassine questioned emergency access to the proposed site and what type of security would be in place for the garage. Chairman Rogers swore in Carol Tortorello, 223 S. Elmhurst Ave., Mount Prospect, IL. Ms. Tortorello read a list of reasons why the proposed development was a bad idea. This list ranged from the design of the development to also what would be done for snow removal. She also addressed issues with traffic, parking, and for the lack of request for proposals. Chairman Rogers swore in Robert Gniech, 10 S. Wille, Mount Prospect, IL. Mr. Gniech does not like the design and views parking in the Village lot to the North of the development to be a major issue. He would like to view another site. Chairman Rogers swore in Carl Johnson, 11 S. Wille, Mount Prospect, IL. Mr. Johnson agrees with Chairman Rogers in regards to the parking. He believes that parking in the downtown area is a problem. He stated that the traffic study was completed before the closure of Busse Ave. Mr. Johnson believes that the Village parking lot would be used more by drivers to cut through to Northwest Hwy. He asked if a no left turn sign could be placed at Main Street and the parking lot to eliminate some of the traffic. Chairman Rogers swore in James Grady, 40 E. Northwest Hwy., Mount Prospect, IL. Mr. Grady wanted to know the height of the buildings. He also wanted to know if other projects could be considered. Mr. Grady also asked what the zoning is for the proposed development. Mr. Cooney said the zoning for the site and the area bounded by Central Road, Northwest Hwy., and roughly Emerson St. is B-5C. Mr. Cooney stated that B-5 Core allows mixed-use developments built throughout the downtown area. Mr. Grady said he was concerned with limitation on the type of businesses and he wanted to know how the residents above these developments are protected. Mr. Grady led a discussion regarding Elements Fitness and what restrictions fitness gyms would have on hours of operation, etc. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 6 Mr. Cooney said that Elements had to obtain a Conditional Use for their operation, but that a 24 hour convenience store would be permitted in the downtown area. Mr. Cooney stated that 24 hour businesses are part of the mixed use lifestyle. He summarized that certain uses may need a Conditional Use and some do not. Mr. Grady concluded his statements by saying that parking at the Emerson building is a problem. Chairman Rogers swore in Joanna Challacombe, 11 S. Wille, Mount Prospect, IL. She said the plan was beautiful, but also has concerns for the parking. She asked if the number of units could be reduced above the proposed parking garage. She stated that parking in her building is a 1.3 ratio and is inadequate. She stated a 2 bedroom unit in her building with 2 adults only has 1 parking space. Ms. Challacombe had additional concerns about whether or not this would be considered a green building. Ms. Challacombe said she crossed Main St. at 7:30 p.m. to attend the meeting and had no problems. She believed that the Village should encourage walking and biking and she hasn't heard the Petitioners discuss bike parking in the proposed development. Ms. Challacombe concluded by asking what would restrict Metra train riders from parking in the public garage and taking the train. Chairman Rogers asked the Petitioners to address some of the questions and concerns addressed by the residents. Mr. Fitzgerald stated that bike storage would be provided in the proposed buildings. He mentioned that all of his projects look at green principles and strategies. He did not know if the proposed development would be LEEDs (green) certified. Chairman Rogers asked about the structure of the buildings. Mr. Fitzgerald said the building structure would be a poured place concrete system and steel frame precast plank system. The buildings would be sound proof and stated that they would have to abide by Village Code. Mr. Fitzgerald discussed the heights of the buildings. He said that they would work with Staff regarding garage security. Mr. Cooney stated that the public component of the proposed garage would be patrolled by Police. It will be well lit at all times and there would not be a security guard. Chairman Rogers asked what the Village would do for people parking in the public portion of the garage during the daytime and riding the train. Mr. Cooney said they would be ticketed as most of the downtown parking is for two hours. Mr. Fitzgerald discussed emergency vehicle access. He said the development is surrounded by roads with access from four points and the plaza could be engineered to support emergency vehicles. Mr. Fitzgerald stated for every project he has completed, parking has been an issue. He said to go from a 1.3 ratio to a 1.6 would equal adding 60 spaces. Mr. Heimbaugh said ifhe took all of the units larger than 1 bedroom and assigns 2 parking spaces, it would be 75 units and 150 parking spaces. He continued by stating each 1 bedroom unit has 1 space for each of the 30 units. This would create a total of 180 parking spaces at a 1.7 ratio. The proposed development has 169 total spaces for residential that equal the 1.6 ratio as proposed. Mr. Heimbaugh stated that he has never had every 2 bedroom unit purchase 2 parking spaces. He said the absolute maximum would be a 1.7 ratio. Chairman Rogers said that he understood the ratio, but stated that there is currently a parking problem and the proposal would add to the problem. He said by trying to eliminate some of the parking issues and make sure the Petitioners do not aggravate the issue. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 7 Mr. Youngquist asked if it was the intention to sell the parking spaces. Mr. Heimbaugh said that 1 parking space is included when a unit is purchased. A second space can be purchased. Chairman Rogers asked the possibility of a no left turn sign from Northbound Main St. into the Village parking lot. Mr. Worthman stated that he met with the Village's Engineering Staff. He mentioned that Staff was very comfortable with what was being proposed with the current design. Mr. Worthman agreed that the traffic would need to be monitored and if changes needed to be made, they would be. He said this could be accomplished at a later date. Chairman Rogers asked about snow removal from the property. Mr. Heimbaugh stated that it would be piled into the middle of the plaza. He discussed the possibility of heating portions of the public plaza pavement to minimize the amount of snow build up. Chairman Rogers questioned the look of the parking garage. Mr. Heimbaugh said that they could minimize the amount of metal on the parking structure and increase the masonry. Mr. Cooney discussed emergency access and stated that an ambulance could drive through the plaza. He said that the Fire Department has reviewed the plans and did not indicate any concerns. Mr. Cooney advised that Staff could follow-up on emergency access. Mr. Floros asked if it was possible to increase the amount of parking without impacting the existing plans. Mr. Heimbaugh stated that they have two options. One would be to alter the ratio between public and private parking and the second would be to reduce the number of residential units. Discussion continued with the Commission and Petitioners regarding the parking ratio. Chairman Rogers asked if the Petitioners could increase the size of the parking garage. Mr. Fitzgerald replied by asking what the Planning and Zoning would be comfortable with. Chairman Rogers said 200 spaces or at least a 1.7 ratio. Mr. Youngquist is concerned with the location of the proposed parking garage to the North. He believed that guests of the condos would take up spaces in the public portion of the parking garage. Mr. Fitzgerald said in order to gain a 1.7 ratio, he said they could remove the penthouse units in the East building and that would reduce the overall units to 10 1. Then there would be 168 spaces and they would need to find a couple more spaces to bring the total to 170 or a ratio of 1.7. Chairman Rogers asked if there was an easier way to pick up the additional spaces by increasing the size. Mr. Youngquist said that he did not have a problem with the 1.6 ratio for residential parking; the issue is with the size of the public portion of the proposed garage. Further discussion continued regarding utilizing the downtown parking deck and the Metra lot. Mr. Floros made a motion to approve case PZ-37-07, a request to approve a Conditional Use (Planned Unit Development/Mixed Use Commercial and Residential) at 6-34 W. Busse Ave., 12-20 W. Northwest Hwy., and the easternmost 10' of Wille Street right of way adjacent to the property; Ms. Haaland seconded the motion. Chairman Rogers said he wanted to add an amendment to take a second look at the parking to be a part of the motion. He would like to see an increase. Mr. Floros said at least a parking ratio of 1.7. Richard Rogers, Chair Planning & Zoning Commission Meeting March 27, 2008 PZ-37-07 Page 8 Mr. Cooney stated that the Staff's recommendation includes for a Variation to approve the maximum height of 88.6 feet and a request of a Variance for parking from 137 to 107 for the commercial component in the motion. Mr. Floros said he will support this proposal as it represents change for Mount Prospect. He discussed the reasons why he liked the proposal. UPON ROLL CALL: AYES: Floros, Haaland, Rogers NAYS: Youngquist Chairman Rogers said there was a 3-1 vote. This case moves onto the Village Board without the Planning and Zoning's approval. He stated that it would take a super majority vote from the Village Board for approval. Keith Youngquist made a motion to adjourn at 10:30 p.m. The motion was approved by a voice vote and the meeting was adjourned. Ryan Kast, Community Development Administrative Assistant