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7.1 PZ-12-17 / 20 W Northwest Hwy
9/15/2017 Board Docs® Pro Agenda Item Details Meeting Sep 19, 2017 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m. Category 7. NEW BUSINESS Subject 7.1 PZ -12-17 / 20 W. Northwest Hwy. / Nicholas & Associates / Conditional use for a preliminary planned unit development — 1st reading of an ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT FOR PROPERTIES LOCATED AT 20 W. NORTHWEST HIGHWAY, 30 W. BUSSE AVENUE,32 W. BUSSE AVENUE, 34 W. BUSSE AVENUE AND THE WEST END (.21 ACRES) OF W. BUSSE AVENUE RIGHT-OF-WAY, MOUNT PROSPECT, ILLINOIS Type Action Preferred Date Sep 19, 2017 Absolute Date Sep 19, 2017 Fiscal Impact No Recommended Approval of a Conditional Use for a preliminary planned unit development (PUD) consisting of a Action six story, seventy-three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the conditions of approval listed in the staff recommendation. Goals Information The Petitioner, Nicholas and Associates, is seeking a conditional use to allow a preliminary planned unit development (PUD) at 20 W. Northwest Highway. The Subject Property consists of four parcels and a portion of the Busse Avenue right of way. The Subject Property is located in a prominent location in the downtown area that is commonly known as the Busse Triangle. Development of this site has been a priority of the Village and is one of the Village's top Strategic Plan Goals. The Petitioner is proposing to construct a mixed-use PUD consisting of a six -story building with seventy-three apartments and a two story restaurant with related off-site improvements including public parking. The proposal would include rooftop seating for the restaurant as well as two rooftop areas for the residents on top of the fourth and sixth floors. The petitioner is currently in discussions with Mia's Cantina to occupy the 5,300 square foot restaurant space. The proposal would include closing off Busse Avenue at Wille Street and constructing a new north/south drive that would connect Busse Avenue to the public alley on the north side of the Busse Triangle. The apartment building will consist of four studio, 46 one -bedroom, and 23 two-bedroom units with a variety of high-end modern amenities and common areas. The petitioner will construct the building with steel framing and high quality brick, stone and glass finishings. They have designed the building so that they could convert it to condominium units in the future if dictated by market conditions. The unit mix and sizes follow the recommendations of a market study that was completed by the Village and are intended to attract a younger millennial demographic. The petitioner is proposing rents of approximately $2 per square foot resulting in monthly rentals of $1,150 for studio units, $1450 for 1 -bedroom units and $1,950 for 2 -bedroom units. The petitioner and Village staff held a well -attended public open house on August 17 at Brick City Tavern to give residents and the business owners an opportunity to view the proposal and to ask questions and share concerns related to the project. There was both positive feedback and concerns raised by attendees. The concerns raised related to traffic impact on the rear public alley and the adequacy of parking for the project. In response to those concerns, staff is reviewing the option of redesigning Busse Avenue to allow for two-way traffic, thereby reducing traffic onto the rear alley. In addition, Public Works completed traffic counts on the alley in early September and will further analyze the traffic flow in the area prior to final approval of the project. The proposed development would provide seventy-eight garage parking spaces, including two accessible spaces, and an additional seventy-seven public parking spaces on surrounding streets. The on-site parking ratio of 1.07 spaces per unit is lower than the ratios of the surrounding condominiums (range from 1.38 to 1.5 spaces per unit). However, the proposed unit sizes are smaller and the unit mix includes many more studio and 1 -bedroom units than those condominiums projects. In addition, the proposal is http://www.boarddocs.com/il/vomp/Board.nsf/Public 1/2 9/15/2017 Board Docs® Pro a rental project rather than on owner -occupied project, and is geared toward a demographic that will likely utilize the available public transit options available in the area. As stated above, the Petitioner is requesting preliminary PUD approval at this time. If approved, the Petitioner would proceed with completing detailed architectural and civil engineering plans for review and approval for a final PUD by the Village Board. The final PUD review would likely take place in the first quarter of 2018. In addition, staff will continue negotiating a development agreement with the petitioner that will address any Village financial participation with the project. The development agreement will be presented to the Village Board for their consideration prior to final PUD approval. The Planning and Zoning Commission held a public hearing on August 24th, 2017 and by a vote of 5-0 recommended approval of the proposal. Alternatives 1. To approve a conditional use for a preliminary PUD 2. Discretion of the Village Board Recommendation: Approve a conditional use for a preliminary planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces. Staff Report.pdf (534 KB) Building Elevations.pdf (2,520 KB) Civil Plans.pdf (399 KB) Zoning Application.pdf (696 KB) Plat of Survey.pdf (14,277 KB) Site Plan.pdf (326 KB) PZ -12-17 20 W NW HWY P&Z Minutes (002).pdf (58 KB) Ordinance Con Use PUD12-17 20 w nw hwy 20171.pdf (20 KB) Floor Plans Exhibit is 1b is PZ 12 17.pdf (628 KB) http://www.boarddocs.com/il/vomp/Board.nsf/Public 2/2 Village of Mount Prospect Community Development Department CASE SUMMARY — PZ -12-17 LOCATION: 20 W Northwest Highway, 30 W. Busse Ave., 32 W. Busse Ave,, 34 W. Busse Ave, and the west end (.21 acres) of W. Busse Ave. right-of-way, PETITIONER/OWNER: Nicholas & Associates, Village of Mount Prospect, and Peter Panagopoulos PARCEL #: 08-12-107-022-0000, 08-12-102-059-0000, 08-12-102-030-0000, 08-12-102-058-0000, 08-12-102-057-0000 LOT SIZE: 0.622 acres (27,094 sq. ft.) ZONING: 135C Central Commercial Core LAND USE: Office building, parking lot, right-of-way, vacant lot REQUEST: Conditional use for a preliminary planned unit development LOCATION MAP TO: FROM: DATE: Village of Mount Prospect Community Development Department MEMORANDUM MOUNT PROSPECT PLANNING & ZONING COMMISSION JOSEPH DONNELLY, CHAIRPERSON JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER AUGUST 16, 2017 HEARING DATE: AUGUST 24, 2017 FIAF SUBJECT: PZ -12-17 / 20 W. NORTHWEST HIGHWAY / CONDITIONAL USE BACKGROUND A public hearing has been scheduled For the August 24, 2017 Planning & Zoning Commission meeting to review the application by Nicholas Associates (the "Petitioner"), regarding the property located at 20 W. Northwest Highway, 30-34 W. flusse Avenue, and the west end (0,21 acres) of W. Busse Avenue right-of-way (the "Subject property"), The Petitioner is seeking a conditional use to allow a planned unit development. The P&Z Commission hearing was Properly notice([ in the August 9, 2017 edition of the Daily Herald newspaper. In addition, the Petitioner completed the required written notice to property owners within 250 -feet and staff posted public hearing signs on the Subject Property. PROPERTY DESCRIPTION "rile Subject Property is located tit the northeast corner of Wille Street and Noilbwest Highway. The Subject Property consists of rive parcels and the west cnd of"W. Busse Avenue. The existing improvernents include ail office building, two parking lots and a vacant lot. The parcels are zoned 1154 Centra I Commercial Core. The Subject Property is bordered by the 12 Railroad District to the south, a 145C* Central I ornmercial Core Pl,JD to the west, a B5C* Central Commercial Core PUD to the north, and the B5C Central Commercial Core District to the east. SUMMARY OF PROPOSAL The Petitioner is proposing to construct a mixed-use planned unit development (PUD) 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. Sitc.Piali — The proposed site plan indicates the building will front on Wille Street and Northwest I lighway 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 l3usse Avenue to the public drive that is located between Main Strect and Wille Street, immediately north of' the property. Public parking spaces would be maintained on Busse Avenue and in a rcconfigured outdoor parking lot, PZ -12-17 Planning & Zoning Commission Meeting August 24, 2017 Page 3 ) loorPlans — "1"l'ae 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 5,300 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. The majority of the units would come with outside balconies and residents would share a 1,600 square foot outdoor terrace on the fourth floor and a 3,840 square foot rooftop terrace. The apartment building would also have areas dedicated to storage, bicycle parking, an event room, and fitness room. ...,Coovcra, fouq._..- The 135C District does not have a lot coverage limitation. The site plan indicates limited ta l foundation landscaping. l ,uilc)trlg 1 ]qv< tiorlw The attached elevation drawings show that the proposed building will be severity -one feet four inches (71'4") tall. The 135( .'I 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 can all sides breaking rip the mass of the structure and providing architectural interest. Parkin g l"hc Village Code requires one(]) parking space for each efficiency and one (1) bedroom unit, one and one half (1,5) parking ,paces 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 135C District. The proposed developmentwould require ninety-six (96) 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 f"or the project: In addition to the 78 indoor parking spaces, 77 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: PZ -12-17 Planning & Zoning Commission Meeting August 24, 2017 Page 4 Triangle Parking Requirement - Existing Businesses Square Name Classification Footage Parking Requirement Spaces Required Personal Karma Services 775 4 stalls er 1,000 s.f, (provided at 50%) 2Skates Retail 1,400 4 stallsper 1,000 s.f. above 2,500 s.f. �......_. 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 926 4 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 30, including 2 Total Spaces Required accessible Total 77 including 3 Total Spaces Provided accessible *Staff estimated this number using ArcGIS. I.�44s . n apin — The proposed plans indicate landscaping along the building foundation and on the perimeter of the -- p _ _g, site. The development will be required to comply with all applicable Village Code landscape and screening requirements. 1, i htip2, — 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 final PUD and building permit processes: Bpi - Iding —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. E,iginecrin,L) — The Petitioner shall evaluate ways to expand pedestrian access to and through the site via crosswalks, sidewalks, etc. The existing water main located in the area of the proposed building footprint will have to be relocated. Existing streetlights and pedestrian lights in conflict with the proposed design will have to be relocated and/or removed. The existing combined sewer along Busse Avenue may have to be modified to avoid any conflicts with the main entrance structure. Truck access on Busse Avenue will need to be analyzed as the roadway modifications may affect garbage and loading zone access. Several of the parking spaces at the ends of the indoor parking will be difficult to navigate in and out. Busse Avenue should be designed to allow two-way traffic if feasible. If not possible, the one-way traffic pattern in the parking lot cast of the restaurant shall be reversed to counter -clockwise to allow more direct access to these parking lots from the main entrance. The ramp design will need to be altered to provide a public sidewalk through the driveways, comply with the ADA slope restrictions and provide sufficient space for two-way traffic. Fire — A fire sprinkler system in accordance with NFPA 13, fire alarm system, a standpipe system and fire pump will be required. An emergency vehicle -maneuvering plan, egress plan, fire sprinkler shop drawings, hydraulic calculations, equipment cut sheets and fire alarm shop drawings, battery load calculations, standpipe shop drawings and calculations shall be submitted for review. The installation of an emergency generator for backup PZ -12-17 Planning & Zoning Commission Meeting August 24, 2017 Page 5 power for this facility is strongly recommended as the facility will require significant resources to evacuate if there is a power loss or failure event. A second means of egress may be required from (fie outdoor deck area if the occupant load is greater than fifty (50) people. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.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 irrtpedc the orderly development ofthose 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 p general welfare, lire Petitioner states that the conditional rise will improve rovc tfie f oe;>t traffic to permitted uses in the immediate vicinity and enhance property values within the neighborhood.'['lie Petitioner states that the increased population will bc: 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 11.11) will be in on one of the key opportunity sites in the downtown area that: has been underutilized. The proposal to constructa six (6) story mixed-use builcliaag comprised of seventy-three (73) dwelling units and a five thousand three hundred square foot (5,300 s.f„) restaurant is consistent with the Village's Downtown Implementation flan and the Village's Comprehensive Plan. The proposed mixed-use development will provide as 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 sire ofthe units and unit mix is much different from those projects, The proposal calls tor 50 studio/1-bedroom units ranging, frorn 56to 767 square feet and 23 2 -bedroom units ranginggfron1,057 to 1,118 square fact, The surrounding condominium pralecls consist of a majority of two and 3 - bedroom units that range frorrr 1,000 to1,800 square feat. Staff also believes that the amount of public parking in the immediate vicinity, the availability of ride -sharing in the area, and the prgject's clause 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 tine proposal mects the conditional use standards and that granting such request would be in the Planning . Zoning ("*o �rrnission make a motion to adopt best interest of flee Village. Staffrccorramer�acls that the 1 l staffs findings as the findings of t.lae Planning and Zoning (' omrtarssion and recommend AapLoval cel" the following motion: PZ -12-17 Planning & Zoning Commission Meeting August 24, 2017 "To approve: Page 6 A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: 1. Prior to final PUD approval, submittal of a traffic study, rooftop plan, landscape plan, irrigation plan, photometric plan, and an emergency vehicle maneuvering plan for staff review andipproval; 2. Compliance With all applicable development, fire, building, and other Village Codes and regulations; 3. Development of the site in general conformance with the plans prepared by 222 Architects, dated July 17t', 2017; 4. The petitioner shall submit all necessary documentation for final PUD within one year of preliminary PUD approval. 5. A Plat of Resubdivision vacating the west end of Busse Avenue, consolidating all of the parcels and dedicating any required easements shall be submitted for review and approval." The Village Board's decision is final for this case. 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Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Fax: (847) 818-5329 Zoning Request Application OFFICIAL USE ONLY (To be completed by Village Staff) Case Number: P&Z - Date of Submission: Hearing Date: Development Name/Address: 1. SUBJECT PROPERTY Address(es): 20il-1- Zoning District (s): Property Area: �Z' GO Sq.Ft. Parcel Index Number(s) (PIN): 02- - 0 15ar (0 6A, - Adjacent Zoning Districts: Adjacent Land Uses: XF To the North: To the North: t �;r, To the South: To the South: Az"w'v'� To the East: To the East: 0-0 To the West: To the West: If. ZONING REQUEST(S) (Check all that apply) ❑ Conditional Use: For 171 Variation(s): From Chapter 14, Section(s) 171 Zoning Map Amendment: Rezone From to n Zoning Text Amendment: Section(s) 171 Other: Official Use Only (To be completed by Village Staff): El Administrative, El P&Z Final, El Village Board Final Ill. SUMMARY OF REQUESTED ACTION(S) we'ujm nis (21D, 14-VULK-72-LI, Hours of Operation: Name: Corporation: Interest In Property: (e.g. owner, buyer, developer, lessee, architect, attorney, etc... Address: I C0 A -0 \1 ita-e -'D 4-kv R -T- e-c":T I Work Phone: ? Cell Phone: Fax: Email:lra I F-1 Check if Same as Applicant Name: I Address: Tenant Space Size: Work Phone: Sq.Ft. Fax: Building Size: Tenant Space Size: Land Use: Building Setbacks: (N) (S) (E) (W) Lot Coverage: (Overall Impervious) Parking Provided: Sq.Ft. gg S..Ft. Feet, Inches Feet, Inches Feet, Inches Feet, Inches Sq.Ft. Standard Accessible Corporation: Cell Phone: Email: 1J Building Size: Sq.F t. Tenant Space Size: Phone: Fax: Sq.Ft. Land Use: ktk Building Setbacks: (N) Phone: Fax: Feet, Inches (S) Feet, Inches (E) Phone: - Fax: Feet, Inches (W) Feet, Inches Lot Coverage: (Overall Impervious) Sq.Ft. Parking Provided: Standard -Accessible 0 tm� M M 1. Developer Name: 0-AboA'� �e'k — wl'� Address: Itc"n't Email: Phone: Fax: 2. Architect Name: C) K at - Address: ZZ2-,S.?V,&jjLAjj Email: Phone: Fax: 3. Engineer Name: t "11 L- tjt:7E'?' i Address: Email: Phone: - Fax: 8 0 tm� M M Architect Name: 5. Surveyor Name: Email: Email: In consideration of the information contained in this petition as well as all supporting douumanbahon. U is requested that approval begiven tothis request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospectand their` permission toenter onthe poupodyduring reasonable hours for �oua/innpeodonofthe aubjedpropedy. agent's [ hereby affirm that allinformation id d herein andi |submitted inassociation with this application are true and accurate to the be Applicant: Date: (P—rint Name) If applicant isnot property owner: |hereby designate the applicant to act asmyagent for the purpose of seeking the zoningoquest(s) described in this application and the associated supporting material. Property Owner: (Signature) (Print Name E, "20West" P&Z Conditional Use Request: Conditional Use for a Preliminary PUD 1 That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort or general welfare; The establishment, maintenance, or operation of the conditional use will be beneficial to, the public health, safety, morals, comfort or general welfare. 2 That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; The conditional use will improve the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted and enhance property values within the neighborhood in which it is to be located. The increased population created by the conditional use will be particularly beneficial to existing businesses located in the downtown. 3 That the establishment of the conditional use will not impede the normal and orderly development of the surrounding property for uses permitted in the district; The establishment of the conditional use will spur development of the surrounding property for uses permitted in the district. Without the conditional use, the property will remain undeveloped. 4 That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; All adequate public utilities, access roads, drainage and/or necessary facilities are in place or will be provided, subject to final engineering. 5 That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; The conditional use will improve the ingress and egress to the property and minimize congestion. 6 That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and The conditional use is perfectly aligned with the Village's objectives and the RFP to bring long awaited redevelopment to the Village. 7 That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning and Zoning Commission. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning and Zoning Commission and approval by the Board of Trustees. i NN 133?JiS NIVN 'S 133b1S EMIM'S w� COz 2 J a� LUw a - LU J U) za ¢� J J Q co i ////lNlr %„ w� COz 2 J a� LUw a - LU J U) za ¢� J J Q co MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -12-17 Hearing Date: August 24, 2017 PROPERTY ADDRESS: 20 W. Northwest Hwy. 30 W. Busse Ave. 32 W. Busse Ave. 34 W. Busse Ave. & the west end of W. Busses Ave. right of way PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Nicholas & Associates, Village of Mount Prospect, and Peter Panagopoulos August 9t', 2017 Conditional use for a preliminary planned unit development Agostino Filippone William Beattie Norbert Mizwicki Walter Szymczak Joseph Donnelly, Chair Sharon Ottrman Thomas Fitzgerald William Cooney — Director of Community Development Consuelo Arguilles-Deputy Director of Community Development Jason Shallcross-Development Review Planner Chairman Donnelly called the meeting to order at 7:46 pm. Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve of the minutes from the Planning and Zoning Commission meeting on June 22, 2017. The minutes were approved 5-0. Chairman Donnelly introduced Item A on the Agenda, PZ -12-17 as a conditional use for a preliminary planned unit development. The case is Village Board final. Mr. Shallcross stated the Subject Property is located at the northeast corner of Wille Street and Northwest Highway and that the parcels are zoned 135C Central Commercial Core. He further explained the Petitioner is proposing to construct a mixed-use planned unit development (PUD) consisting of a six (6) story building, including seventy-three (73) apartments and a two-story restaurant, and related off-site improvements. Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair Mr. Shallcross explained the development per the site plan which 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. Mr. Shallcross stated the floor plans indicate seventy-eight (78) interior parking spaces on the lower level and ground floors of the building for the apartments. He further explained 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. He stated that the B5C District does not have a lot coverage limitation, and that the site plan indicated limited foundation landscaping. Mr. Shallcross stated the proposed building will be seventy-one feet four inches (71'-4") tall. The B5C District allows a maximum height of eighty feet (80'). Mr. Shallcross explained the parking requirements per Village Code. He also added that the proposed development would require ninety-six (96) 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. Mr. Shallcross stated that 77 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. Mr. Shallcross summarized the Village Code requirements for lighting. Mr. Shallcross gave a brief description of the each of the Village Departments comments regarding the project. Mr. Shallcross stated that 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. Mr. Shallcross stated based on Staff's review of the request the standards have been met, as set forth in the Petitioner's responses to the standards. He stated 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. Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair Mr. Shallcross stated that the Petitioner held a neighborhood meeting on August 17, 2017 regarding the project. 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: "To approve: A conditional use for a preliminary planned unit development (PUD) consisting of a six story, seventy- three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: 1. Prior to final PUD approval, submittal of a traffic study, rooftop plan, landscape plan, irrigation plan, photometric plan, and an emergency vehicle maneuvering plan for staff review and approval; 2. Compliance with all applicable development, fire, building, and other Village Codes and regulations; 3. Development of the site in general conformance with the plans prepared by 222 Architects, dated July 17th, 2017; 4. The petitioner shall submit all necessary documentation for final PUD within one year of preliminary PUD approval. 5. A Plat of Resubdivision vacating the west end of Busse Avenue, consolidating all of the parcels and dedicating any required easements shall be submitted for review and approval." Commissioner Beattie asked questions regarding the parking requirements, existing open spaces and how they will be used. Mr. Cooney stated that traffic circulation and parking have been a main concern. He further stated that any new proposals would be subject to the public hearing process unless the projects meet code. There was general discussion between Chairman Donnelly and Staff regarding the parking requirements for the site. Mr. Cooney clarified that the board will be approving the preliminary PUD and along with that the parking requirements implied. Mr. Cooney stated a review would take place on a case by case basis as any new developments come along in the future. Chairman Donnelly swore in Nick Papanicholas Junior of 300 N. Oak Street, Mount Prospect Jr. and the development team, including Chris Coleman. Mr. Papanicholas stated that the project would be constructed in multiple phases. He explained the proposed development will be phase 1 and will self -park below grade and at -grade. He explained the proposed parking is sufficient for the apartment building, and clarified the public parking spaces are not being counted towards the building's parking requirement. He explained that most of the surface parking Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair spots will probably go away in phase 2 and 3 because of the construction of new buildings and a courtyard. There was general discussion between the Petitioner and the commission regarding the Petitioner's vision for phase 2 and 3. Mr. Papanicholas stated that they have an agreement with Peter Panagopoulos who is the owner of 20 W. Northwest Highway. He stated that Mr. Panagopoulos has been the owner of that property for over twenty years and is very excited about the proposed development. Commissioner Filippone asked what the Petitioner's strategy to get the other parcels in agreement in order to fully develop the site. Mr. Papanicholas stated that they are not going to force people out of their properties. He explained that they are involved in other projects around town and are planning for a much larger development that may take several years. Chris Coleman 1001 Feehanville Drive, Mount Prospect. Mr. Coleman gave a brief summary of design process that was used to design the proposed development. He also addressed some of the comments that were brought up at the neighborhood meeting. Mr. Coleman showed detailed photos of what the apartment units and amenities of the complex. Mr. Coleman addressed the parking concerns related to the site and suggested adding three spaces- one on Willie and two in the back alley. Mr. Coleman further addressed the comments that were brought up at the neighborhood meeting. He addressed the circulation plan for the site; and further explained that the parking is more than adequate for the complex. He gave examples such as Uber, Lyft, Zipcar and Maven as the main reasons why the complex will need less parking than what is in the code. Commissioner Beattie stated that he feels the targeted demographic would not choose the suburbs but rather the city to live in. Mr. Coleman stated that they are confident they can attract the younger demographic who want the lifestyle the complex will be providing. Chairman Donnelly asked what the rent is for the units and how many spaces are allocated to Zipcar. Mr. Coleman gave the following rent breakdown- $1,150 for efficiencies, $1,450 for a one bedroom and $1,950 for a two bedroom; he stated they don't have any spaces allocated for Zipcars. Mr. Coleman gave a brief summary on the traffic study revealing the ride -sharing trend. Chairman Donnelly stated his concern regarding the circular drive accommodating fire trucks. Mr. Cooney interjected that the parking and traffic flow of the site will be carefully reviewed in the final PUD stage if the preliminary plans are approved. Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair Chairman Donnelly opened the discussion to the public. Citizens to be Heard: Barbara Ostrominski, 20 S. Main Street; Sandra Sureck, 10 S. Wille Street; Jim Szymanski, 10 S. Wille Street; Martha Kastens 5 W. Central; Sybil Sosin 11 S. Wille Street; Donna Franzeak 20 S. Main Street; Sandra Marcoux, 11 S. Wille Street; Valerie Owen, 10 S. Wille Street; Dawn Fletcher Collins, 515 N. Prospect Manor; Molly Merer 115 W. Kirchoff; Kaitlin Sky Collins 515 N. Prospect Manor; Maryj ane Grabowski 11 S. Wille; Nicole Cunningham, 10 S. Wille. In response to the citizen's comments, Mr. Coleman answered the following questions. • Trash is inside the complex • The flooding concern will be reviewed by engineering Staff before the final PUD is approved • The restaurant exhaust will vent out from the roof • A traffic study will be conducted with the final PUD plans. He further explained that the proposed two way traffic down the alley will help the amount of traffic coming and going down the alley. Mr. Cooney commented on the parking situation at the condo building adjacent to the proposed development. He stated that the Village is conducting an analysis of the parking in the proposed area in order to have details for the final PUD. A resident asked if the parking spots will be assigned to the residents in the building. Mr. Coleman reiterated that the proposed parking is sufficient for the use. He stated that the parking spots will cost extra for the residents of the apartment complex that need them. There was general discussion between Mr. Coleman and the resident to increase the parking for guests. Commissioner Beattie made a motion seconded by Commissioner Filippone to approve the following motion: "To approve: A conditional use for a preliminary planned unit development (PUD) consisting of a six story, seventy- three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: 1. Prior to final PUD approval, submittal of a traffic study, rooftop plan, landscape plan, irrigation plan, photometric plan, and an emergency vehicle maneuvering plan for staff review and approval; 2. Compliance with all applicable development, fire, building, and other Village Codes and regulations; 3. Development of the site in general conformance with the plans prepared by 222 Architects, dated July 17t", 2017; 4. The petitioner shall submit all necessary documentation for final PUD within one year of preliminary PUD approval; and Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair 5. A Plat of Resubdivision vacating the west end of Busse Avenue, consolidating all of the parcels and dedicating any required easements shall be submitted for review and approval." UPON ROLL CALL: AYES: Filippone, Mizwicki, Beattie, Szymczak, Donnelly NAYS: None The motion was approved 5-0 with a positive recommendation to Village Board. Commissioner Beattie made a motion seconded by Commissioner Filippone and the meeting was adjourned at 9:22 pm. Jenna Moder Administrative Assistant Planning and Zoning Commission- August 24, 2017 PZ -12-17 Joseph Donnelly, Chair ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT FOR PROPERTIES LOCATED AT 20 W. NORTHWEST HIGHWAY, 30 W. BUSSE AVENUE, 32 W. BUSSE AVENUE, 34 W. BUSSE AVENUE AND THE WEST END (.21 ACRES) OF W. BUSSE AVENUE RIGHT-OF-WAY, MOUNT PROSPECT, IL WHEREAS, Nicholas & Associates, ("Petitioner), has filed a petition for a Conditional Use for a Preliminary Planned Unit Development (PUD), consisting of an apartment building with restaurant and parking garage for properties located at 20 W. Northwest Highway, 30 W. Busse Avenue, 32 W. Busse Avenue, 34 W. Busse Avenue and the West End (.21 acres) of W. Busse Avenue in the Village of Mount Prospect, Illinois ("Property') and legally described as: PARCEL 1) LOT 1 OF MEERSMAN RESUBDIVISION IN MOUNT PROSPECT BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGSITERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR 35-61-889. PARCEL 2) LOT 1 OF DUNKIN DONUTS RESUBDIVISION, BEING A RESUBDIVISION OF LOTS 4 AND 5 IN JOHN MEYNS SUBDIVIONS OF PART OF BLOCK 16 OF MOUNT PROSPECT, IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 8, 1982 AS DOCUMENT NUMBER 26244797, IN COOK COUNTY, ILLINOIS. PARCEL 3) THAT PART OF LOT 2 IN BLOCK 3 IN BUSSE AND WILLES RESUBDIVISION IN MOUNT PROSPECT IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; COMMENCING AT THE POINT OF THE INTERSECTION OF THE WEST LINE OF THE EAST 60 FEET OF SAID LOT 2 WITH THE NORTH LINE OF BUSSE AVENUE AS DEDICATED BY DOCUMENT NO. 342070; THENCE WESTWARD ALONG SAID NORTH LINE A DISTANCE OF 50.01 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 06 MINUTES 53 SECONDS EAST 101.08 FEET TO A LINE THAT IS THE WESTERLY EXTENSION OF THE SOUTHERNMOST LINE OF LOT 2 IN MOUNT PROSPECT CENTRAL DISTRICT SUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 23, 1949 AS DOCUMENT 1275902; THENCE NORTH 89 DEGREES 35 MINUTES 57 SECONDS EAST ALONG SAID WESTERLY EXTENSION 27.00 FEET; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST PARALLEL WITH SAID WEST LINE 100.88 FEET TO THE NORTH LINE OF BUSSE AVENUE; THENCE SOUTH 89 DEGREES 10 MINUTES 36 SECONDS WEST ALONG SAID NORTH LINE 27.01 FEET TO THE POINT OF BEGINNING ALL IN COOK COUNTY ILLINOIS. PARCEL 4) LOT 2 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF REGISTERED IN THE REGISTRARS OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR 35-61-899. Property Index Numbers: 08-12-107-022-0000 08-12-102-059-0000 08-12-102-030-0000 08-12-102-058-0000. 08-12-102-057-0000; and WHEREAS, the Petitioner proposes to construct a six story, seventy three (73) unit apartment building with a five thousand three hundred (5,300) square foot restaurant and seventy-eight (78) garage parking spaces as shown in Exhibit 1 a, 1 b and 1 c; and WHEREAS, a Public Hearing was held on the request for a Planned Unit Development being the subject of PZ -12-17 before the Planning and Zoning Commission of the Village of Mount Prospect on the 24th day of August, 2017, pursuant to proper legal notice having been published in the Daily Herald Newspaper on the 9th day of August, 2017; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the request being the subject of PZ -12-17; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Conditional Use permit and would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect grant a Conditional Use for a preliminary planned unit development consisting of an apartment building with restaurant and parking garage subject to compliance with the following conditions prior to final PUD approval: 1. Submittal of a traffic study, rooftop plan, landscape plan, irrigation plan, photometric plan, and an emergency vehicle maneuvering plan for staff review and approval. 2. Compliance with all applicable development, fire, building, and other Village Codes and regulations. 3. Development of the site in general conformance with the plans prepared by 222 Architects, dated July 17, 2017. 4. The petitioner shall submit all necessary documentation for final PUD within one year of preliminary PUD approval. 5. A Plat of Resubdivision vacating the west end of Busse Avenue, consolidating all of the parcels and dedicating any required easements shall be submitted for review and approval. SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of September, 2017. Arlene A. Juracek Mayor ATTEST: Karen M. Agoranos Village Clerk >- ■ e y. : 2.zm y»- ■ e y r- m\ O :r r c« og 2« %\ �\ � \