HomeMy WebLinkAbout03/14/2019 P&Z Minutes 20-180
CASE NO. PZ -20-18 Hearing Date: March 14, 2019
PROPERTY ADDRESS: 301 S. Maple Street, 215 E. Prospect Avenue,
225-235 E. Prospect Avenue, and
232-240 E. Lincoln Street
PETITIONER: Nicholas and Associates
PUBLICATION DATE,: February 27, 2019
REQUEST: 1) A plat of subdivision titled "Final Plat of Planned Unit Development
Maple Street Lofts"
2) 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) Zoning map amendment to B-5 Central Commercial for Lot 3 of the
Final Plat of Planned Unit Development Maple Street Lofts
4) Conditional use for a final planned unit development with ground
floor dwelling units
MEMBERS PRESENT:
MEMBERS ABSENT, -
Sharon Otteman
William Beattie
Agostino Filippone
Walter Szymczak
Thomas Fitzgerald
Norbert Mizwicki
Joseph Donnelly
STAFF MEMBERS PRESENT Consuelo Arguilles - Deputy Director
Bill Cooney - Director of Community Developmen-111
Connor Harmon - Development Planner
Jason Shallcross — Development Review Planner
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Chairman Donnelly called the meeting to order at 7:03 pm. Commissioner Beattie made a motion
seconded by Commissioner Fitzgerald to approve the minutes from the Planning and Zoning Commission
meeting on February 28 2019. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -
20 -18 as Maple Street Lofts. This case is Village Board Final.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
Mr. Cooney gave a brief history of the Subject Property and explained that the Village 2013 Downtown
an called out the Subject Property as a key redevelopment site.
Mr. Cooney further summarized the key differences between the original proposal with the revised
proposal stating that Building A's height was reduced from eight stories to six, the number of rowhome
was reduced from 66 units to 56, and an interior court complete with open space was provided. The
rowhome portion of the project was� redesigned to provide street frontages on Maple Street, Lincoln
Street, Elm Street, and Dawson Drive.
Mr. Cooney gave a detailed summary of the traffic concerns brought forth by residents at the two publi(i
#pen houses that took place. He stated that capacity exists in the road network, and that the
levelopment will have a low impact on the existing traffic operations. He further stated that the Village
in the process of addressing identified non -vehicle causes and additional improvements could be
possible with TIF funds generated by the proposal.
Mr. Cooney discussed the density of the development and compared it to other developments in the
liowntown, stating the proposed development is most similar to the Clocktower development.
Mr. Cooney gave a detailed explanation about the existing commuter parking and showed a chart
txplaining the commuter parking spots availability throughout the phases of the project. He stated that
?fter construction the overall commuter parking inventory would be increased to 668 parking stalls, with
335 reserved for residents.
Mr. Cooney stated the impact to schools would be minimal and addressed the impact on school distric
57 and 214. He stated that approximately 9 additional students would be generated by Maple Street
Lofts Apartments and approximately 15 additional students would be generated by the Maple Street
Lofts Rowhomes. I
He further explained that the Village is required to reimburse school districts an annual payment for any
students generated by housing developments located in the TIF district.
Mr. Cooney addressed stormwater management. He stated the existing conditions of the Subject
Property is almost 100% impervious and drains into a combined sewer system. The proposed
stormwater management will increase the greenspace and will have a proper stormwater system iii
place with multiple chambers. I
Mr. Cooney went over the potential fiscal impact of the project. He stated that overall, the Village is very
supportive of the project.
Mr. Cooney stated that staff finds that all standards have been met and recommends approval of the plat,
zoning map amendment, and conditional use requests, subject to the conditions listed in the staff report.
Staff recommends that the Planning & Zoning Commission make a motion to adopt staffs findings as the
findings of the Planning and Zoning Commission and recommend @ppf2ygI of the following motions:
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-
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Joseph Donnelly, it
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 it 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"I, 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;
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Chairman Donnelly swore in Nick Papanicholas Jr. 300 N. Oak and Chris Coleman, Wingspan 1004
Feehanville Drive.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
Mr. Papanicholas gave a brief introduction about the project thanking the board and sharing his
excitement for the proposal.
Mr. Coleman reiterated positive development excerpts from the 2013 Downtown Implementation Plan
regarding the Subject Property.
He gave detailed a summary of the site and its unique characteristics, he stated that the proposed
development is designed to be sensitive to the surrounding neighbors with the higher density apartment
buildings placed closer to the railroad tracks and the development less dense as you get further into the
site closer to other established residents.
Mr. Coleman briefly discussed the key concerns from the community engagement. He also discussed the
responses to the concerns stating that the resident parking had been increased, they reduced crossings
and congestion, school impact reduced, and traffic impact.
Mr. Coleman explained in tilt plans of each of the buildings and the r and showed the
amenities proposed on the site.
Commissioner Filippone asked for some clarification regarding Metra and how the Village plans to
mitigate some of the traffic issues surrounding the train tracks.
Mr. Dorsey, Director of Public Works, stated that the Village -has had conversations with Metra and the
Union Pacific Northwest Line regarding short term and long term solutions to help alleviate some of the
traffic issues at the 83 intersection.
Commissioner Beattie asked for clarification regarding the Village's traff is study.
Chairman Donnelly swore in Peter Wykavitt h, 223 W. Jackson Chicago, Illinois.
Mr. Wykavitch stated they analyzed the amount of trips during the a.m. and p.m. peak hours. He gave
S ome brief descriptions as to what the traffic study encompassed and stated the Petitioner's traffic
study included the neighborhood streets.
Chairman Donnelly opened the hearing to the public..
Citizens to be heard:
S. _Ma �Ie �Stre�et,: Concerned about the parking in the area, and feels that it is not
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feasible to have 1.2 spot parking ratio for the new development. Asked questions regarding gueSL
parking, amenities effect on local bars and restaurants.
Steve Skobel 513 S. Owen Street: Concerned about the traffic in the neighborhood side streets.
Stg2,Lhan�ie Kennv 405 S. Main Street: Concerned about the Planning and Zoning process, density, student
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impact, TIF impact, parking lots, transportation oriented developments.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
603 S. Mupple Represented a group called the
George C!,ouves 6,04, S. E I'm & Stan Kinneks
Citizens from Reasonable Growth in Mount Prospect. Gave a detailed presentation regarding concerns
on traffic, school impact., curb cuts., TIF restraints, excessive height of the proposed building, commuter
parking, and the density of the project.
Joe O'Hara 18 S. I -Oka Avenue: Concerned about the traffic, railroad crossings.
Dan Konieczka 622 S. Edward Street: Concerned about the storm water retention, traffic at Mount
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Prospect Road and Prospect, non-resident commuter parking,
Clmirmiaine, p2gAVI S. Main Slreet�- Concerned about the height of the building.
Gri ao 4013,_�!�_t 4
An,iy g'99,zaIgz 703 S,., Louis Street: Concerned about the quality of life of the residents around the
development. The non-traditional work schedules. The ability tarent the apartments for it B&B.
Gla s, Coslin,5,13 5, Lincoln Strut: Concerned about traffic.
Paul G�rippo 403 S. Main Str..._.
eet: Police and fire adequately equipped tat on the additional residents.
Dawn Fletcher CoMins, 51S N'. Prospg�,t Manor: Supported the project.
_yn13 S,, Enierson Street: Supported the project.
Chairman Donnelly addressed the questions and concerns raised by the public to be answered by staff
and the Petitioner.
Mr. Cooney explained the difference between a preliminary and final PUD, and explained how the
Petitioner and Staff got to this point. He addressed the lack in demand for more commuter parking ani
that if it increased in the future the Village will address that demand appropriately.
Mr. Coleman addressed some of the concerns regarding visitor and commuter parking stating that
visitors can use 56 surface spots that are not designated for commuters.
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Mr. Woodward gave a detailed explanation of the traffic study and stated the analysis was focused o
the Maple Lincoln intersection. i
Mr. Coleman stated that the leases for the apartments would prohibit Airbnb and VRBO. He also state7t
that the sidewalk from Prospect Avenue to Dawson Drive along Maple is 7 feet wide.
Mr. Dorsey addressed the comments regarding moving the train station. He stated that is a larger
project that would need significant research but and is not a short term solution. He did say having a
trMin platform stop further east would open the intersections up and help alleviate some congestion.
Mr. Cooney stated that Police and Fire departments have reviewed the plans and didn't have comments
or concerns, he further stated that the relocation of the Fire Department will help better service the
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, it
overall community. He also addressed that the Village will maintain the current parking agreement with
the existing townhomes on Maple Street and apply it to the parking deck.
There was general discussion between the Commissioners and Staff regarding the impact on the school
district. Mr. Cooney stated both school districts were contacted and notified of the potential increase ir
students; and neither were opposed.
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Mr. Woodward addressed the comments regarding the traffic study stating the four highest peak times
were studied and based off IDOT and the Village regulations.
Mr. Coleman addressed the remainder of the questions regarding the height of the building and the
erences between townhomes and rowhomes.
Chairman Donnelly closed the hearing. Commissioner Filippone made the motion seconded by
Commissioner MIzwIcki to approve the following motion:
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
A conditional use for a final planned un'it 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 Aa 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 regulati•
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c. Development of the site in general conformance with the site plan prepared by The Lakota
Group dated March 1't, 2019;
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;
A`. Development of Building A in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22 nd � 2019; except that the plans shall be
modified by the Petitioner so that the proposed horizontal fiber cement material be made
out of metal;
Planning and Zoning Commission Meeting- March 14,2019 PZ -20-18
Joseph Donnelly, Chair
h. Development of Building D in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22 n', 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 16 th . 2019;
j. Development of the Maple Street Parking Deck in general conformance with the
elevations prepared by 222 Architects dated January 22 nd 1 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."
Commissioner Filippone gave a statement of support of the development and why he believes it is in the
Village's best interest to approve the motion.
Commissioner Beattie explained his concerns for the development and why he believes the concerns of
the residents have not been addressed.
There was general discussion between the commissioners regarding several of opinions and the
consensus that the Subject Property needed to be developed to some degree.
UPON ROLL CALL AYES.- Filippone, Szymczak, Fitzgerald, Mizwicki, Donnelly
Commissioner Beattie made a motion seconded by Commissioner Otteman and the meeting was
adjourned at 1130 pm.
MAI,
MI I SrA PA
I a Molder, Community Development
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair