HomeMy WebLinkAbout 3.1 PZ-01-18 / 20 W. Northwest Highway / Nicholas & Associates / Plat of subdivision and conditional use for a final planned unit development4/17/2020 BoardDocs® Pro
Agenda Item Details
Meeting Feb 22, 2018 - MOUNT PROSPECT PLANNING AND ZONING COMMISSION
Category 3. NEW BUSINESS
Subject 3.1 PZ -01-18 / 20 W. Northwest Highway / Nicholas & Associates / Plat of subdivision and
conditional use for a final planned unit development
Access Public
Type Action
Preferred Date Feb 22, 2018
Absolute Date Feb 22, 2018
Fiscal Impact N#;
Recommended Action Approval of a plat of subdivision and a conditional use for a final planned unit development
(PUD) consisting of a six story, seventy-three (73) unit apartment building with a four
thousand six hundred (4,600) square foot restaurant and seventy-eight (78) garage parking
ZF
spaces, subject to the conditions of approval listed in the staff recommendation.
Goals 11. Busse Triangle Property Development (including Municipal Parking Garage Elevator) -
TP
Public Content
Information
The Petitioner, Nicholas & Associates, is proposing to construct a mixed-use planned unit development (PUD) known as 20 West
Apartments 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 wn 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.
Consolidation - The Petitioner's proposed subdivision plat would vacate a portion of Busse Avenue right-of-way,,
consolidate the Subject Property into one lot of record, and dedicate easements as necessary. The proposed
development as discussed below is based on the Subject Property having been consolidated to a lot of record, the
portion of Busse Avenue being vacated, and the easements being dedicated.
Site Plan — The proposed site plan indicates the building will front on Wille Street and Northwest Highway 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 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.
Floor Plans — The 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 4,600 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. A majority of the units would come with outside balconies and residents would share a 1,600
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square •• outdoor terraceon - fourth floor,r 2,900 square foot rooftop terrace,and an :10 square footrooftop ••• park.
apartment building would also have areas dedicated to storage, bicycle parking, an event room, and a fitness room.
Building Elevations — The attached elevation drawings show that the proposed building will be seventy-one feet four inches (71'4") tall.
The 135C District allows a maximum height of eighty feet (80'). Building materials will include high quality brick, stone, and glass. The
building w • provide w••e .• facades on allsidesbreaking • the massof r • providing architectural
Parking — The Village Code requires one parking space for each! one bedroom one and one w parking
spacesper • bedroom w • four I spacesper one • •' 110' square feet in excess of • thousand five hundred
spaces,(2,500) square feet of floor area for sit down restaurants in the 135C District. The proposed development would require ninety-three (93)
parking spaces, including four (4) accessible parking spaces. The attached plans indicate a total of seventy-eight (78) garage parking
# •" two accessible parking spaces.following table summarizes the parkingrequirement forproject:
Parking Requirements
Classification
Parking Requirement
Number of units or
Square feet
Spaces Required
Efficiency & 1 bedroom
1 stall per unit
50 units
50
2 bedroom
1.5 stalls per unit
23 units
35
Restaurant, dine -in
4 stalls per 1,000 s.f. above
2,500
2,117 sq.ft.
(4,617-2,500)
8
Total Spaces Required
93, including 4 accessible
Total Spaces Provided
78, including 2 accessible
In addition to the 78 indoor parking spaces,•• public parking spaces would be provided • • " • • roadwaysr • parking lots
the Busse Triangle area to serve the proposed restaurant and existing commercial uses. Employee and overflow customer parking i_
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: I
Triangle Parking Requirement - Existing Businesses
Name
Classification
Square
Parking Requirement
Spaces Required
Footage
Karma
Personal
775
4 stalls per 1,000 s.f. (provided at 50%)
2
Services
FA Skates
Retail
17400
4 stalls per 1,000 s.f. above 2,500 s.f.
0
Brick City Tavern
Restaurant
6,000
4 stalls per 1,000 s.f. above 2,500 s.f.
14
Tokens & Tankards
Restaurant
37000
4 stalls per 1,000 s.f. above 2,500 s.f.
2
(vacant)
Tom's Sub Express
Restaurant
926
4 stalls per 1,000 s.f. above 2,500 s.f.
0
Second Floor
Office
53500*
4 stalls per 1,000 s.f. above 2,500 s.f.
12
Offices
Total Spaces Required
30, including 2
Total
accessible
Total Spaces Provided
66, including 2
accessible
*Staff estimated this number using ArcGIS.
Traffic ' •Lindgren,O'Hara, •'•• rInc.1conducted rtraffic•rstudy • • • •'••• development. Their study
found that peak hour trip generation volumes would likely be less than similar projects located outside of the downtown district due to
the development being in close proximity •' • Metrastation,other .w •modesoftravel, r • - availability • goods w • services
within wwalkabledistance. N traffic•showswthe signalizedintersectionofMain Street r • Northwest • r
(US -14) will continue to operate at the same levels of service as currently exist. This includes the existing traffic volumes increased by
a regional growth factor, the addition of rerouting of vehicles that are currently cutting through to US -14 via the Busse Avenue/Wille
Street -.• 1. • development -generated traffic volumes. - study concludes f proposed •-. ••:•
have w • impact • the •: traffic operations r• •: the public alley to the north of
StalY has reviewed the traffic study concurs with its findings. The alley to the north of the site services existing condominiums, and th
study demonstrated that the development will not have a significant impact on levels of service in the area.
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Landscap[nng — The proposed plans indicate landscaping along the building foundation and on the perimeter of the site. The
development will be required to comply with all applicable Village Code landscape and screening requirements.
LigLtLing — 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 building permit process:
Building —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 toegress for staircases.
Fire — A fire sprinkler system in accordance with NFPA 13, fire alarm system, a standpipe system and fire pump will be required. The
driveways accessing the site must have curbs that allow for fire department access from all directions. Sprinkler risers and associated
equipment shall be located in a separate room with a minimum of two hour construction. Water flow calculations will be required tl#:
verify that the new proposed water main sizes meet the required fire flow demand. Additional fire hydrants may be required for this
project. The fire lane needs to be maintained and marked accordingly.
Conditional Use Standards
The standards for conditional uses are listed in Section 14.2035.8 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 impede the orderly
development of those 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 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.
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 PUD will be in on one of the key opportunity sites in the
downtown area that has been underutilized. The proposal to construct a six (6) -story mixed-use building comprised of seventy-three
(73) dwelling units and a four thousand six hundred square foot (4,600 sq. ft.) restaurant is consistent with the Village's Downtown
Implementation Plan and the Village's Comprehensive Plan.
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. The proposal calls for 50 studio/1 -bedroom units ranging from 569 to 767
square feet and 23 2 -bedroom units ranging from 1,052 to 1, 118 square feet. The surrounding condominium projects consist of a
majority of two and 3 -bedroom units that range from 1,000 to 1,800 square feet.
to also believes that the amount of public parking in the immediate vicinity, the availability of ride -sharing in the area, and the
project's close 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
to finds that the proposal meets the conditional use standards and that granting such request out 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 ap r the following motion:
Alternatives
11 § a reT.Ters =0-
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1. A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and
2. A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy-three (73) unit
apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78)
garage parking spaces, subject to the following conditions of approval:
a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and st
b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31
2018))
2. Action at the discretion of the Planning and Zoning Commission
Application.pdf (505 KB) Development Agreement.pdf (84 KB) Elevations.pdf (288 KB)
Floor Plans.pdf (273 KB) Plat.pdf (266 KB) Site Plan.pdf (606 KB)
Staff Report.pdf (452 KB) Triangle Plat of Survey.pdf (14,,277 KB)
Responses to Standards.pdf (59 KB) 20 West Traffic Report.pdf (2,706 KB)
Public Comment.pdf (82 KB) Public Comment 2.pdf (88 KB)
Administrative Content
Executive Content
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