HomeMy WebLinkAbout3.2 PZ-02-18 / 15-19 N. Elmhurst Ave. / Rich Bondarowicz / 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 3.2 PZ -02-18 / 15-19 N. Elmhurst Ave. / Rich Bondarowicz / 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 planned unit developmen)
(PUD) consisting of two (2) principal buildings with dwelling units on the ground floor,
subject to the conditions of approval listed in the staff recommendation.
Public Content
I I n (91,1 Nral 51 i
The Petitioner, Rich Bondarowicz, is proposing to construct a planned unit development (PUD) consisting of twelve (12) townhomes
that are divided between two (2) buildings, which are both three (3) stories tall and include rooftop terraces. 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 consolidate the Subject Property into one lot of record, dedicate the
east half of Elmhurst Avenue as right-of-way, and dedicate easements. The proposed development as discussed below is based on the
Subject Property having been consolidated to a lot of record and Elmhurst Avenue being dedicated as right-of-way:
Condonal Use for a Planned Unit DevelopMent — The Peoner is requesting approval of a conditional use for a final planned unit
development (PUD) consisting of two (2) principal buildings with dwelling units on the ground floor. The Village Code requires
conditional use approval of a PUD when more than one principal building will be located on a zoning lot. The PUD process also would
require formal Village approval if any major modations to the development are proposed in the future.
Site Plan - Entrances to the residences will front the interior of the lot. Each of the units would have a separate entrance on the interior
of the site and a rear loading two -car garage facing the side property lines. A landscaped courtyard is proposed between the two
buildings.
A two-way drive aisle is proposed around the perimeter of the site with twenty (20) visitor parking spaces proposed at the east end of
the site. The width of the access aisle/driveway from Elmhurst Avenue will measure twenty feet (20') and allows for two-way traffic. The
site plan also shows a proposed five foot (5) decorative fence to be located in the front yard along with a six foot (6') privacy fence to
be located on the northern, eastern, and southern perimeters of the site.
Floor Plans — The floor plans indicate each unit will have parking for two (2) vehicles and built in accommodations to provide elevators
n each unit at the future owner's discretion. The first floor will have the garage and a recreation room. The second floor will have a
<itchen, dining area, a half bathroom, a family room, and a two hundred eighty-eight square foot (288 sq. ft.) terrace. The third floor will
�ave three bedrooms and the laundry closet. Each unit will have an unfinished basement and an optional rooftop terrace that may be
provided at the future owner's request.
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Building Elevations — The attached elevation drawings indicate the proposed buildings would measure three stories high and consist of
a flat roof with an optional rooftop access. The proposed buildings are thirty-four feet (34') tall, not including the proposed rooftop
terrace. The units will measure forty-three feet (43') tall with the terrace. All of the building elevations would consist of brick clad and
stone finishes.
Parking — The Village Code requires two (2) parking spaces per dwelling unit and one (1) guest parking space for every ten (10)
required parking spaces. The proposed twelve (12) dwelling unit development would require a total of twenty six (26) parking spaces,
including two (2) guest parking spaces. The attached plans indicate two -car garages plus an additional twenty (20) guest parking
spaces; for a total of forty-four (44). On -street parking is also available for guests from 6 AM to 2 AM.
LandscapLng — The proposed plans indicate all new landscaping will be provided for the site. The Petitioner will provide forty-seven
(47) trees on the site, far exceeding Village Code requirements. Tree species include maple, honeylocust, tuliptree, and elm. The plans
indicate heavy screening will be in place along the northern, eastern, and southern lot lines in an effort to screen adjacent uses.
The plan also indicates that a six foot (6) tall privacy wood fence will be in place along the northern, eastern, and southern lot lines.
The proposed fence complies with the Village Code's maximum fence height allowed. A five foot (5) tall decorative metal fence will be
placed around the front and back of both buildings.
The plans do not indicate any ground or rooftop mounted equipment. The Village Code will require rooftop mounted equipment and any
ground based utility boxes, transformers, generators, or similar structures to be screened as per zoning requirements.
[Jighting — 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. The Petitioner is not seeking variations to the lighting requirements
and will be subject to comply with the Village Code.
Additional Staff Comments
mermit processes:
Fire — A fire sprinkler system in accordance with NFPA 13D will be required for this project. The driveways accessing the site must
have curbs that allow for fire department access from all directions. The fire hydrant must be fed from a water main of at least six
inches in size. The proposed two-way drive aisle must be at least nineteen feet (19') wide. Water flow calculations will be required to
verify that the new water main can meet the required fire flow demand.
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 provide additional much-needed housing and increase the Village's tax base,
providing additional housing near the core of the downtown and improve a previously undeveloped site. The Petitioner further states
that the development will increase the property values of surrounding properties and not impede the normal development and
improvement of surrounding properties.
Staff has reviewed the Petitioner's request for a conditional use to allow a planned unit development with dwelling units on the ground
floor and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. The proposed residential
land use would complement the surrounding neighborhood and be consistent with adjacent single-family residential homes. The
townhome development would serve as a transition between the single-family detached homes and cemetery located to the north anii
west and the non-residential use (post office) to the south. The proposed townhome development is in keeping with previously
approved townhome projects in the downtown area of the Village and is identified as an "Opportunity Area" in the Village's Downtown
Implementation Plan.
Recommendation
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Staff finds that the proposal meets the conditional use standards and that granting such request would be in the best interest of thg.
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 of the following motions:
1. A plat of subdivision titled ""Final Plat of Subdivision Park Terrace,"; and
2. A Conditional Use for a final planned unit development (PUD) consisting of two (2) principal buildings with dwelling uniti-
on the ground floor; subject to the following conditions:
a. Development of the site in general conformance with the plans prepared by Derrick Architecture;
b. Prior to obtaining the first Certificate of Occupancy, 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;
c. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and
d. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect,
must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board
which authorized the development proposal.
2. Action at the discretion of the Planning and Zoning Commission.
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Application.pdf (173 KB) Civil.pdf (4,044 KB) EIons.pdf (3.,593 KB)
Floor Plans.pdf (639 KB) Landscape Plan.pdf (1.,480 KB) Plat.pdf (501 KB)
ResponsesToStandards.pdf (55 KB) Staff Report.pdf (358 KB) Survey.pdf (278 KB)
SitePlan.pdf (231 KB)
Administrative Content
Executive Content
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