HomeMy WebLinkAbout3.1 PZ-12-17 / 20 W. Northwest Hwy. / Nicholas & Associates / Conditional use for a preliminary planned unit development4/28/2020 BoardDocs® Pro
Agenda Item Details
Meeting Aug 24, 2017 - MOUNT PROSPECT PLANNING AND ZONING COMMISSION
Category 3. NEW BUSINESS
Subject 3.1 PZ -12-17 / 20 W. Northwest Hwy. / Nicholas & Associates / Conditional use for a
preliminary planned unit development
Access Public
Type Action
Absolute to Aug 24, 2017
Recommended Action Approval of 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 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 seeking a conditional use to allow a planned unit development at 20 W.
Northwest Highway. The Subject Property is located at the northeast corner of Wille Street and Northwest Highway.
The Subject Property consists of five parcels and the west end of W. Busse Avenue. The existing improvements
include an office building, two parking lots and a vacant lot. The parcels are zoned B5C Central Commercial Core. The
Subject Property is bordered by the 12 Railroad District to the south, a B5C* Central Commercial Core PUD to the
west, a B5C* Central Commercial Core PUD to the north,, and the B5C Central Commercial Core District to the east.
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.
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 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.
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/4
4/28/2020
BoardDocs® Pro
Lot Cover _- The B5C Districtnot have a lot coverage limitation. The site plan indicates li i n ain
landscaping.
Building • -! elevation drawings •proposed building will be seventy-one feet
allowsinches (71"-4"") tall. The B5C District _! of eightyeet (8"). Building materials will includeding materials will include hig
quality brick, stone, and glass. The building elevations provide staggered facades on all sides breaking up the mass
of the structure and providing architectural interest.
Parking, - The Village Code requires one (1) parking space for each efficiency and one (1) bedroom unit, one and one
half (1.5) parking spaces 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 B5C District. Tli�i
proposed development would require ninety-six (96) parking spaces, including four (4) accessible parking spaces. Th
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 for the project: I
Classification
Efficiency & 1 bedroom
2 bedroom
Restaurant, dine -in
Parking Requirements
Parking Requirement Number of Units or Square
Feet
1 stall per unit
1.5 stalls per unit
4 stalls per 1,000 s.f. above 2,500
50 units
23 units
2,824 sq.ft.
(51324-21500)
Total Spaces Required
Total Spaces Provided
Spaces Required
50
35
11
96, including 4 accessible
78, including 2 accessible
In addition t• the 78 indoor parking spaces,,public parking spaces would be provided • • • t roadways and
parking lots in the Busse Triangle area to serve the proposed restaurant and existing commercial uses. Employee and
overflow customerparking is also available in the Village• D'ck (383 spaces)andafter-hours
commuter lot (141 spaces) across Northwest Highway. Listed below is a parking breakdown for the existing
commercial uses in the Busse Triangle:
Triangle Parking Requirement - Existing Businesses
Name
Classification
Square
Parking Requirement
Spaces Required
Footage
Karma
Personal Services
775
4 stalls per 1,000 s.f. (provided at 50%)
2
FA Skates
Retail
11400
4 stalls per 1,000 s.f. above 2,500 s.f.
0
Brick City Tavern
Restaurant
61000
4 stalls per 1,000 s.f. above 2,500 s.f.
14
Tokens & Tankards
Restaurant
31000
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 Offices
Office
5,500*
4 stalls per 1,000 s.f. above 2,500 s.f.
12
Total Spaces Required
30, including 2
Total
accessible
Total Spaces Provided
77, including 3
accessible
*Staff estimated this number
using ArcGIS.
Landscaping, - 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
Lig g - The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle
of •' more . '' 90 degrees,• requires flat lenses for all lighting
Additional Staff Comments
11��111111p�i 111 1!1 11 1
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/4
4/28/2020
BoardDocs® Pro
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 to
egress for staircases.
Engineerin,g, - The Petitioner shall evaluate ways to expand pedestrian access to and through the site via crosswalk
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 east 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 b
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 NFPAfire 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 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 the 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
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 five thousand three hundred
square foot (5,300 s.f.) 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 b-• •• units ranging from 1.,057 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 f--
. '.
e
areaand 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
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/4
4/28/2020
BoardDocs® Pro
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 aDi3roval of the following motion:
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; th
3. Development of the site in general conformance with the plans prepared by 222 Architects, dated July 17
2017;
Ir. The petitioner shall submit all necessary documentation for final PUD within one year of preliminary PUD
approval; and
5. A Plat of Resubdivision vacating the west end of Busse Avenue,, consolidating all of the parcels and dedicating
LF
any required easements shall be submitted for review and approval.",
2. Action at discretion of w • Zoning Commissiorl
The Village Board's decision is final for this case.
Staff Report.pdf (534 KB) Building Elevations.pdf (2,520 KB) Civil Plans.pdf (399 KB)
Zoning Application.pdf (696 KB) Floor Plans.pdf (628 KB) Plat of Survey.pdf (14,277 KB)
Site Plan.pdf (326 KB)
Administrative Content
Executive Content
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/4