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HomeMy WebLinkAbout08/14/2025 P&Z Minutes (PZ-14-25) 411 S Maple St / CU: Final PUD and Plat of Consolidation1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-14-25 Hearing Date: August 14, 2025 PROPERTY ADDRESS: 411 South Maple Street PETITIONER: Mt Prospect Park District PUBLICATION DATE: July 30, 2025 REQUEST: 1) final plat of subdivision; 2) final PUD; 3) variation from the exterior yard setback requirements; and 4) a development code exception. MEMBERS PRESENT: Joseph Donnelly Ewa Weir Wa lte r Szym cza k Michael Fricano Richard Rogers William Beattie Donald Olsen MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Antonia Lalagos — Development Planner Ann Choi — Development Planner Jason Shallcross — Director of Community & Economic Development INTERESTED PARTIES: Studio 222 Architects Inc Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on July 24, 2025. The minutes were approved 7-0. After hearing three items of new business, Chairman Donnelly introduced case number PZ-14-25, 411 South Maple Street, a request for a final Planned Unit Development (PUD) to construct a new community recreation center and new outdoor recreational facilities including a swimming pool, pickleball courts, skate plaza, basketball court, outdoor game area, and seasonal ice rink at Lions Memorial Park, the subject property. Ms. Lalagos stated that the proposal requires the following zoning approvals: final plat of subdivision; final PUD; variation from the exterior yard setback requirements; and ad eve top me nt code exception. She described the subject property, Lions Memorial Park, as an existing 20.8-acre community park bounded by Maple Street to the west, Lincoln Street to the north, William Street to Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 the east, and Sha Bonee Trail and Lions Park Elementary School to the south. Ms. Lalagos reported that the northwest side of the park contains most of the site improvements, while the southwest and east side of the park are predominantly open green space. She pointed out that the park amenities are connected to each other via asphalt walking paths that link to neighborhood sidewalks and the parking lot. Ms. Lalagos noted that the two existing vehicular access points into the subject property, on Maple and Lincoln Street, will remain. She explained that the park was established in 1955 and contains a recreation center, parking lot, and outdoor recreational amenities including a swimming pool, bandshell, tennis courts, ball fields, playground, and walking paths. Ms. Lalagos shared that Phase 1 updates to the park were completed in 2024 including the new playground, new walking paths, and re -surfaced tennis courts. Ms. Lalagos summarized the Phase 2 work, which consists of demolition of the existing recreation center and swimming pool, and construction of a new recreation center and swimming pool, including a splash pad, water slides, bath house, and pool equipment building. She pointed out proposed outdoor recreational amenities including a skate plaza, basketball court, six pickleball courts, outdoor game area, and seasonal ice rink. Ms. Lalagos noted that one of the petitioner's goals in the site design is to provide direct access from the parking lot to the band shell and other outdoor amenities without having to circulate around the entire building, as with the current facility. She reported that the overall lot coverage of the subject property will increase to 33%, which is below the maximum allowable lot coverage of 75%. Ms. Lalagos explained that the proposed recreation center is set back 10.17' from the Lincoln Street property line, whereas the underlying zoning district (C-R) requires a minimum setback of 30' for the exterior side yard. She stated that the petitioner is requesting a variation from the exterior side yard setback requirements. Ms. Lalagos noted that staff agrees that the parcel shape and position of existing amenities pose a unique challenge when siting the recreation center, and concurs that the setback requirement would pose a hardship for the park district to create a practical site plan. She pointed out that the existing facility already has a non -conforming setback (17.85') and that staff does not believe that reducing the setback to 10' will alter the essential character of the neighborhood. Ms. Lalagos asserted that staff supports the variation request and finds that it is consistent with the overall goals of the PUD. Ms. Lalagos reviewed the elevations, showing that the two-story recreation center will be 42' tall and will be 55,700 square feet. She stated that the main entry will be located on the west elevation and will feature a metal canopy, and the facade will be constructed of precast concrete panels with various finishes, including Norman -sized cast brick. Ms. Lalagos described the design elements including cast stone coping, woodgrain-finish metal panels, and a prefinished aluminum curtain wall system. She noted that the refuse enclosure and loading dock will be located on the northeast elevation and will be screened with a six-foot tall solid panel sliding gate. Ms. Lalagos asserted that the PUD will approve signage consistent with what is shown on the plans, and any future relief requested for signage shall require an application for a minor amendment to the PUD. She displayed the floor plans, which showed a gymnasium, walking track, dance studio, multi - generational room, multi -purpose rooms, art studio, and preschool room. Ms. Lalagos described the pool area consisting of a bathhouse (5,352 SF), pool equipment building (1,304 SF), leisure pool with water slides (11,878 SF), splash pad (2,960 SF), and pool deck (22,480 SF). She noted that the maximum height of the water slide structure will be 31', measured at the Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 top of the platform canopy. Ms. Lalagos displayed the other amenities, including six pickle ball courts to be installed to the east of the existing tennis courts, and a skate park and basketball court to be located east of the playground. She shared that the petitioner chose the skate park and basketball court locations because of existing site grading and to maintain open space in the center of the park for programming. Ms. Lalagos noted that the outdoor game courts and seasonal ice rink will be located south of the recreation center. Ms. Lalagos explained that the petitioner provided a parking study to estimate parking supply and demand for the site. She pointed out that the existing uses require approximately 800 parking stalls according to code, yet the subject property currently contains 179 parking stalls on site. Ms. Lalagos noted that the proposed uses require approximately 1070 parking stalls, and the petitioner is proposing 200 parking stalls on site. She emphasized that the code requirement calculates parking as if all uses were operating simultaneously and at maximum capacity, which would not happen. Ms. Lalagos stated that overall site maximum occupancy is increasing by approximately 13%, not considering seasonality and scheduling. She shared a table from the parking study showing comparable parks and their maximum capacity and available onsite parking, and noted that the subject property will have almost double the number of onsite parking stalls compared to the other parks. Ms. Lalagos reported on the petitioner's parking survey that assessed the parking available on weekdays and weekends in nearby parking lots and parking garages. She noted that the subject property is a short distance from Maple Street Parking Deck, and the park patrons can use the Lions Park Elementary School lot when school is not in session. She reported that the petitioner is exploring off-street parking agreements with Busse Automotive and Dasom Community Church. Ms. Lalagos explained that the parking study also included estimates of on -street parking available on streets within the study area, however, staff is requiring the petitioner to have a parking management plan that directs patrons to off-street parking options before resorting to on -street parking. Ms. Lalagos reviewed parking demand and shared Table 1, which estimates the parking deficiency according to the various methods used in the parking study. She reiterated that the minimum stalls required by the code represent all park uses operating simultaneously and at full capacity, which would not occur. Ms. Lalagos pointed to the petitioner's estimates of actual park activities taking place across the seasons, by time of day, versus maximum activity, showing demand to range from 154 vehicles on the low end, to 612 vehicles during a Thursday concert at the bandshell. The petitioner estimate shows that on a normal, non -concert day during the summer, parking demand will be roughly 250 vehicles. Ms. Lalagos explained that staff is requiring mitigation and monitoring measures to address potential parking overflow, including: a Parking Management Plan detailing parking accommodations for day-to-day activities, demonstrating adequate parking for the facility exists Largely onsite; a Special Event Parking Plan detailing additional off -site parking to be provided on nearby properties via off -site parking agreements, usage of the Maple Street Parking Deck, on - street parking, and information on how parking is coordinated for special events; and monitoring and reporting on the parking management plan, with a report required to be submitted to the Village Manager's Office after one full year of park operation. She stated that should the site experience regular overflow with a need for additional parking, the petitioner identified two Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 Locations on Lincoln and Maple Streets where angled parking could be added in the public right-of- way adjacent to Lions Memorial Park. Ms. Lalagos reported that Village staff is willing to explore this option should the need arise. She asserted that staff supports the proposed parking plan, based on the 200 stalls to be provided on site, along with the additional parking available in the Maple Street Parking Deck, on -street parking, and potential to secure parking agreements with nearby properties. Ms. Lalagos summarized the new landscaping proposed throughout the site to complement the new buildings, enhance the parking lot, and provide limited screening for certain recreational areas, all while prioritizing an open viewshed into the expansive green space. She indicated areas with notable new plantings including robust foundation plantings on the north fapade of the recreation center; shade trees for the parking lot islands; evergreen screening on the west side of the tennis courts and south side of the skate park and basketball court; and water -tolerant species around and within the naturalized storm basin. Ms. Lalagos asserted that the intent of the Landscape code is met through the overall design, making the full extent of perimeter landscaping unnecessary and allowing for visual and functional value in preserving open, unobstructed green space along the park's edges. Ms. Lalagos noted that the subject property has an existing detention area east of the playground and the petitioner is proposing an additional detention area on the east side of the site near William Street. She shared that the petitioner is requesting an exception from the development code to provide detention only for the areas being disturbed for this project, rather than the entire site, because detaining the stormwater for the entirety of the subject property would require an unreasonable amount of space and have a detrimental impact on the park and its ability to function. Ms. Lalagos stated that staff supports this development code exception due to the size and scale of the park and finds it is unreasonable to apply the code requirement to a 20-acre park property that is almost 70% open space. Ms. Lalagos reported that the subject property is comprised of two parcels totaling 20.8 acres. She explained that the parcels will be consolidated into one lot of record and utility easements will be granted over existing Village storm and combined sewers crossing the site. Ms. Lalagos shared that the Mt Prospect Park District has conducted extensive outreach regarding both Phase 1 and Phase 2 of the park renovation, which is documented on their webpage dedicated to the referendum project. She stated that the Village received one written public comment requesting to fill the sidewalk gaps on Lincoln and Maple Streets. Ms. Lalagos explained that when a unit of local government, such as a park district, comes to the Village with a zoning request, the Village should consider whether the requested relief furthers the statutory mission of the unit of local government and, if it does, give the requested relief some deference. She stated that when considering these questions, the Planning and Zoning Commission should rely on the referenced section of state law which outlines the statutory powers and duties of park districts. Ms. Lalagos summarized staff's findings, suggesting that the proposal will update aging public facilities and bring new recreation amenities to an existing community park, thereby supporting public health and general welfare of the community. She noted that the petitioner has considered Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 the impact on the neighborhood and solicited community input on the project over the course of two years. Ms. Lalagos reported that staff has recommended conditions of approval to address potential adverse impacts, such as landscape screening, parking management plans, and guidelines for hours of operation. She indicated that staff supports the petitioner's zoning requests, based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents. Staff recommended approval of the following motions: 1. A final plat of subdivision titled "Lions Memorial Park Consolidation," subject to the condition that the petitioner address all comments listed in Village Review Letter #2, dated July 3, 2025 and revised July 25, 2025; 2. A variation to reduce the exterior side yard setback from 30' to 10.2' on the segment of Lincoln Street abutting the north elevation of the recreation center, subject to the following conditions: a. The recreation center north facade shall be developed in strict conformance with the elevations provided on sheets A2.00 and A2.01, from the plan set titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of July 16, 2025; and b. The foundation landscaping on the north elevation of the recreation center shall be developed in strict conformance with the landscape plan provided on sheet LP-101, from the plan set titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of July 16, 2025; 3. A development code exception from Sections 15.401(B) and 15.402(B) to provide stormwater detention only for the areas to be developed, subject to the condition that the petitioner obtain a watershed permit from the MWRD; 4. A conditional use for a final Planned Unit Development (PUD) consisting of a 20.8-acre recreational complex consisting of a 55,700 square foot recreation center, outdoor pool, water slides, splash pad, skate park, pickleball courts, tennis courts, basketball court, play areas, ball fields, seasonal ice rink, and other recreational amenities and associated improvements, subject to the following conditions: a. General conformance with the approved development plans which consist of the following: i. Development plan set (56 pages) containing civil, landscape, and architectural plans, titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of July 16, 2025; ii. Skate Park Plans(12 pages) titled "Lions Park Skate Park 100% Design Development" prepared by Spohn Ranch and bearing the latest revision date of May 14, 2025; iii. Photometric Site Plan PS1.1 (1 page) titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of June 23, 2025; iv. Photometric Plans (13 pages) titled "Lions Park Outdoor Pickleball Courts" prepared by Musco and bearing the latest revision date of May 15, 2025; and v. RTU Screening Exhibits (3 pages) titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of May 27, 2025 and July 11, 2025; Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 6 b. In addition to the land uses permitted within the C-R Conservation Recreation District, the following use exceptions shall also be permitted within the proposed PUD: i. Accessory structures greater than 30 feet in height; ii. Bandshell; iii. Daycare center (preschool); iv. Lighted ball fields; and v. Recreational complexes; and vi. Seasonal ice rink; c. Any future expansion, or increase in intensity, of any of the use exceptions beyond what is proposed may be considered a "minor change" to the Planned Unit Development and approved by the Village Manager after recommendation from the Community Development Director. In the event Village Staff determines that a request is a "major change" requiring a public hearing, then a formal application shall be submitted to request an amendment to the approved PUD. d. Prior to occupancy, the Mt Prospect Park District shall secure a license agreement with the Village of Mount Prospect for the west side of the parking lot to encroach into the public right of way; e. Prior to occupancy, the petitioner shall provide the following parking plans / agreements for review and approval by the Village Manager: i. Parking Management Plan; ii. Special Event Parking Plan; and iii. Off -site Parking Agreements; f. Following one year of park operation, the Mt Prospect Park District shall submit a Parking Impact Report to the Village's Community Development and Public Works Departments. The report shall include: i. A summary of observed parking demand patterns and peak occupancy; ii. Indication of any recurring overflow issues or complaints; iii. Discussion of any mitigation measures already implemented; and iv. Recommendations (if any) for changes to parking layout, event parking, signage, or shared use agreements; g. Hours of operation shall be in general conformance with the hours listed in the document titled "Lions Memorial Park Land Use Table," dated July17, 2025 and attached as Exhibit B, with the following exception: i. The community pool shall be closed when events take place at the bandshell; h. Signage shall be in general conformance with the signage shown on pages A2.00 of the plan titled "MPPD Lions Recreation Center" prepared by Studio 222 Architects and bearing the latest revision date of July 16, 2025, and shown on page 1.2 "Lions Park Memorial Sign" prepared by Studio 222 Architects and bearing the latest revision date of May 27, 2025; i. Wind screens shall not display any logos or signage; ii. Signage may be displayed on the interior walls of the seasonal ice rink only; and iii. Any modification to the recreational complex's signage requires an administrative PUD amendment; Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 i. A fully compliant photometric plan will be required as part of the building permit submittal; j. Light fixture shielding or glare guards for the outdoor sports lighting fixtures maybe required at final inspection; and k. Except for the relief granted by the planned unit development, variation, and development code exception, compliance with all applicable development, fire, building, and other Village Codes and regulations is required. Ms. Lalagos stated that the Village Board's decision is final for the case. Hearing no questions for staff, Chairman Donnelly invited the petitioners to the stand. Chairman Donnelly swore in the petitioners and representatives as they appeared at the stand to answer questions. Commissioner Weir asked for more information about the relief requested for the recreation center setback and the width of the public sidewalk on Lincoln Street. Jeff Geldmyer, Project Engineer for Eriksson Engineering Associates, 145 Commerce Drive, Grayslake, Illinois, confirmed that the existing public walk near the building is a five-foot carriage walk. Chairman Donnelly asked if the walk would remain as is. Mr. Geldmyer confirmed that the walk would remain as is along Lincoln Street, and theywill remove the portion that returns along the driveway because it is not ADA compliant and poses safety concerns. Chairman Donnelly asked if the sidewalk gaps would be filled in, referencing the public comment received. Mr. Geldmyer replied that they studied the pedestrian routes leading into and outside of the park and it is their opinion that there is an adequate and complete pathway system. He stated there is no intent to connect the gaps in these areas because of the safety concerns. Mr. Geldmyer explained that there are significant grading transitions in these areas that makes it challenging to install an ADA-compliant sidewalk, as well as concerns about damaging mature, healthy parkway trees. Commissioner Beattie asked where the sidewalk gaps are located. Mr. Geldmyer showed that the gaps are adjacent to the parking lot in the northwest corner of the site. He said they are extending a portion of public sidewalk south on Maple street to connect to the park district pathway system, but the sidewalk does not continue south across the driveway entrance. The engineer noted similar conditions on Lincoln Street where the sidewalk is not continuous. Commissioner Weir wanted to confirm that the sidewalk at the street is five feet wide and against the street, without a parkway. Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 Mr. Geldmyer replied yes, it is a carriage walk so it is immediately next to the road. Commissioner asked why the footprint of the building cannot be reduced to create more green space at the north side of the building. John Medea, Principal at Studio 222 Architects, 901 West Jackson Boulevard, Chicago, Illinois, replied that the building footprint is a function of the programming that the park district and community stakeholders desire. He stated that the size of the building is dictated by the programs, and the other elements like the pickleball courts and pool, are constrained by the baseball fields to the south. Mr. Madeja noted that the other important factor in site planning was the connection between the parking lot and the bandshell and the other park amenities; they wanted to keep the connection generous because they anticipate a lot of use, especially in the summer. He noted that the site is very tight, and they tried to provide as much buffer from Lincoln Street as they could. Mr. Madeja said they addressed the north fagade setback with more foundation landscaping. He pointed out that the north side of the building has a gymnasium inside, which tends to be long and uninterrupted, so they provided bay windows to break up the fagade and make it more inviting than a blank precast wall. Chairman Donnelly asked what the roof height is. Mr. Madeja stated that the predominant roof height is 36 feet to the top of the parapet, and there is an element that is set back further from the street that is 42 feet to the top of the parapet. He noted the actual roof height is 4 to 5 feet lower than that. Mr. Madeja reported they are going to screen the RTUs with the parapet. He said they provided screening exhibits that show the visibility of the RTUs from the property lines. Mr. Madeja explained that the intent is to screen the RTUs to the fullest extent possible. Commissioner Weir noted that stormwater management is governed by MWRD and asked if the relief is requested from Village code or MWRD code. Mr. Geldmyer responded that relief is sought only from the Village code, and they are in full compliance with MWRD requirements. He said they are accounting for the areas that they are developing, and not for all the green space and ballfields that they are not touching. Chairman Donnelly asked if there are any current flooding complaints from the neighbors. Mr. Geldmyer noted that the current site has no significant stormwater management. He stated there are existing small facilities, but the new detention will be the largest volume of storage there. Mr. Geldmyer confirmed it the project will provide notable watershed benefits for the local sewers. Commissioner Olsen asked if the site has problems with water detention now. Mr. Geldmyer replied that he was not aware of any ponding or flooding issues on the park district property outside of the areas that are intended to hold water. He stated that they will install a new stormwater detention basin on the southeast corner that is fully designed for the pool and recreation building addition. Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 Commissioner Weir asked if they were implementing any sustainable landscaping plans on site to help with stormwater management or promote sustainable practices. Mr. Geldmyer replied that the stormwater basin will have native plantings. He indicated that they will meet volume control requirements by having some storage beneath the outlet of that system. Mr. Geldmyer shared that the new native plantings will blend in with the existing native plantings already in that area. Chairman Donnelly asked if the petitioner accepted all the conditions placed on the requests. The petitioner as a group replied yes. Commissioner Beattie asked for the timeline for completion. Matt Dziubinski, Director of Parks and Planning for Mt Prospect Park District, 1000 West Central Road, Mount Prospect, stated they are seeking park board approval in October and will start mobilizing in November with demolition beginning around that time. He said they will open the pool in May 2027. Mr. Dziubinski noted that the site will be under construction throughout 2026, but the intent is to leave the rest of the park open, such as the bandshell, tennis courts, etc. Commissioner Olsen expressed concern about the amount of parking with all the new amenities being added. He asked if they have enough parking. Steve Corcoran, Director of Traffic Engineering for Eriksson Engineering Associates, 145 Commerce Drive, Grayslake, Illinois, replied yes, there is enough parking, between the onsite lot, which is 200 spaces, the large amount of street parking around the park, as well as the Maple Street Parking Garage, and talking with the church and other business to get additional parking. Chairman Donnelly suggested they have enough onsite parking to run day to day operations, and when they have a concert, their peak time, people will park a block away. Commissioner Beattie stated that he was impressed by all the additions but also concerned because there are a lot more reasons to visit the park than there were a couple of years ago. He asked staff how many parking spaces there are in the Maple Street Parking Garage, which seems underutilized. Ms. Lalagos stated the garage has 262 spaces and confirmed it is a block away from the park. Ms. Corcoran stated that theyvisited the garage on a Saturday, and it was fairly empty, on the day of the week when they expect the highest use of the park. Chairman Donnelly pointed out that there is an option to add parking along Maple and Lincoln Streets if they need to. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Beattie made a motion and Commissioner Szymczak seconded the motion to approve the requests as listed in the staff report and summarized here: Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25 10 "1 . A final plat of subdivision titled "Lions Memorial Parl< Consolidation," subject to the conditions in the staff report; 2. A variation to reduce the exterior side yard setback from 30' to 10.2' on the segment of Lincoln Street abutting the north elevation of the recreation center, subject to the conditions in the staff report; 3. A development code exception from Sections 15.401(B) and 15.402(B) to provide stormwater detention only for the areas to be developed, subject to the conditions in the staff report; and 4. A conditional use for a final Planned Unit Development (PUD) consisting of a 20.8-acre recreational complex consisting of a 55,700 square foot recreation center, outdoor pool, water slides, splash pad, skate park, pickleball courts, tennis courts, basketball court, play areas, ball fields, seasonal ice rink, and other recreational amenities and associated improvements, subject to the conditions in the staff report." UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Beattie, Rogers, Fricano, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (7-0) to the Village Board for the requests for the September 2, 2025 meeting. Chairman Donnelly asked if there were any citizens to be heard. Hearing no further discussion, Commissioner Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 8:58 PM. b, adry mow., ^ M 9 Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — August 14, 2025 PZ-14-25