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HomeMy WebLinkAbout11/14/2013 P&Z Minutes 20-13 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-20-13 Hearing Date: November 14, 2013 PROPERTY ADDRESS: 50 S. Emerson Street PETITIONER : Village of Mount Prospect th PUBLICATION DATE: October 30, 2013 PIN NUMBER: N/a REQUEST(S): Downtown Implementation Plan MEMBERS PRESENT: Joseph Donnelly, Chair William Beattie Jacqueline Hinaber Jeanne Kueter Sharon Otteman Keith Youngquist MEMBERS ABSENT: Thomas Fitzgerald STAFF MEMBERS PRESENT: Brian Simmons, Deputy Director of Community Development Nellie Beckner, Long Range Planner INTERESTED PARTIES : Lakota Group Chairman Donnelly called the meeting to order at 7:32 p.m. Commissioner Youngquist made a motion, seconded by Commissioner Otteman to approve the minutes of the October 24, 2013 Planning and Zoning Commission Meeting; the minutes were approved 3-0. Chairman Donnelly introduced Case PZ- 20-13 the Village of Mount Prospect’s Downtown Implementation Plan 50 S. Emerson Street. Mr. Simmons stated the Village has been working with a consulting firm over the past year and a half utilizing a grant from the Regional Transportation Authority to perform an update to the downtown plan. Mr. Simmons introduced Nellie Beckner the Village’s long range planner to discuss the plan in greater detail. Mr. Simmons stated Ms. Beckner was the planner overseeing the project and would be providing the presentation to the Planning and Zoning Commission this evening. Ms. Beckner stated she has been the main staff contact with the Lakota Group and explained she would give a brief history before the proposed plan was presented. Ms. Beckner stated in 2011 the Village submitted an application and was accepted by the RTA and was awarded an $80,000 grant. She stated the Village chose the Lakota Group in March of 2012 as the consultant group to lead the Downtown Implementation Plan. Ms. Beckner explained one of the main goals of the plan was to create a clear and documented shared vision for the downtown and future strategies. She explained that the plan works to build upon the existing downtown plans including the downtown TIF plan and the 2008 transportation study. Ms. Beckner stated that a steering committee has been established to ensure progress was being made in line with plan’s goals. She stated the Village, with the Lakota group, conducted various focus groups, interviews with local business owners, and hosted three community open houses in order to educate the residents on the new plan. Ms. Beckner stated the project information has been broken down into two volumes. She explained the first as the State of the Downtown Report which is an analysis of the Downtown and the second volume contains examples on how to implement the vision that has been created. Ms. Beckner introduced the Lakota Group to further explain the Downtown Implementation Plan. Kevin Clark from the Lakota Group introduced himself and briefly explained the other consultants that assisted on the project. Mr. Clark stated his team is trying to create a sustainable framework for the future. He stated the downtown is centered around the train station which is an asset to the community. Mr. Clark explained the planning process is broken down into three phases; engage, envision, implement. He briefly explained the importance of each phase. Mr. Clark stated the Lakota Group has talked to thirty-five (35) downtown stakeholders including business owners, developers, and interested residents. He further explained that over one hundred and ten (110) residents attended the Community Open Houses and explained a few other examples of how the Lakota Group engaged the community. Mr. Clark explained the State of the Downtown report contains a land use and physical conditions analysis, a market analysis, transportation assessment, and a stakeholder input summary. Mr. Clark gave an overview of the land use and physical conditions in the downtown area. He stated the downtown has a good mix of land uses and most of the core redevelopment has happened north of the train tracks. Mr. Clark pointed out that Main/83 and Central Road are dividing lines that are difficult when trying to create pedestrian activity. Mr. Clark stated the train tracks create long queues and delays for vehicles and pedestrians. He stated the plan will help address some of these issues. He stated the Metra commuter parking lots have 92% occupancy. Mr. Clark explained that the plan compensates for an increase of Metra Commuters over the years. Mr. Clark introduced Christine Williams to explain market analysis. Ms. Williams explained the competitive condition of the downtown limit prospects for attracting national retailers to the downtown; she explained most of the larger chains choose to locate at Randhurst. Ms. th Williams explained that Mount Prospect is ranked 9 in retail sales throughout the all of the communities in Cook County. Ms. Williams explained due to the lack of larger sites the plan works with smaller opportunity sites to bring them into their best use possible. She stated the downtown currently has ample supply of available retail space in new and vintage buildings. She explained the main focus would be filling those spaces before any new development takes place. Ms. Williams stated the tenant mix of the downtown area favors personal and professional services and over time, downtown should support both distinct destination retail and convenience retail. Ms. Williams stated that restaurants have the strongest potential to add vibrancy and activity to the downtown area. She also explained the need for a small food market downtown as well based on feedback from residents via surveys. Ms. Williams stated the retail demand in the downtown area is very strong but is not at its full potential. She stated increased pedestrian activity is essential and will be a sign of economic vitality. She explained that downtown events are also a key element in shaping the downtown image and character. Ms. Williams stated the new construction condominiums and townhomes will not be feasible in the short term but the rental apartment market is extremely strong in the city and suburbs. She further stated that Mount Prospect is a competitive choice for commuter households. Ms. Williams stated the plan responds to the market findings with diversifying the residential base in the downtown, capturing demand from commuters, adding restaurants and selected retail anchors, enhance the image and environment, and improve connectivity and parking for all users. Mr. Clark summarized the importance of Ms. Williams’s presentation on the market analysis of the downtown. He stated the key points included focusing on the train station as a highly desirable location for residents, changing the real estate and demographic trends to provide an opportunity to attract a new wave of young families and working professionals, stronger commercial districts, creating more buzz about the downtown area, and improving the transportation environment to provide safe and convenient pedestrian and biking connections. Mr. Clark stated the two main opportunity sites in the downtown area are the triangle site and the Central and Main Street site. Mr. Clark showed a proposed plan for the triangle site that consisted of a streetscape plan along Busse and consisting of a restaurant and entertainment use that is only one level. Mr. Clark then showed a second proposed idea that consisted of creating a landmark public space in the center of downtown with a mixed use building and multifamily residential opportunities. He stated the space is framed by successful structures. Mr. Clark showed a proposed plan for the Central and Main Street. The plan consisted of an anchored development on the corner. Mr. Clark showed a second proposed idea that consisted of affordable rental properties at the Central and Main Street site. Mr. Clark stated the Tri-State location by Capannari’s is another viable possibility for redevelopment. He stated the traffic counts are high due to Northwest Highway and showed a possible redevelopment consisting of an anchored development that’s the size of a small grocer or market. Mr. Clark also showed a mix use building option for the Tri-State location with a potential residential aspect. Mr. Clark briefly described two other sites within the downtown that could be redeveloped. Mr. Clark stated the Lions Park area is a very large space that is not consistent with the surrounding areas. He stated the site is a good possibility for bringing in younger families into the downtown area to live. Mr. Clark showed a proposed plan with multi-family buildings with a parking structure and some green space in the Lions Park site. He stated this is an ideal space due to the proximity of the downtown area and Metra Station. Mr. Clark introduced Tim Doron to discuss transportation improvements. Mr. Doron explained the goal is to make the downtown a more pedestrian friendly place. Mr. Doron gave a brief summary of the survey and research process his department conducted in order to create a plan that will fulfill the goals of the overall implementation plan. Mr. Doron stated that Central is the busiest street in the downtown area. He stated that Busse/Route 83 was the hardest intersection to navigate. He explained the queues are longer during the evening when the commuter trains are more frequent. Mr. Doron showed a proposed drawing of a planted median with a crosswalk that is identified as a barrier median that was vetted with IDOT. He stated they are recommending a “no left turn” during 7-9am and 4- 6pm onto Busse. He stated this will help with pedestrian movement. Mr. Doron stated Prospect and Evergreen is another intersection that would benefit from restructuring. He stated the proposal shows a one way west bound movement on Evergreen that will help tighten up the intersection and the flow of traffic. The proposal also shows angled parking on Evergreen. Mr. Doron showed some proposed improvements at the Hi-Lusi and Prospect intersection to help the flow of traffic, and to also straighten out the crosswalks on Northwest Highway and Central to help create a better functioning crosswalk. Mr. Clark discussed the importance of the bike plan that the Village has adopted and how it should be implemented into the plan. He suggested using Prospect Avenue as an ideal place to implement the bike path adjacent to the median along Prospect Avenue. Mr. Clark showed a plan for the Prospect Avenue District which included special paving, district gateway signage, improved landscape, new decorative lighting, “bump outs” to define parking and sidewalk space, and bike lanes. Mr. Clark mentioned some case studies where similar plans were successful. Mr. Clark showed a proposed improvement for the Chase Bank site. The proposed plan showed open space and parking improvements. Mr. Clark showed an example of Jake’s Pizza as an opportunity to create curb appeal and improve the look and feel of the site. Mr. Clark explained some branding and marketing recommendations to help support the new changes. Some of the ideas he shared included, promotional marketing videos, billboards, a micro-website, signage, and promotional collateral. Mr. Clark explained the implementation phase is a joint effort from the Village, Chamber of Commerce, Downtown Merchants Association, and transportation agencies etc. He gave a brief summary of the key points that were made throughout the entire presentation. Chairman Donnelly asked if there were any questions for the Petitioner. Commissioner Youngquist asked is it probable that young single professionals will choose to live in downtown rather than places like Lake View, Lincoln Park, etc. Mr. Clark stated that through his interaction with residents, it seemed that people don’t like to leave Mount Prospect once they are established here. He stated options such as upscale rental housing would be geared to younger families. Chairman Donnelly asked if there were any suggestions to on how to get the cars in downtown and how to navigate. Mr. Doron stated he feels it is more of a marketing effort to get people to the downtown area and stay there. Chairman Donnelly stated he feels that the downtown is divided by the tracks; and people from the south side of the tracks only visit the south end of town and vice versa. Mr. Clark stated they didn’t have any recommendations on how to better the flow of getting from side of town to the other. He feels that the increase of curb appeal and retail, for example along Prospect Avenue, will help drive people to any part of the downtown area. Mr. Clark noted the pedestrian bridge plan has been mentioned by others and stated that he is not in favor of it. Commissioner Beattie asked if that pedestrian bridge plan is no longer in the effect, and if there is any way to bridge the gap between Prospect, Northwest, and Central to be safer for pedestrians. Mr. Clark stated it could be tied into the Triangle site, but the ramp would be extremely expensive and squeezed into a confined space. He feels it wasn’t the strongest recommendation because the cost. The length of such a bridge, at around 450 feet, would also be prohibitive. There was general discussion between the boards of train crossing safety. Commissioner Kueter asked if there was any plan to eliminate the north parking lot by the train station. She stated during the Farmers Market it is extremely dangerous for pedestrians and crowded. Mr. Clark stated they have had a meeting with Metra regarding similar issues. He stated Metra would not support a reduction in the number of available commuter parking spaces downtown. If additional commuter parking was made available elsewhere downtown, the option to modify other lots could be an option. Mr. Simmons stated this is just a comprehensive plan that could be changed to include some new ideas and or suggestions. He stated that although this plan may not include every possible idea, that when projects occur there may be opportunities for other sites to be revisited in greater detail. Commissioner Youngquist asked if moving the train station east ever come into consideration when designing the plan. Ms. Beckner explained she had spoken to Metra regarding moving the train station. She said the tracks would need to shift to accommodate the middle platform, which requires additional right-of-way that is not available as you move east down the tracks. In addition, the trains need to be a certain number of feet away from an intersection for it to clear the tracks, and when the limitations were factored in the outcome wouldn’t be as beneficial as imagined. Chairman Donnelly asked if anyone in the audience would like to discuss the plan. Chairman Donnelly swore in Donna Franczyk, 20 S. Main Street, #603 Mount Prospect, Illinois. Ms. Franczyk stated she is the president of the Village Center Condo Association. She gave a brief history of Mount Prospect and the condominiums that are located in the downtown area. She stated parking is a serious issue that needs to be addressed for the condos across the street from Village Hall. She stated the developers offered only one parking spot to the owners of the condos unless they had a three bedroom unit. She feels that parking needs to be a priority for the downtown area for any new condos or multi- family developments. Chairman Donnelly swore in Richard Valentino who is representing Tod Curtis, the business owner at 638 Busse Avenue in the Triangle area. Mr. Valentino explained his concern is regarding the Ye Olde Town In. He stated Mr. Curtis has plans to redevelop that area and is concerned that the plan doesn’t include the current businesses. Chairman Donnelly stated the plan doesn’t include any of the current business downtown and is just a suggested plan to improve the sites outlined in the presentation. Mr. Valentino stated he feels that the redevelopment plan suggested in the presentation is very similar to the redevelopment that Mr. Curtis has in mind for the triangle. He stated he wanted to make the idea aware to the Commission before anything was finalized. Linda Waycie 603 Windsor Drive stepped up to the stand. She stated she is concerned that the downtown area will all look the same and would like to keep more of the older buildings mixed in with the new buildings. She stated she was concerned that some of the current businesses were not included in the redevelopments in the plan. She said she would hope the Village would discuss the opportunities with those business owners before going on with the plans. Mr. Simmons stated the plans are very conceptual and could span ten –fifteen years in the future He stated as redevelopment occurs the businesses will have an option to be included in the new structures if they desire to stay in downtown Mount Prospect.. Ms. Waycie said she is happy with the new implementation plans and that they include green spaces where events can take place. Wes Pinchot stepped up to the stand. He stated he believes that there should be a crossing at Maple Street to help with commuter traffic. He is concerned that the same information has been presented and doesn’t see a conclusion to the study. He explained his concerns with all of the aspects of the plans. Chairman Donnelly swore in Roy Stobie 16 N. Lancaster. He stated he has a business in town and is concerned with the beautification of the Village. He gave a brief history of the Village of Mount Prospect and felt that the history of the Village should be taken into consideration when designing the plan. Chairman Donnelly stated this was the first public hearing for the plan, and it will be presented at the Village Board meeting on December 3, 2013. Commissioner Beattie made a motion, seconded by Commissioner Youngquist to amend the official comprehensive plan to include the downtown implementation plan. UPON ROLL CALL: AYES: Otteman, Beattie, Youngquist, Hinaber, Kueter, Donnelly NAYS: None The motion was approved 6-0 with a positive recommendation to Village Board. Commissioner Youngquist made a motion to adjourn the meeting seconded by Commissioner Beattie and the meeting was adjourned. ________________________________ Jenna Moder, Administrative Assistant