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HomeMy WebLinkAbout3.2 PZ-20-18 / Maple Street Lofts / Plat of Subdivision, two Zoning Map Amendments, and a Conditional Use for a Planned Unit Development with dwelling units on the ground floor / Village Board Final4/17/2020 BoardDocs® Pro Agenda Item Details Meeting Mar 14, 2019 - MOUNT PROSPECT PLANNING AND ZONING COMMISSION Category 3. NEW BUSINESS Subject 3.2 PZ -20-18 / Maple Street Lofts / Plat of Subdivision, two Zoning Map Amendments, and a Conditional Use for a Planned Unit Development with dwelling units on the ground floor Village Board Final Access Public Type Action Preferred Date Mar 14, 20115, Absolute Date Mar 14, 201t Fiscal Impact Nit Recommended Action Approval of a plat of subdivision, zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the "Final Plat of Planned Unit Development Maple Street Lofts", zoning map amendment to B-5 Central Commercial for Lot 3 of the "Final Plat of Planned Unit Development Maple Street Lofts", and a conditional use for a final planned unit development with ground floor dwelling units, subject to the conditions listed in the staff report. Goals 03. Parenti and Raffaelli Ltd Development Agreement/Public Process/Rezoning - TP Public Content Information The Petitioner, Nicholas & Associates, proposes to redevelop one of the Village's prime downtown sites located at the southeast corner of Maple Street and Prospect Avenue, known as the Maple Street Lofts. Historically, the property contained a wood product manufacturer, Parenti & Raffaelli Ltd., which was relocated into the Kensington Business Center (KBC) in 2018, freeing the site for redevelopment. The Petitioner proposes to construct a private road network, a new mixed-use building containing more than 14,000 square feet of retail space and 192 rental units, a multi -family building containing 65 rental units, and nine principal structures containing 56 rowhome dwelling units. The Petitioner is seeking approval of a plat of subdivision, two zoning map amendments, and a condonal use for a final planned unit development. 5ubject Proprt Histor .g_ •_y The property is zoned P-1 Off Street Parking and 1-1 Limited Industrial and contains a Metra commuter parking lot which provides 285 resident commuter parking stalls, an unimproved gravel lot on the former Parenti & Raffaelli Ltd. site, and an office condominium building. Parenti & Raffaelli Ltd. operated their woodworking facility on the Subject Property for several decades. While they were, and continue to be, a very successful business, the location along Prospect Avenue in the heart of the downtown district was not ideal for an industrial use. The Village had several meetings with Parenti to discuss relocating their operation to other more appropriate locations in the Village, but was ultimately unable to structure a deal that worked. The Petitioner intervened and negotiated a relocation and expansion plan for Parenti at 1401 Feehanville Drive. The Village assisted in the Parenti relocation by pledging $3 million in tax increment financing (TI F) funds in 2018, keeping Parenti and their 100 employees in the Village and opening up the Subject Property for redevelopment. Revised Pro The proposal includes a 6 -story, mixed-use building ("Building A") containing 192 apartments and more than 14,000 square feet of retail space, a 7 -story, 65 unit apartment building ("Building D"), a public parking garage ("Maple Street Parking Deck") containing 268 https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/4 4/17/2020 BoardDocs® Pro parking spaces, 9 principal structures containing 56 rowhomes, and a private road network consisting of Dawson Drive, Elm Street, and Elm Court. Elm Street is a proposed north -south street that connects Prospect Avenue to Lincoln Street. Dawson Drive is a proposed east -west drive that connects Maple Street to the proposed Elm Street. Elm Court is a private court serving the proposed rear -load rowhomes that is accessible off of the proposed Elm Street. Building A would measure 84'-10" tall, Building D would measure 864" tall, the front -load rowhomes would be 34'-9.25" tall, and the rear -load rowhomes would be 32'-10" tall. Building A includes a 15,000 square foot outdoor amenity space with a pool, kitchen, puppy park with synthetic grass, fire table with lounge chairs, ping pong tables, bag toss, pool -side lounge chairs, a hot tub, and cabanas. It also includes a more than 3,000 square foot indoor amenity space. Building D will have an approximately 2,000 square foot roof terrace, more than 2,200 square foot indoor amenity space, and access to all of the amenities located in Building A. Building A will have a total of 245 parking deck spaces and Building D will have 65 parking deck spaces. The combined 310 spaces and 257 dwelling units result in a 1.21 parking stall per dwelling unit ratio. Village Code requires 282 stalls to be provided. Thirteen stalls in Building A will be reserved for tenants in Building D to ensure residents of that building have sufficient parking available. The unit mix for the project includes 43 studio apartments, 164 one bedroom apartments, and 50 two bedroom apartments. The proposed 56 rowhomes will have a two -car garage and recreation room on the first floor. The second floors will contain the kitche living, and dining areas. Balconies are proposed to be located on the rear of the second floor. Bedrooms are to be located on the third floor. Both front -load and rear -load rowhomes may either be a two bedroom with a study or a three bedroom unit. I Public lnpgt The plans reflect the latest proposal after numerous revisions were made based on staff and public input. The Petitioner held open houses in September and October of 2018 to provide the surrounding neighborhood an opportunity to give their input prior to the publi hearing process. The original proposal featured an 8 -story apartment building ("Building A 7 -story apartment building ("Building D"), and 66 rowhomes. The Petitioner reworked their proposal to address concerns raised by residents related to height, school impact, an* density. The revised concept decreased Building A's height by 2 stories and more than 20 feet, and it decreased the number of proposed rowhomes by 15% as well. I If approved, the proposed development would rank fifth in density behind Twenty West (117 units per acre), Emerson (72 units per acre), the Residences at Village Centre (62 units per acre), and 10 N. Main Street (57 units per acre). The Maple Street Lofts development has a proposed density of 48 units per acre. Staff believes the proposed density is consistent with downtown development. The public has also voiced concerns about the potential market demand for the proposal, traffic issues, economic development and Tax Increment Financing (TIF), and student impact. A market study provided by the Petitioner shows that the opportunity exists to create additional multi -family development in the northwestern Cook County submarket. Further, Homes for a Changing Region, a collaborative, forward-looking housing report sponsored in 2013 by the Metropolitan Mayors Caucus, the Chicago Metropolitan Agency for Planning, and the Metropolitan Planning,, - Council discusses the need for additional rental product in Mount Prospect. Specifically, it shows a demand for more than 1,200 additional multi -family units and 350 townhomes in the Village by 2040. Staff believes that sufficient market demand exists for the proposed number of units as no rentals have been built in downtown Mount Prospect for more than 30 years. Traffic studies show that the traffic issues in the area are largely generated by non -vehicle issues such as the presence of non - directional pedestrian push buttons blocking traffic, emergency vehicles at the Mount Prospect Police and Fire Station causing signal interruptions in the downtown, Metra trains blocking downtown train crossings, and a concentration of commuter parking spaces in the Maple Street Commuter Parking Lot. The traffic study provided shows that sufficient gap in the existing road network exists and that the proposal will not decrease levels of service. Additionally, the Village is working to resolve all of non -vehicle issues at this time. The project would generate signcant incremental property tax revenues that would not only cover the cost of P. relocation ($3 million), the Maple Street Parking Deck construction ($6 million), and the stormwater improvements ($2.17 million), but it would alst provide funds to make additional public improvements within the TIF district. These improvements could include proposed pedestrian crossings, streetscape improvements, train platform modifications, and other improvements designed to improve vehicular and pedestrian movements in the downtown. An accepted model for potential student generation suggests that the proposed redevelopment would generate 24.4 children. State TIF statutes require the Village pay all applicable school districts an annual payment for any students generated by housing developments located in the TIF district. The payment is equal to the average cost the district incurs to educate each pupil, therefore school districts are made whole for the cost of educating any students generated by this project. Zoning and Village Planning Documents The proposed redevelopment will be consistent with surrounding zoning and land uses found to the north and west. The Subject Property borders the B-5 Central Commercial District to the west and an R-3 Low Density Residential PUD across the railroad tracks t t the north. A B -5C Central Commercial Core PUD is kitty-corner from the development across the railroad tracks as well. Townhomes border the project to the west and a high-density multi -family development exists on the block immediately east of the Subject Propert The proposal is consistent with Village long range plans and the Village's Strategic Plan. The Village's Downtown Implementation Plani recommended a multi -building redevelopment proposal consisting of several apartment buildings, a parking deck, and a mixed use https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/4 4/17/2020 BoardDocs® Pro building at the corner of Prospect Avenue and Maple Street as one option for the redevelopment of this property. The Village's Comprehensive Plan, adopted in 2017, calls for the property to be part of the downtown and to allow for a mix of uses on site. The Subject Property's redevelopment is listed as a top priority in the Village's Strategic Plan. Additionally, the attached plans include a market study submitted by the petitioner, which discusses the demand for rental apartments within the Northwest Cook County submarket. Iim 1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts"; 2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit Development Maple Street Lofts; 3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development Maple Street Lofts; and A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one hundred ninety-two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network consisting of Elm Street, Dawson Drive, Elm Court, and twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval: a. Submittal of a landscape, irrigation, and photometric plan that comply with TF,'iflage b . Compliance with all applicable development, fire, building, and other Village Codes and regulations; st c. Development of the site in general conformance with the site plan prepared by The Lakota Group dated March 1 2019; d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10'x 12') may be constructed on each of the proposed thirteen (13) •' •r• rowhome units; e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10') from Prospect Avenue and Lincoln Street shall run the length of the eastern property line; f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall privacy fence section that is consistent with the fencing along the eastern property line between each unit; g. Development of Building A in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22 nd ) 2019; except that the plans shall be modified by the Petitioner so that the proposed horizontal fiber cement material be made out of metal; h. Development of Building D in general conformance with the elevation and floor plans prepared by 222 Architects dated February 22 nd '2019 o ' except that the plans shall be modified by the Petitioner so that the proposed vertical fiber cement matebe rial made•f metal; a. Development of the rowhomes in general conformance with the elevations prepared by Lessard Design dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16 th , 2019; j. Development of the Maple Street Parking Deck in general conformance with the elevations prepared by 222 Architects dated January 22 nd ) 2019; and k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit owner's association documents for staff review and approval. The document must address long-term site maintenance, including snow lippi I � 1111 �11 1 In=gom Staff Recommendation Staff is supportive of the proposed plat, zoning map amendments, and conditional use requests. The proposed amendments are consistent with the trend of development in the general area. Several multi -story apartment buildings are located to the north, west, and east of the Subject Property and attached single family uses exist to the west. Properties located to the north are zoned B5 Central Commercial and B5 Central Commercial Core and the property borders the Metra tracks to the north. The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant with little or no landscaping and a paved commuter parking lot. The proposed development adds a development of attractive, high-value, and well -landscaped mixed-use apartment buildings and attached single-family dwelling units to the downtown area. The development will have a positive effect on nearby properties, support businesses, and stimulate investment in the general area. The increased landscape and proposed stormwater system will greatly improve current drainage conditions for the site. Village staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the plat, zoning map amendment, and conditional use requests, subject to the conditions noted above. ■ https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/4 4/17/2020 BoardDocs® Pro Administrative Content.pdf (6,518 KB) Plans-pdf , 136 KB) Public , Administrative Content Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/4