Requested Action
1. PUD approval to allow a 154-unit multi-family residential building with ground floor/basement commercial spaces.
2. Land Use Variation to allow principal use to be residential in the B-5 District.
Variations Required
1. Variation to Chapter 28 of the Municipal Code, Section 5.1-14.1, to allow a minimum lot size of 43,580 square feet where code requires a minimum lot size of 47,000 square feet.
2. Variation to Chapter 28 of the Municipal Code, Section 10.7, to allow one 10’ x 35’ loading berth where two are required.
RECOMMENDATION
The Staff Development Committee reviewed the proposed PUD to allow a 154-unit multi-family residential building with ground floor/basement commercial spaces, and a Land Use Variation to allow a principal use to be residential in the B-5 District, and the following Variations from Chapter 28 of the Municipal Code:
1. Variation to Chapter 28 of the Municipal Code, Section 5.1-14.1, to allow a minimum lot size of 43,580 square feet where code requires a minimum lot size of 47,000 square feet.
2. Variation to Chapter 28 of the Municipal Code, Section 10.7, to allow one 10’ x 35’ loading berth where two are required.
The Staff Development Committee is generally supportive of the effort to redevelop this property and requests the petitioner to address the following as they proceed through the Plan Commission review process:
1. The petitioner shall provide written justification to the following hardship criteria for each variation requested:
• The proposed use will not alter the essential character of the locality and will be compatible with existing uses and zoning of nearby property.
• The plight of the owner is due to unique circumstances, which may include the length of time the subject property has been vacant as zoned.
• The proposed variation is in harmony with the spirit and intent of this Chapter.
• The variance requested is the minimum variance necessary to allow reasonable use of the property.
2. Special Use Permit approval (or SUP Waiver approval if eligible) is required for any future restaurant on the subject property.
3. The petitioner should provide a “Existing” cross section showing the St. James street with the residential structures on the north and the existing office buildings on the south. Additionally, a “Proposed” cross section should be provided for review of the bulk and mass of the proposed structure in relation to its neighbors.
4. The petitioner shall coordinate with neighboring property owners to the east and west relating to possible concerns of impacts.
5. Prior to appearing before the Plan Commission, the petitioner shall hold a neighborhood meeting to introduce the project to the surrounding property owners and obtain early input from the residential neighborhood.
6. The petitioner shall provide a traffic and parking study by a certified traffic engineer that assesses access (location, design, and Level of Service), on-site circulation, trip generation and distribution, and parking. The study shall analyze existing parking and circulation on the shared access aisle, as well as provide details on how parking will be managed and shared/allocated amongst the different tenants on the subject property.
7. The petitioner shall provide a market analysis to show market demand for the multi-family housing development of this type at this location.
8. Preliminary engineering plans are required and onsite stormwater detention shall be designed to conform to MWRD and Village standards. Preliminary engineering plans must include a fire truck turning exhibit and a photometric plan.
9. Sidewalks along St. James and Eastman shall be removed and replaced. A water main must be extended along St. James.
10. A traffic and parking study by a certified traffic engineer that assesses access (location, design, and Level of Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets shall be required. The study shall analyze parking along the shared drive aisle and how the proposed development could impact the development to the west. The plan shall provide detailed information on how parking will be managed and shared/allocated amongst the different users on the subject property.
11. The petitioner shall evaluate access to the loading zone and provide details on move-ins/refuse collection, and deliveries.
12. A Design Commission application will be required for architectural review of proposed buildings.
13. The petitioner must provide an Affordable Housing Plan as part of their Plan Commission application and an appearance before the Housing Commission shall be required. Onsite affordable housing shall be provided pursuant to the Village’s Inclusionary Housing Ordinance.
14. Impact Fees shall be required in accordance with Chapter 29 of the Municipal Code.
15. The petitioner shall comply with all Federal, State, and Village Codes, Regulations, and Policies.
16. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review.