Submitted By
Plan Commission through Tammie Grossman, Development Customer Services Director
Reviewed By
A.M. Zayyad
Agenda Item Title
Title
Concur with the Plan Commission’s Recommendation and Adopt an Ordinance Granting a Special Use Permit for a Major Planned Development Containing a Five-Story Mixed Use Building Consisting of Residential Dwelling Units, Commercial Space and Parking at the Property Located at 839 Madison Street
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Overview
Overview
The Applicant, Oak Park Commons Cohousing, LLC, submitted an application to request approval of a 24 dwelling unit mixed use, commercial and residential, planned development with one allowance for height within the MS - Madison Street Zoning District.
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Recommendation
Recommendation
The Plan Commission recommends unanimous approval of the application.
Body
Staff Recommendation
Staff supports the Plan Commission’s recommendation.
Fiscal Impact
N/A.
Background
The subject site is within the MS - Madison Street Zoning District located on the south side of Madison Street at Carpenter Avenue. The proposed structure will replace a vacant parcel of land previously used for accessory parking. This proposal has been reviewed by Wight and Company (the Village’s architectural design consultant) who worked with the architect during the process. Their memorandum is included in the packet of information. It has also been vetted through staff’s Project Review Team (a multiple disciplinary group consisting of representatives from the fire, police, engineering, planning, zoning, historic preservation, forestry, housing, parking, law, business, and refuse/recycling). The proposed structure’s facades will be brick on the ground floor, fiber cement panels above with a glass and steel retail storefront along Madison Street and a portion along Carpenter Avenue.
The Planned Development is a five story, mixed use building with 24 residential condominium dwelling units, ground floor parking and 920 square feet of commercial at the corner of Madison Street and Carpenter Avenue with one zoning allowance: Increased building height. Article 5, Section 5.3 Dimensional Standards, Table5-1 indicates the maximum height for the MS Zoning District is 50 feet. The applicant is proposing 58 feet 3 inches which allows a fifth floor. However, the fifth floor is setback from the residential neighborhood. The fifth floor covers about 75% of the building with about 25% open courtyard space intended for outdoor use and resident gardens toward the rear of the building.
The Applicant is proposing to use the NGBS (National Green Building Standard) sustainability rating system meeting enough points for a Silver level. This is an acceptable rating system and has been approved with other applications. The Silver level is one level above their base level of Bronze.
The Applicant is proposing the following Public Benefits:
Compensating Benefits: The applicant will provide the Village a 3-foot-deep easement along the full width of the building facing Madison Street in order to provide a wider sidewalk for pedestrians. The Madison Street Corridor Plan recommended this setback which was codified in the Zoning Ordinance as the profile of Madison Street is much narrower at this location than that of the corridor between Oak Park Avenue and Austin Boulevard.
Village Improvements: The applicant will replace the public sidewalks along Madison Street and Carpenter Avenue. The applicant will also resurface the abutting alley to the south with concrete to village specifications.
Public Art: The applicant will provide a mural-type public art installation on each side of the street-facing walls along Madison Street and Carpenter Avenue.
Alternatives
Deny the Application.
Approve the Application with modifications.
Previous Board Action
N/A.
Citizen Advisory Commission Action
The Plan Commission voted 6-0 in support of the application. There were no negative comments submitted. Only positive public comments were submitted and spoken at the meeting. There were no requests to cross examination of the applicant. The manager and applicant representative, Charlie Hoch introduced the proposal and introduced the team. Mr. Foster Dale, architect, presented the proposal. He reviewed the slide presentation detailing the site plan, elevations, perspectives and talked regarding the sustainability proposal. Mr. Jonathan Shack, applicant and developer, stated his involvement with the project and a bit of his development background. Mr. John Schiess, consultant, presented the responses to the standards for review. Ms. Susan Stall provided public comment in support of the application and stated the reasons for such a development. She also reviewed the challenges this project brings.
The Commission videos can be viewed at <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>
Anticipated Future Actions/Commitments
N/A.
Intergovernmental Cooperation Opportunities
Zoning and land use matters are unique to the Village government within the corporate limits of Oak Park and therefore, intergovernmental cooperation opportunities do not exist.