Submitted By
Plan Commission, through Tammie Grossman, Director, Development Customer Services
Reviewed By
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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 Six Story Multiple-Family Residential Building Consisting of 84 Dwelling Units, an Automated Teller Machine (“ATM”) and Parking on the Ground Floor at the Property Located at 835 Lake Street
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Overview
Overview
The request is approval of a Planned Development for a six (6) story residential development with ATM and parking on the ground floor consisting of 84 rental dwelling units and 88 parking spaces with the following allowances: Increase in density, Increase in height, a reduction in the rear yard setback, a reduction in the west side yard setback, and an increase in building coverage.
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Recommendation
Recommendation
The Plan Commission recommends approval of the proposed planned development.
Body
Staff Recommendation
Staff supports the Plan Commission’s recommendation.
Fiscal Impact
N/A.
Background
The subject site is within the R7-Multiple Family Zoning District located on the south side of Lake Street mid-block between Oak Park Avenue and Kenilworth Avenue. The proposed structure will replace the existing one-story commercial bank drive-through building at 835 Lake Street. This proposed structure’s facade will be mainly brick and glass and has been reviewed by Wight and Company (the Village’s architectural design consultant) who worked with the architect during the design process. Their review has been provided. It was also 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, health and refuse/recycling). This property is located within a historic district and within 250 feet of a local landmark-Unity Temple (also a World Heritage site), therefore the Historic Preservation Commission reviewed the proposal in an advisory capacity. The HPC has provided a written memorandum.
The applicant is required to adhere to the Inclusionary Housing Ordinance requirements. Since the development is over 25 dwelling units and is located near transit, it is required to provide 10 % of the total number of dwelling units as affordable. An option is to donate $100,000 per required affordable housing unit to the Village’s Affordable Housing Fund. The developer is proposing 84 dwelling units. Rounded up, this would equate to nine (9) units for a total donation of $900,000. The Applicant is also proposing to donate an additional $100,000 as a compensating benefit, totaling $1,000,000 toward the Village’s fund.
The proposed development mainly affects three recommendation chapters (touches on others) within the Comprehensive Plan. The chapters affected are as follows: 4.) Land Use & Built Environment, 7.) Neighborhoods, Housing and Diversity, and 13.) Environmental Sustainability. The Comprehensive Plan establishes goals and objectives which set the standards for development. The Plan discusses the idea of strengthening the overall quality of the community. The proposed development fits the goals and objectives of the Comprehensive Plan.
Since sustainably is increasingly important, the proposed structure will be utilizing the LEED (Leadership in Energy and Environmental Design) rating system. The proposed structure will be required to achieve the minimum points necessary to be certified LEED Silver and will be registered with the USGBC reviewing agency. The applicant will provide a checklist of those sustainable items that will be incorporated into the structure.
The proposed development touches on key principles which help in the advancement of Oak Park’s vision. The proposed use is specifically identified for multiple-family housing within a TOD (Transit Oriented Development) Housing Focus Development Area. Therefore, it does fit well within the land use category identified on the Future Land Use Plan for multi-story, multiple-family structures along Lake Street.
The Comprehensive Plan recognizes the need for integration and diversity relative to housing. While the proposed development will not offer affordable housing units within the structure, the developer will substantially contribute to the affordable housing fund. The affordable housing funds will be used within the Village of Oak Park to advance the community’s affordable housing vision as need and/or programs arise.
The Applicant will also be providing the following compensating benefits:
1. The removal of two driveways and curb cuts on Lake Street and construction of curbs, gutters and other public improvements related to the reconstruction in the public right of way as a result of the driveways.
2. The removal and replacement of the public walk along the entire North property line along Lake Street.
3. The addition of three (3) parking spaces along Lake Street as a result of the removal of two driveways as noted in Item 1.
4. The donation of sixteen (16) parking spaces in Lot 96 located at 822 North Boulevard for a period of five (5) years. At the expiration of the five-year period, the Applicant shall assess the parking needs of the Building, and in coordination with Village of Oak Park Staff, determine the allocation of parking on this Lot. The Applicant’s estimate of value for this donation is $70,400 See Exhibit S for the calculation of value
5. The provision of an easement for the benefit of the 815 Lake Street Condominium Association and its residents along the East property line.
6. Construction of a concrete walkway from Lake Street to the rear of the building for use by the residents at 815 Lake Street so as to access their west facing stairs and decks. It should be noted that the stairs cited in this Item are the second means of egress for the west facing units at the 815 Lake Street Condominium.
7. A Private Tree Restitution payment for the removal of existing trees located on site required to accommodate the proposed building. Per the Private Tree Restitution Report prepared by the Forestry Department this payment will total $15,951.68. See Exhibit X. (NOTE:: This is a requirement of the Tree Conservation section in the Zoning Ordinance)
8. An additional monetary donation to the Village’s Affordable Housing Fund of $100,000.
9. Public Art-TBD.
Alternatives
Deny the Application.
Approve the Application with additional modifications.
Previous Board Action
N/A.
Citizen Advisory Commission Action
The Plan Commission recommends approval of this application with a 5-2 vote. The Plan Commission heard from one cross-examiner who was concerned with traffic congestion in and around North Boulevard and the east-west alley south of the project site. Another concern was regarding the use and maintenance of the lot used for access to the development located between the east-west alley and North Boulevard. There were three persons in attendance for public testimony. Two represented the condominium association adjacently west of the development site. Both indicated they were pleased with the negotiations between them and the developer, while also recognizing there loses such as sunlight, parking spaces, and privacy. The third person to provide public testimony was the same person who cross-examined the Applicant. This person operates a business along North Boulevard. The same concerns were raised regarding traffic and parking / use of the abutting parking lot.
The Plan Commission indicated that they had no concerns with the land use aspect of the development and supported the allowances. They also indicated that they felt the request by the Condominium Association to the west regarding adding security gates at either end of the private walkway should be supported. The Applicant indicated their willingness to provide the security gates. The main discussion by the Plan Commission was regarding the architecture of the building. Wight and Co. provided their review and the Historic Preservation Commission provided their review; both supporting the proposed architecture. Some Plan Commissioners felt that the design was not compatible in the historic area. Some did not support the color pallet or was not partial to the front façade design. They asked if the Applicant was willing to make changes and return. The Applicant asked that they vote on what was presented.
Anticipated Future Actions/Commitments
N/A.
Intergovernmental Cooperation Opportunities
Zoning and land use matters are unique to Village government within the corporate limits of Oak Park and therefore, intergovernmental cooperation opportunities do not exist.