Title/Name/Summary
Southwest Highway Mixed Use Development
History
The petitioner, Bob Hansen, is proposing to construct a 4-story mixed-use building (Southwest Highway Mixed Use Development) consisting of 4,798 square feet of retail and parking on the first floor and 22 residential units on floors 2-4, located at the northeast corner of Union Street and Southwest Highway. Variances are requested for the rear yard setback and the parking lot setback. This is the first mixed-use project coming in under the newly revised Village Center District Code and will be located across the street from the Main Street Triangle project.
On August 28, 2007 the Plan Commission moved 5-0 to recommend to the Village Board approval of the preliminary site plan titled ‘Proposed Site Plan - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 05-31-06, most recent revision 06-29-07, sheet SP-1a and SP-1b and the building elevations titled ‘Proposed Elevations - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 09-05-06, most recent revision 06-29-07, sheet EL-1, subject to the following conditions:
1) That the petitioner revise the building elevations to meet Code height requirements or apply for a variance.
2) That the petitioner revise the parking structure masonry wall that runs parallel to the north property line in order to minimize the visual impact on the adjacent residence.
3) That the petitioner revise the site plan to correctly label the impervious surface percentage at grade.
4) That the petitioner add bike racks to the site plan per code.
5) That any required right of way dedications along 143rd or Southwest Highway are dedicated for future improvements per McDonough’s engineering design.
6) That the petitioner apply and pay fees for a subdivision to consolidate the multiple lots of the project before the Committee Meeting.
7) That the petitioner provide a section or sketch the better illustrates the sidewalk and grading condition adjacent to the parking lot along Union Avenue before the Committee meeting.
8) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
9) That all final engineering related items are met.
And
Moved to recommend to the Village Board approval of the requested Variance to reduce the parking lot setback along Union Avenue from 10’ to 5’ and to reduce the rear yard setback from 30’ to 10’, subject to the same conditions as highlighted in the preliminary site plan motion.
DISCUSSION
After the Plan Commission meeting, the petitioner revised the building elevations to meet Code height requirements. The elevations were reviewed and approved by the Building Department but the petitioner did not submit the correct number of copies to be distributed to the Committee. The petitioner also had not submitted any drawings that address the parking structure masonry wall along the north property line or that address the sidewalk grade condition at the parking lot along Union Avenue. The site plan is labeled as having 78% impervious surface (22% pervious) but our engineering review confirmed that the site is 79% impervious (21% pervious). Both are within code requirements but the site plan should be revised to include the actual number. In addition, the fees and application for consolidating the multiple lots had not been submitted. The Committee motion therefore included a condition to submit these missing items by September 25, 2007 so the petition would be complete before going to the Village Board.
On September 24, 2007, the Development Services and Planning Committee moved 2-0 to recommend to the Village Board approval of the preliminary site plan titled ‘Proposed Site Plan - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 05-31-06, most recent revision 06-29-07, sheet SP-1a and SP-1b and the building elevations titled ‘Proposed Elevations - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 09-05-06, most recent revision 06-29-07, sheet EL-1, subject to the following conditions:
1) That the petitioner submit drawings showing the revised building height by Tuesday, September 25, 2007.
2) That the petitioner revise the parking structure masonry wall that runs parallel to the north property line in order to minimize the visual impact on the adjacent residence by Tuesday, September 25, 2007.
3) That the petitioner revise the site plan to correctly label the impervious surface percentage at grade.
4) That the petitioner add bike racks to the site plan per code.
5) That any required right of way dedications along 143rd or Southwest Highway are dedicated for future improvements per McDonough’s engineering design
6) That the petitioner apply and pay fees for a subdivision to consolidate the multiple lots of the project by Tuesday, September 25, 2007.
7) That the petitioner provide a section or sketch the better illustrates the sidewalk and grading condition adjacent to the parking lot along Union Avenue by Tuesday, September 25, 2007.
8) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
9) That all final engineering related items are met.
And
Moved to recommend to the Village Board approval of the requested Variance to reduce the parking lot setback along Union Avenue from 10’ to 5’ and to reduce the rear yard setback from 30’ to 10’, subject to the same conditions as highlighted in the preliminary site plan motion.
DISCUSSION
The Development Services Committee motion included a number of very specific conditions that were time sensitive. The petitioner has met all of these conditions. Specifically, by September 25, 2007 the Village had received revised building elevations reflecting a height meeting Code requirements and a redesigned parking structure masonry wall, an exhibit showing the grade change between the sidewalk and parking lot along Union Avenue and the application and fees for the subdivision consolidation.
The revised building elevations have not changed in design from the Plan Commission or Committee meetings. Slight modifications have been made on the roof structure to bring the building height within Code requirements. These elevations have been reviewed by the building department and will be re-reviewed when the building comes in for permit review.
The new building elevations also include an improved design for the masonry wall along the north side of the property. The wall presented in previous submittals consisted only of ‘cut stone masonry’ and had a rather bland appearance. Because this wall is adjacent to an existing single family home, and is located in an area that is typically a setback, the design is of critical importance. The petitioner has introduced a decorative railing and column feature along the wall which helps break up the monotony and increases the transparency of the structure. It should be noted that the location and width of the columns may change in order to maximize the ability to plant large trees on the roof deck structure. In addition, extensive landscaping will be required in front of this wall.
The petitioner also submitted a sketch showing three sections along Union Avenue, detailing the relationship between the sidewalk and the adjacent parking lot. These sections better illustrate the proposed grade change in this area and show how the cars will be somewhat ‘hidden’ from the street. In addition, the drawings show the parking lot setback variance requested and how it will be treated with a decorative railing and landscaping.
The Committee expressed some concern regarding the placement of the building in respect to future right of way needs for Southwest Highway and 143rd Street. In addition, confirmation that the correct 143rd right of way was being used on the plan was a condition of Plan Commission and Committee approval. The Village Engineer and the Village’s consulting engineer have confirmed that the right of ways shown on the plan are the most recent and accurate. 143rd is proposed to be reconstructed into a five-lane configuration that fits within the existing right of way. Southwest Highway is proposed to be reconstructed to three lanes but no additional right of way has been requested. Even if a firelane widening were necessary on Southwest Highway, it could be accommodated within the existing right of way. Since this is a threeway intersection, a fire lane cross section would allow for two turn lanes in lieu of the standard turn lane and thru lane.
A revised site plan has also been submitted that accurately shows a bike rack but still shows a lot coverage number different than the number calculated through the preliminary engineering process. The final engineering review will ensure that this project does not exceed impervious surface requirements.
This is now before the Village Board for consideration.
Recommended Action/Motion
I move to approve the preliminary site plan titled ‘Proposed Site Plan - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 05-31-06, most recent revision 09-27-07, sheet SP-1a and SP-1b and the building elevations titled ‘Proposed Elevations - Southwest Mixed-Use Facility,’ prepared by Arete 3, Ltd., job number 03154, dated 09-05-06, most recent revision 09-27-07, sheet EL-1, subject to the following conditions:
1) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
2) That all final engineering related items are met.
and
I move to approve the requested Variance to reduce the parking lot setback along Union Avenue from 10’ to 5’ and to reduce the rear yard setback from 30’ to 10’, subject to the same conditions as highlighted in the preliminary site plan motion.