Title/Name/Summary
Park Station Boulevard Condominiums
History
The Colette Highlands Subdivision was approved on April 7, 2003. The subdivision included 67 single-family lots, 122 townhomes, 96 condominiums and a park. The final plan included four (4) condominium buildings with three stories of residential units above one story of parking (four total stories), approved at a height of 53'-1” to the top of the ridgeline on a parcel near the large proposed park and existing Metra Parking on the east side of the site.
In 2005, Jason Kabella approached the Village Board requesting a Special Use Amendment to change the elevations of the condominium buildings. The requested change included adding a story but not changing the overall height or unit count. Essentially the revision allowed for larger units and four stories above parking (five total stories) but within a height not to exceed 53’-1”. The original elevations included a pitched roof and the elevations with this petition included a flat roof, allowing the petitioner to get more floors within the approved overall height. The petitioner agreed to add additional foundation landscaping to soften the contrast between the proposed flat roof and the surrounding pitched roofs of the single-family homes. The Village Board approved the special use amendment in August of 2005 with a condition that the buffer between the condominiums and the single-family homes include a large amount of evergreen trees.
In 2006, the petitioner, Mike Musa, returned to the Village with revised elevations for the Colette Highlands Condos. Renamed Park Station Boulevard Condominiums, the revised elevations included the same number of floors and units in the same building footprint - but with a very different architectural style. The new elevations returned to the pitched roofs and included architectural detailing signifying a much more attractive and ‘residential looking’ building. The new building was shown at a height of 53’ to the median height of the parapet slope. This was a different height calculation than previously used but was allowed due to the definition of Building Height by the Building Department and changes in the Land Development Code to ensure consistency. The substantial improvement in the architecture of the building was seen as a change for the better and the project was approved by the Plan Commission via appearance review in July of 2006.
Mike Musa, the petitioner, is returning for another Special Use Amendment for changes to the condominium parcel of Colette Highlands. He proposes to add twenty-four (24) new condominium units to the parcel by revising the floor plan of buildings two, three and four. The building height and footprint is not proposed to change. Building one is built (per the previously approved elevations) and has 24 units (six units per floor). Buildings two, three and four are proposed to have 32 units (eight units per floor). The intensity of this petition has decreased since the first submittal, which requested an additional floor on buildings three and four, a height increase, a revised site plan, revised building elevations, a parking decrease and forty (40) additional units.
In total, the current Special Use Amendment petition includes requests to change architectural design for buildings two and three, reduce the required parking from 2.0 spaces per unit to 1.70 spaces per unit and to increase the approved density from 96 units to 120 units. The requested increase in units represents an overall Colette Highlands density increase from 5.06 units/acre to 5.48 units/acre.
At the Plan Commission meeting, the petitioner noted that many potential buyers were interested in the building but were not interested in purchasing such a large unit. The petitioner contends that increased density is required in order to continue to provide the same high-end amenities and finishes for the proposed smaller units the same as those currently installed in building one. Project density is determined by the Village Board and is guided by the Comprehensive Plan. The Village Board previously approved a density of 5.03 units per acre for the Colette Highlands Subdivision. A recent economic development and marketing study of the Village recently recommended increasing density and providing more diverse housing stock in areas near mass transit, like the Metra stations.
The attached building elevations, shown on sheet A-4.0, illustrate the requested architectural changes. Building four is proposed to be a replica of building one. Buildings two and three are very similar to the approved elevations but include a flat roof with a cornice between the balcony towers. By keeping building four the same as building one, the overall visual appearance of the four buildings will be balanced.
The only proposed change to the site plan is the addition of a fence along the west bufferyard. The fence is proposed to be 5’-6’ high and will be constructed of black aluminum to have the appearance of a wrought iron railing style fence.
The increase in units results in an increased required number of parking spaces. Village Code currently requires 2.0 spaces per unit. With the increased number of units, the condominium parcel will only provide 1.7 spaces per unit. Condominium owners are only dedicated one space on the first floor of the building. All surface parking is to be dedicated for short term and visitor use. Although not cited in the Land Development Code, lower parking ratios are often supported in projects that are within walking distance of mass transit. In addition, parking for residents guests is available in the nearby Metra parking lot.
Plan Commission
On September 9, 2008, by a vote of 5-1, the Plan Commission moved to recommend to the Village Board denial of the proposed site plan building elevations as shown on the following drawings:
Titled ‘Preliminary Site Plan Park Station Condominiums,’ prepared by the Linden Group, project number 87-06, sheet S-1 dated 08-1-08.
Titled Park Station Condominiums,’ prepared by the Linden Group, project number 87-06, sheet A-2.0 and A-2.1, dated 09-03-08.
Titled ‘Colette Highlands Condos,’ prepared by Beary Landscaping, dated 06-04-07, most recent revision 07-16-07.
Titled ‘Park Station Condominiums,’ prepared by the Linden Group, project number 87-06, sheet A-4.0 dated 09-3-08.
Titled ‘Concept Elevations,’ prepared by the Linden Group, project number 87-06, sheet A-1 dated 08-29-08.
And
On September 9, 2008, by a vote of 5-1, the Plan Commission moved to recommend to the Village Board denial of the Special Use Amendment request to increase the building height of buildings 3 and 4 from 4 stories plus 1 story of parking at 53’ to the mean height of the roof to 5 stories plus 1 story of parking at 61’8” to the mean height of the roof, increase the overall unit count from 96 to 136 and decrease the parking requirements from 2.0 stalls per unit to 1.71 stalls per unit, subject to the same conditions as outlined in the site plan and elevation motion.
Discussion
Many residents were present at the Plan Commission meeting and cited concerns that the increased density will result in units that reduce surrounding property values. Other concerns included the minimal buffer between the homes and the condominium parcel and the loss of the green courtyard between buildings two and three. The Plan Commission had concerns about the parking lot, parking decrease and the changed architectural style of the building.
The petitioner not only made significant changes to the petition since the Plan Commission meeting, but also has conducted two neighborhood meetings with Colette Highlands residents. A letter sent recently to the residents is attached for review. The plans presented at the Plan Commission have also been attached for review. The proposed project changes from Plan Commission to Committee include:
1. Removal of a previously requested new pervious paving parking lot shown between buildings two and three and a row of parking at the northwest corner of the site. The removal of this parking lot means a change in the requested parking requirement reduction from 1.94 spaces per unit to 1.7 spaces per unit. It should be noted that this parcel is close to a large Metra parking lot that is available for free on the weekends.
2. Building elevation revisions that more closely match the design of building one.
3. Removal of the green roof from Buildings two, three and four.
4. Removal of the additional foundation landscaping.
5. Addition of a wrought iron style aluminum fence to the west bufferyard.
With the removal of the parking lot and revisions to the building design, the overall appearance of the parcel is not that different than what was previously approved by the Village Board. The two remaining issues are the decision on acceptable density for the property and the decision on whether a reduced parking request is justified near a commuter train station.
This is now before the Development Services and Planning Committee for consideration.
I move to recommend to the Village Board approval of proposed site plan building elevations as shown on the site plan titled ‘Preliminary Site Plan-Park Station Condominiums,’ prepared by the Linden Group, project number 87-06, dated 08-01-08, most recent revision 09-17-08, sheet S-1, and the floor plan and elevations titled ‘Proposed 24 Unit Condominium-Park Station’ prepared by the Linden Group, project number 87-06, dated 09-16-08, sheets A-1.0 and A-4.0, subject to the following conditions:
1. The petitioner install a ‘wrought iron’ style fence along the entire length of the west bufferyard and install all of the west bufferyard landscaping when 75% of the units in Building 2 are closed (24 sold units).
2. That all building code related items are met.
And
I move to recommend to the Village Board approval of the Special Use Amendment request for Colette Highlands (Park Station Boulevard Condominiums) to increase the overall unit count from 96 to 120 and decrease the parking requirements from 2.0 stalls per unit to 1.7 stalls per unit, subject to the same conditions as outlined in the site plan and elevation motion.
Recommended Action/Motion
I move to table this item.