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File #: 19-708    Version: 1
Type: Public Hearing Status: Agenda Ready
File created: 7/9/2019 In control: Planning and Zoning Commission
On agenda: 7/17/2019 Final action:
Title: Conduct the public hearing for Lincoln at CityGate Centre located at the northeast corner of CityGate Lane and Westings Avenue, Naperville, PZC 19-1-020 (Item 1 of 3)
Attachments: 1. 1. Petition - Revised, 2. 2. Legal Description, 3. 3. Preliminary Subdivision Plat, 4. 4. PUD Plat, 5. 5. Open Space, 6. 6. Site and Pavement Plan, 7. 7. Landscape Plan, 8. 8. Exterior Elevations, 9. 9. Exterior Materials, 10. 10. Level 1 Floor Plan, 11. 11. Level 2 Floor Plan, 12. 12. Level 5 Floor Plan, 13. 13. Perspective Views, 14. 14. Guest Parking, 15. 15. Vacation Plat, 16. 16. Location Map, 17. 17. Traffic and Parking Study, 18. 18. Lot 3 Parking Lot Exhibit

PLANNING AND ZONING COMMISSION AGENDA ITEM

 

ACTION REQUESTED:
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Conduct the public hearing for Lincoln at CityGate Centre located at the northeast corner of CityGate Lane and Westings Avenue, Naperville, PZC 19-1-020 (Item 1 of 3) 

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DEPARTMENT:                     Transportation, Engineering and Development

 

SUBMITTED BY:                     Erin Venard

 

BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 19-1-020 was published in the Daily Herald on July 1, 2019.

 

BACKGROUND:

The 5 acre subject property is located at the northeast corner of Westings Avenue and CityGate Lane and is known as Lot 2 and part of Lot 3 of CityGate Centre. The subject property is zoned OCI PUD (Office, Commercial, and Institutional District - Planned Unit Development) and is currently vacant.  The Northwest Sector Plan (1996) identifies the future land use of the subject property as Office/Research and Development.  Although a residential use was not originally contemplated on the subject property, staff finds the proposal is appropriate for the subject property given the original goal to develop the CityGate Centre as a mixed-use development, including office, hotel, retail and entertainment uses.  Staff finds the proposed residential use complimentary to the intended mixed-use nature of the campus. 

 

The petitioner, CityGate Centre Ventures LLC, proposes to construct a 285 unit multi-family building with 38,000 square foot roof level event center on the subject property. As a part of the development request, the petitioner requests the following: a major change to the PUD and revised PUD plat with deviations to increase the building height and to reduce the number of parking spaces and lot area; a preliminary plat of subdivision including a deviation from the 30’ platted setback along Westings Avenue; a conditional use to permit multi-family dwelling units; and, a variance to reduce the required amount of masonry on the building.

 

DISCUSSION:

Major Change to the PUD & Preliminary PUD Plat

The subject property is part of the CityGate Centre PUD. The petitioner requests a conditional use to permit multi-family dwelling units, as well as deviations from the Municipal Code requirements for building height, number of parking spaces, and lot area.  Per Section 6-4-6:1 (Changes to Final Planned Unit Development: Major Change), the conditional use and deviations trigger the requirement that a major change to the PUD is processed. 

 

The petitioner proposes to construct a 285 unit multi-family rental unit building with 38,000 square foot roof level event center on the subject property. The event center will be owned by the Calamos Group (owner of Hotel Arista and other CityGate buildings) and will provide additional banquet space for the campus.  An enclosed second story pedestrian walkway will connect the proposed building with the CityGate Centre campus to the north.  The event center will be accessed via a dedicated entrance on the first floor, as well as the second story pedestrian walkway. The building includes an interior parking deck for residents, as well as amenity spaces including a fitness center, a resident lounge, and a dog spa.  

 

Per Section 6-4-3:3 (Planned Unit Developments: Design Standards and Criteria), outdoor common areas are required in planned unit developments as a means of passive or active recreation, site amenity, environmental protection, or beautification.  Mixed use PUDs, such as the proposed, are required to provide 20% open space. The proposed development provides 29.6% open space in the form of passive green space, an outdoor pool, and a courtyard. 

 

Staff finds the proposed multi-family building and event center are complimentary to the office, hotel, retail, and restaurant uses within the existing PUD and is in support of the request for a major change.  The petitioner’s responses to the standards for amending a PUD are attached.  Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.   

 

Preliminary Plat of Subdivision & Vacation of Building Setback Line

In order to consolidate a portion of Lot 3 into Lot 2, the petitioner requests approval of a preliminary plat of resubdivision for Lots 2 & 3 of CityGate Centre.  Staff finds that the proposed preliminary plat of subdivision for the resubdivision of Lots 2 & 3 of CityGate Centre meets all technical requirements for approval. As a part of the subdivision approval, the petitioner requests a deviation to vacate the 30’ platted setback line along Westings Avenue. It should be noted that the petitioner’s requests related to the subdivision are not reviewed by the Planning and Zoning Commission.  Information on the preliminary plat of subdivision and the vacation of the building line is provided for reference; the requests will be heard by City Council at a subsequent meeting date.

 

Conditional Use for Multi-Family Dwellings Units

The petitioner requests approval of a conditional use to permit multi-family dwelling units in OCI pursuant to Section 6-7F-3 (OCI District: Conditional Uses). The proposed 482,358 square foot building is 5 stories tall with residential units on the first 4 floors and the event center on the 5th floor. The building includes 285 rental apartments consisting of 20 studios, 179 1-bedrooms, and 86 2-bedrooms.  An interior parking deck provides 429 dedicated resident parking spaces; an additional 36 guest parking spaces are located in an exterior surface lot adjacent to the building.

 

The CityGate campus currently features office, hotel, retail, and restaurant uses. The proposed building provides a residential element consistent with a mixed use campus.  The petitioner’s responses to the standards for granting a conditional use are attached.  Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission. 

Height Deviation

The petitioner requests a deviation from Section 6-7F-8 (OCI District: Height Limitations/Bulk Regulations) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH7BUDI_ARTFOCOFCOINDI> to allow an increase in the maximum building height.  Per Code, the maximum height for a building with a residential component in OCI is 43’.  The proposed building is 77’2” (at its highest point) as measured from grade to the top of the event center and exceeds the maximum height requirement by 34’2”.  Only a portion of the building includes the 5th floor event space; the majority of the building is 4 stories and 58’2” in height.  

 

Staff finds the proposed building height is consistent with existing buildings in the CityGate Campus, including the adjacent 7 story office building, 12 story hotel building and 5 story parking deck. The petitioner’s responses to the standards for granting a deviation to the PUD are attached.  Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission. 

 

Lot Area Deviation

The petitioner requests a deviation from Section 6-7F-5 (OCI District: Area Requirement) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH7BUDI_ARTFOCOFCOINDI_6-7F-5ARRE> to reduce the required lot area for multi-family dwelling units.  Per Code, the lot area for a structure consisting of multi-family dwellings shall not be less than the number of dwelling units times 2,600 sq. ft. [of lot area].   This code requirement is not intended to impose a minimum interior/livable square footage requirement for each residential unit proposed.  Rather, the lot area requirement is used a means of controlling density, as well as the bulk of the building. Inversely applied, this calculation establishes the maximum number of units that are permitted per acre (1 acre or 43,560 sq.ft. of land divided by 2,600 sq.ft. of land required per unit = 16.75 units/acre). 

 

The proposed development consists of 285 units on approximately 220,414 square feet of lot area, which equates to approximately 773.4 square feet per dwelling unit

220,414 sq.ft. or 5.06 acres (Lot Area) /

285 (No. Units)

773.4 sq. ft. of lot area per unit (or 57 units/acre)

Based on the Code requirement, the petitioner would be permitted to construct 85 units on the 220,414 square foot subject property.  

 

As noted above, the purpose of the lot area requirement is to control density and building mass. The existing buildings on campus contain office, hotel, retail and restaurant use; the proposed building will be the only residential use on the campus.  While the lot area is exceeded on the 5 acre subject property, the requirement is met on the overall 19 acre CityGate/Calamos campus.  Staff finds the proposed building mass is comparable to the existing campus and that the proposed building complies with OCI setbacks and floor area ratio (FAR). The petitioner’s responses to the standards for granting a deviation to the PUD are attached.  Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission. 

 

 

 

Parking Deviation

The petitioner also requests a deviation from Section 6-9-3:1 (Off-Street Parking Facilities: Residential Uses) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH9OFSTPA_6-9-3SCOFSTPARE> to reduce the required number of parking spaces. Per Code, multi-family buildings require 2 parking spaces, as well as 0.25 designated guest parking spaces, per dwelling unit.  The proposed 285 unit building is required to provide 570 parking spaces for residents and 72 designated spaces for guests for a total of 642 parking spaces.  The petitioner is providing 429 residential spaces and 36 designated guest spaces for a total of 465 spaces, 177 spaces less than required by Code.  The event center will be owned and operated by Calamos Group and its parking will be accommodated in the proposed surface parking lot.

 

In order to support the deviation request, the petitioner submitted a parking study which included data from industry standards publications, similarly sized apartment communities, and the U.S. Census Bureau.  Data from industry publications found the average peak parking demand ratio for mid-rise apartment buildings is 1.31 spaces per unit and 0.75 spaces per bedroom and the 85th percentile demand ratio is 1.47 spaces per unit and 0.87 spaces per bedroom. Data collected from 10 similar rental apartment communities showed the average parking supply ratio was 1.65 spaces per unit and 1.14 spaces per bedroom.  The petitioner is proposing a parking supply of 1.63 spaces per unit or 1.25 spaces per bedroom. 

 

The parking study also included data from the U.S. Census Bureau which found that approximately 70% of renters have 1 car or no car, while 28% have 2 cars.  The proposed building contains 285 units (70% studio/1 bedrooms and 30% 2 bedrooms).  Utilizing the ratios from the Census Bureau Data, 378 parking spaces will be sufficient to serve the building. The petitioner is proposing to provide 465 parking spaces. 

 

Staff finds the data provided in the parking study indicates that the proposed 465 parking space supply is sufficient and is in support of the deviation request subject to the following condition:

In the event that the parking needs cannot be accommodated within the proposed parking supply on the Subject Property, the Petitioner and Owner shall take measures, such as constructing additional parking spaces or establishing an overflow parking location off-site, as necessary, to meet the parking demands of the Subject Property, subject to review and approval by the Zoning Administrator.

The petitioner’s responses to the standards for granting a deviation to the PUD are attached.  Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission. 

 

As noted above, the petitioner is proposing an accessory 38,000 square foot event center.  The parking for the event center will be accommodated in a 380 space surface lot located on the remainder of Lot 3. 

 

Elevations & Masonry Variance

The proposed 5 story, 482,358 square foot building features exterior materials including fiber cement siding, metal panel, composite wood cladding, and glass.  The majority of the residential portion of the building is comprised of fiber cement siding, while the 5th story event center is comprised mostly of metal panel. 

 

Section 5-2C-3 (Exterior Wall Construction) of the Municipal Code states that a minimum of 50% of the exterior wall construction for all multiple-family buildings shall be constructed of solid masonry, face brick, manufactured concrete stone veneer (1½” thickness) set individually into mortar bed, or other masonry products as approved by the City Council. The petitioner is proposing to construct a multi-family building and associated roof level event center with approximately 5% masonry materials. The balance of the building utilizes a variety of materials, including fiber cement siding, metal panel, composite wood cladding, and glass. These materials are not considered masonry, brick, or stone and do not comply with Section 5-2C-3 (Exterior Wall Construction). 

 

A variance to Section 5-2C-3 falls under the purview of the Building Review Board and was reviewed by the BRB on June 19, 2019. BRB found that the proposed building materials were durable in nature and met the intent of the ordinance to improve the appearance of multi-family developments and maintain long-term property values through the use of high quality building materials.  Staff finds that the proposed building materials, such as glass and metal panel, as well as the color palette tie into the existing CityGate Campus providing a cohesive look. Information on the building materials variance is provided for reference; the requests will be heard by City Council at a subsequent meeting date.

 

Key Takeaways

                     The petitioner is requesting a major change to approve a revised PUD plat with deviations to increase the building height and to reduce the required parking and lot area. 

                     The petitioner also requests a conditional use to permit multi-family dwelling units in OCI.

                     Staff is supportive of the requests, finding that the proposed building will facilitate a mixed-use campus.

 

Related Items

The following agenda items are related to PZC 19-1-020:

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                     Consider a major change to the CityGate Centre Planned Unit Development and approval of a revised PUD plat with deviations to increase the permitted height, to reduce the required number of parking spaces, and to reduce the required lot area at the subject property located at the northeast corner of CityGate Lane and Westings Avenue - PZC 19-1-020 (Item 2 of 3)

                     Consider a conditional use for multi-family dwelling units for the property located at the northeast corner of CityGate Lane and Westings Avenue - PZC 19-1-020 (Item 3 of 3)