Discussion of Planned Development Standards

The standards for a Planned Development to be addressed are as follows:

Code and Plan Purposes

The proposed use and development will be in harmony with the general and specific purposes for which this Code was enacted and for which the regulations of the district in question were established and with the general purpose and intent of the Official Comprehensive Plan.

The Residential Area Recommendations and Policies set forth in the Comprehensive Plan states the following:

4) Housing Opportunities in the BNSF Corridor.

Consider adjustments to minimum lot size requirements in the BNSF Corridor to better utilize properties to provide varied housing opportunities.

The proposal put forward by Atlantic Realty directly responds to this challenge. The Vision for the Village stated in the Comprehensive Plan begins with the following:

A Vision for La Grange

Over the next twenty years, La Grange will remain a community with diverse housing.

The Comprehensive Plan describes the following land use planning goals:

Goal 1 - Seek to provide high quality and diverse housing options for Village residents.

  • i. Support the provision of housing of varying types, sizes and price points in appropriate locations per this Plan, to effectively serve the housing needs of all segments of the current and future La Grange population, from young families to "empty nesters" and senior citizens.
  • ii. Accommodate reasonable population growth within the Village with new "infill" housing development where appropriate.

Goal 3 - Maintain and strengthen the Village's existing commercial areas.

Goal 4 - Encourage transit supportive redevelopment within the BNSF Railroad Corridor (the "Corridor").

Goal 6 - Maintain and enhance open space and recreational opportunities within the Village.

  • i. As appropriate, cooperate with the Park and School Districts in the improvement and enhancement of existing Park and School District facilities.
  • ii. Consider the expansion of open space and recreational amenities 'contiguous to existing parks and schools, and in underserved areas of the Village, as opportunities arise.
  • iii. Cooperate with the Park District of La Grange to create a publicly accessible open space within the BNSF Railroad Corridor for community events.

The Project responds to each of these planning goals. It provides a type of housing that is needed within the community and which creates diversity in housing stock. It is especially effective at providing housing for empty nesters, commuters who work downtown, seniors and other underserved members of the community.

The infill development will help to anchor commercial and retail development located on the site and provide a further boost to the important LA Grange Road/Ogden Avenue intersection.

The location of the Project and design are clearly transit supportive.

The contemplated intergovernmental agreements and conceptual planning provided for the Park District are clear examples of intergovernmental cooperation needed to spur better improvements at Gordon Park and transform it into a more valuable community resource. The Traffic Plan provides for a new level of community access to the park and anticipates future parking and circulation improvements—some of which may also lead to shared parking and more parking for commuters. The planning of the Property as a unified site accelerates all of these trends.

No Undue Adverse Impact

The proposed use and development will not have a substantial or undue adverse effect upon adjacent property, the character of the area, or the public health, safety, and general welfare.

The Property is bounded by Ogden Avenue to the south and Gordon Park to the east. These buffers are substantial and there is no adjacent property in either direction that could be affected. To the west, there are three existing buildings on the east side of La Grange Road (north of the YMCA Parcel). These properties should benefit economically from the construction of the corner commercial building and the increase in customer awareness brought to the location. At the same time, Atlantic Realty's own commercial customers will have adequate on-site parking and will not interfere with parking or traffic movements in and around any adjoining properties. Another benefit is that the Project should increase foot traffic to these nearby properties. The overall character and condition of the area will be improved as a result of the Project, as older, outdated and vacant improvements are redeveloped into a vibrant mixed-use community.

No Interference with Surrounding Development

The proposed use and development will be constructed, arranged, and operated so as not to dominate the immediate vicinity or to interfere with the use and development of neighboring property in accordance with the applicable district regulations.

The Project is in keeping with the suggestion in the BNSF Plan for higher density residential development within a five minute walk of rail stations. At five stories high, it is properly scaled
for the site, given the site's size and prominence at the La Grange Road/Ogden Avenue intersection—while still remaining less intrusive than other recently constructed taller structures. It will support the Triangle Redevelopment Project and contribute to the goals of the BNSF corridor. The development of the entire Property under a unified plan allows for pedestrian-scaled detailing and walkways throughout the site, bicycle stands, linkages between Gordon Park and the Triangle Redevelopment Project. The larger residential buildings are stepped back on the fifth floor to reveal upper terraces and minimize bulk.

Adequate Public Facilities; Drainage

The proposed use and development will be served adequately by essential public facilities and services such as streets, public utilities, drainage structures, police and fire protection, refuse disposal, parks, libraries, and schools, or the applicant will provide adequately for such services.

Pending staff review, our design consultants know of no reason why essential public facilities will not be adequate to serve the Project. The Project will actually provide enhanced surface water runoff control via the detention facilities located in the underground garage. Currently, there is no facility to control runoff from the site.

No Traffic Congestion

The proposed use and development will not cause undue traffic congestion nor draw significant amounts of traffic through residential streets.

The traffic congestion generated by the Project will be safely handled by the Traffic Plan to be implemented. Please refer to the Traffic Impact Analysis.

No Destruction of Significant Features

The proposed use and development will not result in the destruction, loss, or damage of any natural, scenic, or historic feature of significant importance.

There are no natural, scenic or historic features of significant importance on the site.

Compliance with standards set forth in the particular provision of the Zoning Ordinance authorizing the use

The proposed use and development complies with all additional standards imposed on it by the particular provision of this Code authorizing such use.

The proposed use will be in compliance with the C-3 district regulations, as amended, and the standards for planned developments generally.