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of Planning & Development La Grange Place Overview Site Plan Introduction Executive Summary Narrative Summary
of Proposal

• Introduction
• Major Goals of the Project
• Assembling the Property
• Intergovernmental Agreement - Land Exchange - Traffic Improvements
• Requested Zoning Changes
• Discussion of standards
  to support text amendment to zoning
• BNSF Subarea Compliance
• Economic Case for the Project
• Discussion of Planned Development Standards
• Standards for All Planned Developments
• Additional Standards for Excellence in Design that justify modifications to allow increases in the density of Planned Developments
• Environmental Stewardship

Site Survey & Illustrations

Discussion of standards to support text amendment to zoning

Existing uses and zoning of properties in the vicinity:

The La Grange Road/Ogden Avenue intersection forms the core of the Village's C-3 district. The properties immediately to the south, west and north of the Project are zoned C-3. As one moves away from the intersection, on the south side of Ogden Avenue, the Beacon Place Condominiums are in the R-8 district; and, north of Shawmut, along La Grange Avenue, the C-3 district is succeeded by the R-8 district to the north boundary of the Village.

Trend of development in the vicinity:

South of the La Grange Road/Ogden Avenue intersection, there has been significant retail development in connection with the Triangle Redevelopment Project, including such stores as Corner Bakery, Trader Joe's, Caribou Coffee, and Baja Fresh. The Beacon Place Condominiums located on Beacon Hill Road were built in 2001. The downtown has experienced new transit-oriented condominium and retail projects as detailed in the Village's Comprehensive Plan and BNSF Corridor Subarea Plan (the "BNSF Subarea Plan"), dated May 9, 2005.

Adverse impact on value of Property from existing zoning:

The Property is currently zoned within two classifications (OS and C-3) and thus is not capable of being redeveloped under a unified plan. The existing zoning simply follows the historical land use pattern, but this pattern now blocks the successful redevelopment of the entire site. The entire Property is not suitable simply as retail development, given the setbacks for interior portions of the site, lack of visibility, and other site constraints. The long-range land use map in the BNSF Subarea Plan acknowledges these factors when it envisioned part of the site as BNSF core commercial and part as high density multifamily.

The C-3 district allows, as a special use, a multiple family planned development. However, a multiple family planned development sets forth these limitations:

• Minimum lot area, even if modified by Section 14-508 of the Zoning Ordinance, cannot be less than 1,000 square feet per dwelling unit; and
• Total lot coverage may not exceed 70%.

One difficulty in fostering a mixed-use development stems from providing sufficient surface and convenience parking to support the retail user. This objective is often at odds with the open space goals of a residential planned development. Higher density residential development provides a greater consumer base to support nearby businesses and offsets the cost of expensive solutions such as underground parking. Without adjustment of the C-3 district provisions, a mixed-use project with retail and residential components is not feasible on the site. Additionally, the minimum lot area per unit is sometimes misleading when differences in number of bedrooms and unit size are not factored into the restriction. An apartment development typically results in fewer bedrooms and smaller units than a condominium project. As a result, the minimum area per unit requirement does not take these differences into account. Without an adjustment to the C-3 regulations, the plan we have put forward—the land acquisition from the Park District, the dedication to re-open Shawmut Avenue, the new circulation linkages to Gordon Park, the underground parking and creation of open space amenities and unified site planning—all of these will be much less likely to occur.

Presence or absence of offsetting benefit if existing zoning is retained:

There is no offsetting benefit to retaining the current C-3 regulations—rather, they hinder the transformation of the site into a transit-supportive, mixed-use development.

Suitability of use with existing zoning:

Part of the site is suitable for use in the C-3 district, but its potential for a higher density multi-family and mixed-use development under one ownership and a unified plan is limited.

Lack of development—length of time property has remained vacant:

This measure (of time on the market) is not directly relevant because the use of the site has been under a single owner (YMCA) for many years or restricted for open space uses. When the YMCA Parcel was offered for sale, the development community was interested primarily because of the inferred possibility of a more modem mixed-use development—again assuming changes to the C-3 district to authorize a more intensified use.

Community need for proposed use:

This subject is the key question concerning the advisability of changing the C-3 district and encouraging the Project. The answer lies in many of the findings and recommendations of the BNSF Subarea Plan. The long-range land use plan for the Property is a combination of the BNSF Commercial and High Density Residential categories, for the other use category.