Park Ridge officials agreed last week to work with a developer who wants to carve a vacant Uptown office building into an apartment, offices and a Kilwin’s chocolates and ice cream shop.
After much debate, the City Council voted unanimously to give John O’Flaherty, owner of the property at 116 S. Prospect Ave., three weeks to narrow down the potential uses of the proposed offices.
O’Flaherty requested a mixed-use planned unit development (PUD) that would allow four possible uses of the new offices, including financial institutions, medical and dental clinics, professional services and personal services.
Aldermen debated the need for a planned unit development and expressed concern about the types of businesses that might fit under “personal services.” The Planning and Zoning Commission was divided, but recommended the proposal by a 4-3 vote.
A planned unit development allows municipalities to approve large-scale, often mixed-use projects in one ordinance, rather than addressing each project within the PUD plan separately. If Park Ridge were to approve a PUD for this project, the developer would not need to seek separate approval for each of the property uses included in the PUD.
Drew Awsumb, director of community preservation and development, said the 21,000-square-foot parcel is a “unique” building in which the first floor is split-level and office space spans deep into the rear.
“They want to take the small-office incubator type approach to the offices,” Awsumb said. “The owner and developer imagines a multi-tenant business incubator space.”
Awsumb said personal services might include a broad range of uses, such as barber shops, and would be reserved for the rear of the building away from the facade.
Council members expressed concern about a smoke and vape shop fitting into the allowable uses, and one resident asked if a psychic could lease a space.
Ald. John Moran, 1st Ward, said he appreciates the idea behind trying to develop an unusual parcel, but called the list of potential office uses “vague.”
“I would like to sharpen our pencils,” Moran said. “Some of the uses are acceptable. Others would lead to a slippery slope. Maybe we can redline what we don’t like and come up with a list of what we do like.”
Ald. Joseph Steinfels, 5th Ward, agreed.
“I appreciate the developer is trying to make something happen to fill vacant office spaces,” Steinfels said. “Maybe we can sharpen our pencils and come up with a list.”
Steinfels voiced concern that although the PUD is shaped specifically for this parcel, another property owner could request the same designation.
“In general, there is a discretionary approach by the City Council,” Awsumb said. “I don’t think this ties your hands. But there might be another building staff is not aware of in Uptown with the same floor plan. I don’t know if we’ll see another application like this.”
Guido Neri, architect for the project, said O’Flaherty received a special use permit to create an apartment on the second floor and the ground-level storefront facing Prospect will be leased by the ice cream shop.
Because the proposed offices are located on a mezzanine that rises above the ground level and do not face the street with windows, no retail clients are interested in the parcels, Neri said.
“The offices are buried in the back,” he said. “We applied for a permit to remodel, but we have no identified use yet. We’re at a speed bump with the zoning ordinance to improve the property.”
Two residents spoke against the proposal.
Joan Sandrik of the 5th Ward called granting a PUD a “slippery slope.”
“You’re opening the door to other property,” Sandrik said. “They could come to you and say we want to split into parcels with a PUD. It’s probably far fetched but there are other properties down the street.”
Missy Langan of the 7th Ward asked the council to remember the Planning and Zoning Commission was closely divided on the proposal.
“It could have unintended consequences with other building owners or other multi-unit buildings,” Langan said. “They’re asking for a process exception. It’s not like the usual PUD.”
