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Home My WebLink About05/22/2014 P&Z Minutes 08-14 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO.PZ-08-14 Hearing Date: May 22, 2014 PROPERTY ADDRESS: 1301-1329 N. Wolf Rd. PETITIONER: Terraco, Inc. PUBLICATION DATE: May 7, 2014 PIN NUMBERS: 03-25-300-016-0000, 03-25-300-014-0000, 03-25-300-011-0000 REQUEST: Parking Variation MEMBERS PRESENT: Joseph Donnelly, Chair Sharon Otteman Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Agostino Filippone MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTY: Terraco, Inc. Chairman Donnelly called the meeting to order at 7:37 pm. Commissioner Beattie made a motion, seconded by Commissioner Mizwicki to approve the minutes of the April 24th, 2014 Planning and Zoning Commission Meeting; the minutes were approved 5-0 with two Commissioners abstaining.After hearing three(3)additional cases Chairman Donnelly introduced case PZ-08-14, 1301-1329 N. Wolf Road. Ms. Andrade stated the Petitioner for PZ-08-14 is seeking a Variation to the parking requirement for the property located at 1301-1329 N. Wolf Road. Ms. Andrade explained the Subject Property is located at the northeast corner of the intersection of Wolf Road and Euclid Avenue. It has an irregular shape, and consists of a commercial development and Commonwealth Edison right-of-way. The Subject Property consists of a two-story commercial building that was constructed in 2008. The building measures 23,736 square feet and is eighty four (84) percent (20,046 sq.ft.) leased. Ms. Andrade stated the petitioner wants to lease the remaining 3,690 square feet of space to Village Inn Pizzeria. Per the petitioner, Village Inn Pizzeria would be a sit down restaurant. The petitioner submitted the proposed menu that indicates the restaurant would serve salads, pizza, sandwiches,and Italian entrees, including pasta. There are two existing locations in Glenview and Skokie. Planning and Zoning Commission May 22, 2014 Meeting 1 Joseph Donnelly, Chair PZ-08-14 Ms. Andrade stated the parking requirements for the subject property are based on the existing tenants and proposed restaurant. The first floor includes a coffee/ice cream establishment(Dunkin Donuts/Baskin Robbins), a fitness facility (Anytime Fitness), and 3,690 square foot of vacant space. The entire second floor is occupied by a medical office (North Shore University Health Systems). The proposed restaurant would occupy the 3,690 square foot vacancy located on the first floor. The restaurant use would increase the overall parking requirement to 144. Since the Subject Property only provides 126 parking spaces, including five(5)accessible parking spaces,the Petitioner is seeking a parking Variation. Ms. Andrade showed the following table showing the shortage of parking spaces. Address Tenant Size Parking Requirement Parking (sq.ft.) Required First Floor: 12 per 1,000 of floor 1301 Wolf Rd. Dunkin Donuts/BR Express 2,004 area* 20 1305-1313 Wolf Rd. Vacant-Proposed Pizza 3,690 12 per 1,000 of floor 40 Restaurant area* 5 spaces per 1,000 1317-25 Wolf Rd. Anytime Fitness 4,591 sq.ft. 23 Second Floor: 1329 Wolf Rd.(entire North Shore University Health floor) Systems 12,180 5 spaces per 1,000 61 Parking Spaces Required 144 Parking Spaces Provided 126 Shortage 18 Ms. Andrade stated the standards for a Variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. The following is a summary of these findings: • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character. Ms. Andrade explained the Petitioner is seeking a Variation to reduce the required parking spaces from 144 to 126. She further explained the Petitioner indicated the proposed restaurant use would not conflict with the existing tenants' peak hours of operation. Planning and Zoning Commission May 22, 2014 Meeting 2 Joseph Donnelly,Chair PZ-08-14 Ms. Andrade stated that the peak hours of operation of the proposed restaurant are in the evening as opposed to the peak daytime hours of Dunkin Donuts/Baskin Robbins Express and North Shore University Health System. Ms. Andrade also stated the Petitioner indicated Dunkin DonutsBaskin Robbins Express doesn't utilize the required twenty (20) parking spaces because the majority of its customers use the drive-through. She further explained it is not feasible to expand the parking lot due to the configuration of the Subject Property, the irregular shape and the fact that it is surrounded by railroad tracks and Commonwealth Edison right-of-way, including power lines,which limits the buildable area. Ms. Andrade stated that Staff is supportive of this parking Variation as the existing and proposed restaurant tenant would have different peak hours of operation. She further stated that Staff is not aware of customers having problems finding parking spaces available at the Subject Property. The Petitioner did parking counts on two separate occasions that indicated a maximum of forty-one (41) parking spaces were occupied during the periods analyzed. Ms. Andrade stated that Staff found the Variation request to reduce the parking requirement meet the Variation standards as listed in the Zoning Code and that granting such request would be in the best interest of the Village. Staff recommends that the Planning and Zoning Commission recommend approval of the following motion: "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: A. A Variation to reduce the overall parking requirement from 144 spaces to 126 spaces for the property located at 1301-1329 N. Wolf Road." She stated the Planning&Zoning Commission's decision is final for this case. Chairman Donnelly asked if they would be able to expand into the Commonwealth Edison easement if they wanted to add additional parking spaces. Ms. Andrade stated the Petitioner would have to lease additional area north of the detention pond if they chose to increase the amount of parking spaces. Chairman Donnelly swore in Joe Goodman,Terraco Inc. 3201 Old Glenview Road, Wilmette Illinois. Mr. Goodman stated that Terraco Inc. represents the owner of the Subject Property. He explained his client, Gendell Partners Euclid and Wolf, LLC is seeking to obtain a parking variation so the prospective restaurant Village Inn Pizza can open in the shopping center. Mr. Goodman stated Village Inn Pizza is a successful restaurant with two other locations on the Northshore. He explained that the store hours of the neighboring tenants would not conflict with the peak hours of Village Inn Pizza. He further explained that the Dunkin Donuts has the same parking requirement as Village Inn Pizza; however Dunkin Donuts customers mainly use the drive-though. Mr. Goodman explained he has spent a lot of time at the center, and on April 8th, 2014 at 1:00 pm he noticed only forty one (41) parking spaces were being used of the 126 available. He further explained he went back to the center later that day at 6:OOpm and noticed only twenty-one (21) parking spaces were being used. Planning and Zoning Commission May 22, 2014 Meeting 3 Joseph Donnelly, Chair PZ-08-14 Mr. Goodman stated the building was built in 2008 and would like to see the remaining space leased out to tenants. Chairman Beattie asked what the seating capacity of the restaurant is. Mr. Goodman stated that he wasn't sure because the restaurant owner didn't want to spend money on plans until the Variation was approved. There was general discussion regarding the current tenants and how much they utilize the available parking spaces. Commissioner Youngquist stated that if the Variation was approved Mr. Goodman's company would have to deal with any discrepancies that the other tenants may have. Mr. Goodman stated he fully understands the responsibility. Chairman Donnelly asked about a sign that was outside the property promoting a possible "site pad"that could increase the amount of parking needed. Mr. Goodman stated there was potential at one point to build a building on the outer lot because of the extra available parking. He stated his client was looking for more ways to generate revenue since the building was not leasing as quickly as they hoped. Mr. Goodman stated the sign would come down once they are at 100%occupancy. Chairman Donnelly asked why there were two property tax bills in the Petitioner's packet. Mr. Simmons stated that one is for the Subject Property and the other is for the ComEd right-of-way where the Petitioner leases a part of that parcel. Chairman Donnelly asked if there were any questions for the Petitioner, hearing none he closed the public portion of the case and brought the discussion back to the board. Commisisoner Beattie made a motion seconded by Commissioner Youngquist to approve the following motion: "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: A. A Variation to reduce the overall parking requirement from 144 spaces to 126 spaces for the property located at 1301-1329 N. Wolf Road." ROLL CALL: AYES: Youngquist, Kueter, Mizwicki,Otteman,Fitzgerald, Beattie, Donnelly NAYS: None The motion was approved 7-0. This case was Planning and Zoning Commission final. Hearing no other citizens to be heard Commissioner Youngquist made a motion seconded by Commissioner Beattie and the meeting was adjourned at 9:15pm. Planning and Zoning Commission May 22, 2014 Meeting 4 Joseph Donnelly,Chair PZ-08-14 Jenna Moder, Community Development Administrative Assistant Planning and Zoning Commission May 22, 2014 Meeting 5 Joseph Donnelly,Chair PZ-08-14