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HomeMy WebLinkAbout11/13/2014 P&Z Minutes 31-14I MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -31-14 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: Hearing Date: November 13, 2014 1020 E. Central Road Grund & Riesterer Architects, Inc. October 8, 2014 03-35-301-020-0000 Variation to Building and Parking Lot Setbacks, & Overall Lot Coverage Agostino Filippone William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Thomas Fitzgerald Sharon Otteman Joseph Donnelly, Chairman Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Charles Riesterer Commissioner Youngquist called the meeting to order at 7:31 pm. Commissioner Beattie made a motion, seconded by Commissioner Kueter to approve the minutes of the October 23, 2014 Planning and Zoning Commission Meeting; the minutes were approved 5-0. Commissioner Younquist introduced Case PZ -31- 14 1020 E. Central Road. Ms. Andrade stated the Petitioner for PZ -31-14 is seeking Variations to the building and parking lot setbacks and overall lot coverage for the property located at 1020 E. Central Road. Ms. Andrade stated the Subject Property is located at the intersection of Rand, Central and Mount Prospect Roads. The existing improvements include a one-story gas station. The Plat of Survey indicates the Subject Property is triangular in shape and includes four access drives; two on Rand Road and two on Central Road. The Subject Property is zoned B3 Community Shopping and is bordered to the west, north, and east by the B3 Community Shopping District and by the RA Single Family Residence District to the south. Ms. Andrade stated the Petitioner proposes to demolish the gas station and construct a one-story commercial building with related improvements. She further stated the site plan indicates the building Planning and Zoning Commission Meeting -November 13, 2014 PZ -31-14 Keith Youngquist, Vice Chair would be placed on the west end of the property along Mt. Prospect Road. The parking would be located to the east. Ms. Andrade continued to explain the number of access drives would be reduced from four to two (one on Rand Road and one on Central Road), and the Petitioner's plans indicate sixteen (16) parking spaces would be provided. The project requires Variations to the building and parking lot setbacks and overall lot coverage. Ms. Andrade stated The Petitioner shall keep in mind that future land uses will be restricted to those that require no more than sixteen (16) parking spaces. Land uses with higher parking requirements, such as a restaurant, will not be permitted without Variation approval. Ms. Andrade explained not all of the existing improvements comply with code requirements. The building setbacks along the south and west property lines and parking lot setbacks along the north, side, and rear property lines are nonconforming. The existing overall lot coverage is also nonconforming. The lot coverage measures 87% when a maximum of 75% is permitted. Ms. Andrade further explained that the proposed improvements require Variations to the building and parking lot setbacks and lot coverage requirements. Ms. Andrade explained the building would be setback ten feet (10') from the exterior side lot lines when the Village Code requires thirty feet (30'). The rear yard building setback would be five feet (5') when Village Code requires twenty feet (20'). The parking lot setbacks would be two feet (2') along the north and east property lines when the Village Code requires a minimum ten feet (10'). The proposed development would reduce the overall lot coverage to 75.9%, which requires Variation approval. Ms. Andrade stated the elevation plans indicate the building materials will consist of brick, engineered stucco system, precast stone, and metal clad storefront window systems with clear glass. Awnings would be provided above each storefront window system. Ms. Andrade stated the Petitioner submitted a preliminary landscape plan which does not comply with all of the Village Code's landscape requirements. The Petitioner is not seeking a Variation to the landscape requirements and will be required to submit a revised landscape plan that provides building foundation landscaping along the west and south elevations, and provide additional parking lot landscaping. A revised landscape plan will be required at time of building permit application. Ms. Andrade summarized the Standards for a Variation as the following: 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 stated the Petitioner indicates the Subject Property's unique characteristics create a hardship due to the lot area and shape. The Subject Property measures 13,804 square feet in area and is a triangular shaped lot surrounded by roads on all sides. Planning and Zoning Commission Meeting -November 13, 2014 PZ -31-14 Keith Youngquist, Vice Chair 3 Ms. Andrade stated that Village Staff believes the Petitioner's requests comply with the Variations standards and that there is a hardship due to the physical characteristics of the property; therefore, Staff is supportive of the Variation request. Ms. Andrade stated that the proposed development would reduce the extent of the existing nonconforming building setbacks and lot coverage. The building setbacks would increase from half a foot (5) to five feet (5') along the west property line and from eight and one half feet (85) to ten feet (10) along the south property line. The proposed setbacks would place the building outside of the sight triangle and allow for building foundation landscaping along Mt. Prospect Road. The overall lot coverage would be reduced by eleven percent (11%); from approximately eighty seven percent (87%) to 75.9%. Ms. Andrade further explained the proposed development would improve the safety and traffic flow into the site by reducing the number of access drives from four (4) to two (2) and including narrower curb cuts. The access drive improvements would be consistent with the Rand Road Corridor Plan, which calls for eliminating curb cuts where possible to improve the safety and flow of traffic. Ms. Andrade stated staff does not feel the proposed development would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. Ms. Andrade stated that Staff finds that the standards for Variation have been met, as set forth in the Petitioner's responses to the standards. Based on these findings, Staff recommends that the Planning & Zoning Commission make a motion to adopt staffs findings as the findings of the Planning and Zoning Commission and recommend approval of the following motions: A. A Variation to allow a five foot (5') rear yard building setback along the west lot line. B. A Variation to allow ten foot (10') exterior side yard building setbacks along the north and south lot lines. C. A Variation to allow two foot (2') parking lot setback along the north and east lot lines. D. A Variation to allow an overall lot coverage of 10,485 square foot (75.9%), subject to the conditions of approval listed in the staff report. She stated Village Board's decision is final for this case. Commissioner Beattie clarified that the gas tanks on the property would have to be removed per MWRD's code requirements. Ms. Andrade stated they would and that the Public Works department has to sign off on MWRD's application in order to do so. Commissioner Younquist asked if the gas tanks have been replaced. Mr. Simmons stated they have not and the current operator took over the existing facility including the existing underground tanks. Commissioner Filippone asked if there has been any testing to see if the tanks are leaking. Ms. Andrade stated they aren't aware of any testing and the Petitioner may have more knowledge regarding that. Planning and Zoning Commission Meeting -November 13, 2014 PZ -31-14 Keith Youngquist, Vice Chair U Commissioner Mizwicki asked what the traffic flow would be into and out of the site. Mr. Simmons stated that both curb cuts have restricted left turns on to the site. He further explained that Central Road and Rand Road are controlled by IDOT and any work that takes place in the right of way would require an IDOT permit. Commissioner Youngquist swore in Petitioner Charles Riesterer 20 N Wacker Drive Suite 2418 Chicago, Illinois. Mr. Riesterer gave a brief description of the proposed development. He stated the proposed building is one story and rectangular in shape with a projected bay on the east side of the building. He reiterated the details presented in the staff report. Mr. Riesterer further stated they are willing to work with the Village in order for the landscaping plan to comply with Village Code. He further stated the physical characteristics of the Subject Property create a hardship and believes the project complies with the Variation standards. Commissioner Younquist asked if a new landscape plan has been submitted. Mr. Riesterer stated that it was submitted on Monday and is based off landscape architects meeting with the Village Staff in order to comply. Commissioner Younquist asked if the tenants of the space have been determined. Mr. Riesterer stated it will be a single tenant space and will be occupied by a mattress store. General discussion occurred regarding if the building could be divided into multiple users and the impact on parking requirements. Mr. Simmons stated that parking for the entire building is based off of square footage. The proposed parking spaces are sufficient for the intended retail use and that dividing the building into multiple retail uses would not impact parking requirements; however, if a restaurant should go into the space the Petitioner would have to submit for a parking variation as restaurants have a higher parking requirement. Commissioner Younquist asked if there has been any testing or studies done regarding the underground gas tanks. Mr. Riesterer stated he didn't know if any information regarding environmental testing. Commissioner Younquist asked the Petitioner has had any preliminary discussions with IDOT regarding the driveway access. Mr. Riesterer stated they haven't but has worked with IDOT on other projects throughout the Chicagoland area and understands the permit process. Commissioner Filippone stated he commends the Petitioner for taking on such a difficult site but is concerned the owner will back out if there are issues taking out the gas tanks later on during the process leaving a vacant lot. Planning and Zoning Commission Meeting -November 13, 2014 PZ -31-14 Keith Youngquist, Vice Chair Mr. Riesterer stated that he has full confidence that the owner will take care of any issues that may arise with the demolition; he further explained the owner and developer will comply with all regulations in order to remove the tanks properly. Commissioner Youngquist stated that the responsibility to take out the tanks is on the current owner per Illinois State law. There was general discussion regarding the responsibility of the tank removal. Mr. Simmons stated if something were to go wrong with the project and the developer backed out the Village's property maintenance code would be enforced to maintain the property. Commissioner Kueter asked if the proposed signage complies with the code. Mr. Simmons stated per the code, the Petitioner can have a ground sign for each frontage and wall signs as well. There was general discussion between the board and Petitioner regarding the difficultness of the site and that the proposed site plan is conducive to the uniqueness of the site. Commissioner Beattie asked if the Petitioner is aware of all the conditions recommended by the Staff. Mr. Riesterer stated that he was aware and in agreement of all the conditions. Commissioner Youngquist opened the case to the public. Hearing no comments, he closed the public portion of the meeting and brought the discussion back to the board. Hearing no further discussion from the board, Commissioner Beattie made a motion seconded by Commissioner Kueter to approve the following: A. A Variation to allow a five foot (5') rear yard building setback along the west lot line. B. A Variation to allow ten foot (10') exterior side yard building setbacks along the north and south lot lines. C. A Variation to allow two foot (2') parking lot setback along the north and east lot lines. D. A Variation to allow an overall lot coverage of 10,485 square foot (75.9%), subject to the conditions of approval listed in the staff report. UPON ROLL CALL AYES: Filippone, Beattie, Kueter, Mizwicki, Youngquist NAYS: None The vote was approved 5-0 with a positive recommendation to Village Board. After hearing one (1) additional case Commissioner Beattie made a motion seconded by Commissioner Kueter and the meeting was adjourned at 8:15 pm. Jenna'l' Moder Jenna Moder Community Development, Administrative Assistant Planning and Zoning Commission Meeting -November 13, 2014 PZ -31-14 Keith Youngquist, Vice Chair