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Home My WebLink About01/25/2018 P&Z Minutes 19-17Village of Mount Prospect raxCect ��''n1 Community Development Department CASE SUMMARY — PZ-19-17 LOCATION: 1731 Wall Street, 1761 Wall Street, 1791 Wall Street, and 301 LaSalle Street PETITIONER The Alter Group OWNER: C.V. Land Holdings, LLC PARCEL #: 08-23-203-031-0000, 08-23-203-032-0000, 08-23-203-033-0000,08-23-203-034-0000 LOT SIZE: 11.99 acres (522,683 sq. ft.) ZONING: 1791 Wall Street (08-23-203-031-0000): I1* Limited Industrial PUD 1761 Wall Street (08-23-203-032-0000): OR* Office Research PUD 1731 Wall Street (08-23-203-033-0000): OR* Office Research PUD 301 LaSalle Street (08-23-203-034-0000): OR* Office Research PUD LAND USE: Vacant lot REQUEST: Zoning map amendment to rezone the subject property as follows: • 1791 Wall Street from I1 Limited Industrial to B3 Community Shopping • 1761 and 1731 Wall Street from OR Office Research to I1 Limited Industrial • 301 LaSalle Street from OR Office Research to B3 Community Shopping Plat of Resubdivision and Easement LOCATION MAP TIM Village of Mount Prospect Cect '�''n1 Community Development Department MEMORANDUM TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION JOSEPH DONNELLY, CHAIRPERSON FROM: JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER DATE: JANUARY 17, 2018 HEARING DATE: JANUARY 25, 2018 SUBJECT: PZ -19-17 / 1731 WALL STREET / ZONING MAP AMENDMENT BACKGROUND A public hearing has been scheduled for the January 25, 2018 Planning & Zoning Commission meeting to review the application by The Alter Group (the "Petitioner"), regarding the property located at 1731, 1761, and 1791 Wall Street and 301 LaSalle Street (1786 Busse Road) (the "Subject Property"). The Petitioner is seeking a zoning map amendment to rezone the property known as 1731 & 1761 Wall Street (PINS 08-23-203-033-0000 & 08-23-203- 032-0000) from OR Office Research to I-1 Limited Industrial, to rezone the property known as 301 LaSalle Street (PIN 08-23-203-034-0000) from OR Office Research to B-3 Community Shopping, and to rezone the property known as 1791 Wall Street (PIN 08-23-203-031-0000) from I-1 Limited Industrial to B-3 Community Shopping. The Petitioner is also seeking approval of a Plat of Resubdivision for the Subject Property, which would create one I-1 Limited Industrial parcel on the northwest corner of the site and two smaller, B-3 Community Shopping parcels along Algonquin Road and S. Elmhurst Road. The P&Z Commission hearing was properly noticed in the January 10, 2018 edition of the Daily Herald newspaper. In addition, the Petitioner completed the required written notice to property owners within 250 -feet and staff posted public hearing signs on the Subject Property. PROPERTY DESCRIPTION The Subject Property is bound by Wall Street, LaSalle Street, Elmhurst Road, and Algonquin Road. The Subject Property consists of four parcels. The Subject Property is vacant green space. The parcels are zoned OR Office Research and I-1 Limited Industrial. The Subject Property is bordered by an I -I* Limited Industrial PUD to the west, the B-3 Community Shopping District to the north, the B-3 Community Shopping District and multiple small commercial centers located in the City of Des Plaines to the east, and the B-4 Commercial Corridor District and an I- I* Limited Industrial PUD to the south. SUMMARY OF PROPOSAL The Petitioner proposes to create one I-1 Limited Industrial District lot in the northwestern portion of the site and two B-3 Community Shopping District outlot parcels along Algonquin Road and S. Elmhurst Road. A large industrial spec building is proposed for the new I-1 Limited Industrial lot. A commercial development for the proposed B-3 parcels is not planned at this time. Site Plan — The proposed site plan indicates the industrial building will front onto Wall Street and will have four full access points of ingress and egress, two proposed to be located on Wall Street and two on LaSalle Street. PZ -19-17 Planning & Zoning Commission Meeting January 25, 2018 Page 3 The proposed entrances line up with existing entrances of adjacent development. All building and parking lot setback requirements are met as part of this project. Floor Plans — Forty (40) service bays and two (2) drive-in doors are proposed for the 132,293 square foot industrial building. The plans show a large stormwater feature on the north end of the proposed industrial parcel, along LaSalle Street. Lot Coverage - The I-1 District limits lot coverage to no more than seventy-five percent (75%) of the total land area. The site plan indicates a lot coverage of seventy-three percent (73%). Building Elevations — The attached elevation drawings show that the proposed spec industrial building will not exceed the maximum height of forty -feet (40') permitted in the I-1 District. The building will be forty feet (40') tall. Building materials for the proposed building include stone precast panels with painted reveals, metal panels, tinted glass windows, and metal doors. Parking — The Village Code requires four (4) parking spaces for every one thousand square feet (1,000 sq. ft.) of gross floor area for office and one (1) space per one thousand five -hundred square feet (1,500 sq. ft.) of gross floor area used for warehouse. The proposed development would require one hundred thirty-two (132) parking spaces, including five (5) accessible parking spaces. The attached plans indicate a total of one hundred seventy-six (176) parking spaces, including six (6) accessible parking spaces. The following table summarizes the parking requirement for the project: Parking Requirements Classification Parking Requirement Number of units or Square feet S aces Required Offices: business 4 stalls per 1,000 sq. ft. 13,229.3 sq. ft. 52.92 Warehouse I stall per 1,500 sq. ft. 119,063.7 sq. ft. 79.38 Total Spaces Required 132 (inc. 5 accessible) Total Spaces Provided 176 (inc. 6 accessible) Landscapes — The landscape plans indicate heavy landscaping along the eastern property line of the proposed industrial lot, screening the forty (40) exterior docks and two (2) drive -in -doors from view from S. Elmhurst Road. Landscaping is also proposed for the lengths of Wall Street and LaSalle Street, as well as the southern border of the site. Landscape islands with trees and shrubs and foundation landscaping can be found throughout the development. The development will be required to comply with all applicable Village Code landscape and screening requirements. Lighting — The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures. Plat of Resubdivision — The Petitioner is proposing to create one large I-1 Limited Industrial parcel on the northwestern portion of the site and two smaller, B-3 zoned parcels along Algonquin Road and S. Elmhurst Road. The plat also vacates an existing access easement and dedicates new utility and stormwater drainage easements along the new lot lines. Staff has reviewed the proposed plat and recommends approval at this time, with final details to be worked out before signatures are obtained. COMPREHENSIVE PLAN DESIGNATION The Village Comprehensive Plan designates the Subject Property as part of a Mixed -Use District. This land use designation is appropriate for commercial, heavy industrial, manufacturing, office, research, warehouse uses, and uses that benefit from the close proximity to the I-90 tollway. This district provides a mix of uses and promotes a more cohesive environment to meet the changing needs of existing and future uses in this area. It encourages larger sites to allow for large-scale employment facilities, with lot consolidation in areas that would benefit from redevelopment. PZ -19-17 Planning & Zoning Commission Meeting January 25, 2018 MAP AMENDMENT STANDARDS Page 4 The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. The Petitioner states that the proposed zoning amendment would make the parcels compatible with surrounding commercial and industrial parcels and is consistent with development in the area. B-3 zoning is adjacent to the two proposed B-3 lots and I-1 development is across the street from the proposed I-1 Limited Industrial parcel. The Petitioner states that these parcels have been vacant for more than thirty (30) years and will continue to be so until the parcels are rezoned to be more consistent with development in the area. Staff has reviewed the proposed I-1 and B-3 zoning classifications and believes that the proposal will not have a negative impact to the surrounding property or neighborhood. Both the I-1 and B-3 zoning classifications would be consistent with existing land uses on adjacent property. Further, the I-1 Limited Industrial and B-3 Community Shopping District are consistent with the Comprehensive Plan's future land use designation. The proposed B-3 parcels border the B-3 district to the east and south. The proposed I-1 parcel borders the I-1 district to the west. RECOMMENDATION Staff finds that the proposal meets the map amendment standards and that granting such request would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motions: 1. A zoning map amendment from I-1 Limited Industrial to B-3 Community Shopping for 1791 Wall Street (PIN 08-23-203-031-0000); 2. A zoning map amendment from O -R Office Research to I-1 Limited Industrial for 1761 and 1731 Wall Street (PINS 08-23-203-032-0000 and 08-23-203-033-0000); 3. A zoning map amendment from O -R Office Research to B-3 Community Shopping for 301 LaSalle Street (1786 Busse Road) (PIN 08-23-203-034-0000); and 4. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four." The Village Board's decision is final for this case. I concur: William J. Cooney, AICP Director of Community Development H:\PLANTI-ning & Zoning COMM\P&Z 2017GStaffRepa2s\PZ-19-17 1731 Wall Sn'ee[(ZMA & Pla[).do-