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HomeMy WebLinkAbout07/11/2019 P&Z Minutes 13-19 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING &ZONING COMMISSION CASE NO. PZ-13-19 Hearing Date: July 11, 2019 PROPERTY ADDRESS: 200 & 204 W. Rand Road PETITIONER: GW Properties PUBLICATION DATE: June 26, 2019 REQUEST: ZMA: RX Single Family to B3 Community Shopping MEMBERS PRESENT: Agostino Filippone Walter Szymczak William Beattie Thomas Fitzgerald MEMBERS ABSENT: Norbert Mizwicki Joseph Donnelly Lisa Griffin Sharon Otteman STAFF MEMBERS PRESENT: Jason Shallcross,AICP—Development Review Planner Consuelo Arguilles—Deputy Director of Community Development INTERESTED PARTIES: Svetla and Michael Gregory,Joe Gozun, and Norma and Mark Figueroa Commissioner Beattie called the meeting to order at 7:02 pm. Commissioner Filippone made a motion seconded by Commissioner Beattie to approve the minutes from the Planning and Zoning Commission meeting on June 27, 2019.The minutes were approved 4-0. Commissioner Beattie introduced case PZ-13- 19, 200& 204 W. Rand Road, this case is Village Board Final. Mr. Shallcross gave a brief description of the Subject Property stating that the Petitioner is seeking a zoning map amendment from RX Single Family Residence District to B3 Community Shopping District to construct a 5,000 sq. ft. commercial building with a proposed medical office use. Mr. Shallcross explained that Village Staff believes the zoning map amendment meets the standards and is therefore supportive of the request. He further stated that staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of a zoning map amendment from RX Single Family Residence to B3 Community Shopping for the property located at 200&204 W. Rand Road, Case No. PZ-13-19, subject to the conditions listed in the staff report. He stated that the Village Board's decision is final for this case. Planning and Zoning Commission - July 11, 2019 PZ-13-19 Joseph Donnelly, Chair 2 Mr. Shallcross then addressed public comments received about zoning the property to a different commercial district, area flooding, locating a drive-through on the property in the future, and an update on Chic-fil-A activity and code compliance. There was general discussion between the commission and staff regarding spot zoning, other properties in the area, permitted B-3 Community Shopping District uses, and what would be required if a drive- through restaurant was proposed in the future. There was general discussion between the commission and staff regarding area flooding issues and the steps the Village is taking to improve flooding issues in the neighborhood, with a culvert project breaking ground in July. They then discussed the ownership of the subject property and its property maintenance history. Lastly, they discussed the potential cut-through traffic and staff's belief that the project will not generate substantial cut-through traffic in the Wedgewood neighborhood. Commissioner Beattie swore in Mitch Goltz of 2211 N. Elston Ave, Suite 304 in Chicago, IL 60614 and Mario Valentini of 5105 Tollview Drive,Suite 197 in Rolling Meadows, IL 60008. Mr. Goltz and Mr.Valentini discussed the proposed zoning map amendment and medical office use.They explained that the user, P.M. Pediatrics, is excited to expand into the Chicagoland market and to locate in Mount Prospect. They explained that the urgent care facility will be pediatrics focused, serving as a stop- gap for children who need medicine after regular office hours and before the children are able to see their primary physician. They explained that the office will see on average 20—30 children each day and that 60% - 70% of their customers visit between 6:00pm and 8:00pm. Mr. Goltz explained that the site will have a maximum of 8 employees. Commissioner Beattie asked for a further explanation of all services available. Mr. Goltz clarified that no ambulances will be present on the property, and only minor afflictions will be serviced such as colds, the flu, and other similar ailments. He stated further that no operations or other procedures will take place on site. Commissioner Beattie asked for a description of the layout of the facility. Mr. Goltz stated it will contain a clerical area,several medical rooms,offices,a lab area,and restrooms. Mr. Goltz explained that the user has 40 locations all over the United States and that this will be one of the first locations in Chicagoland. The user is headquartered in New Jersey. Commissioner Filippone explained that the user's website provides a lot of additional information and focuses on children. He stated that the hours of operation make sense for families with sick children who need medicine after regular office hours. Mr. Goltz stated he understands the concerns of neighbors and that this use will be a good neighbor for those living nearby. He stated he hopes to break ground in the next 90 days. Commissioner Szymczak asked about the removal of mature trees on the site. Mr.Valentini explained that the removal of mature trees on site is necessitated by the requirement to provide stormwater detention Planning and Zoning Commission - July 11, 2019 PZ-13-19 Joseph Donnelly, Chair 3 on site. Mr. Goltz explained that new trees would be planted on site that meet code requirements and that they plan to keep as many trees as possible. Commissioner Szymczak asked about providing a vinyl fence instead of a wood fence. Mr. Valentini explained that the wood fence would have a better aesthetic appearance and Mr. Goltz stated that he is willing to install any fence that is desired by the neighbors. There was general discussion on stormwater improvements proposed as part of the project. Mr.Valentini explained that the property will hold the required amount of water by Village Code and the Metropolitan Water Reclamation District of Chicago (MWRD). He then stated that the water flow will be equal to or better than existing conditions. He then explained that water cannot sheet flow onto adjacent properties. Commissioner Filippone asked the petitioner to explain the light fixtures for the project. Mr. Valentini explained that the fixtures will meet code and are full cutoff and point straight down. Hearing no further questions for the Petitioners, Commissioner Beattie opened the case for public comment. Citizens to be heard: Svetla and Michael Gregory of 1004 N. Meadow Lane: The neighbor next to the subject property had questions on if there was any way to impose restrictions on future uses other than medical uses. They requested that the property be zoned B-1 Office District. Commissioner Beattie explained that the property is a single property and can therefore cannot be zoned to a district it is not adjacent to. Mr. Gregory stated that the property is comprised of two parcels, and asked if both could be zoned to B- 1 Office District. Commissioner Beattie asked Mr. Shallcross to explain why this could not happen. Mr. Shallcross stated that because the two lots will be consolidated into a single lot of record, the resulting property must be zoned the same as a district it is adjacent to, either RX Single Family, B3 Community Shopping, or B4 Corridor Commercial. Mr. Gregory asked if an exception could be made to the spot zoning practices. Mr. Shallcross stated that staff would not recommend doing so. Mrs. Gregory asked if the closing time could be moved up to 10:30pm. She also asked for increased landscaping at the rear of the property, including mature evergreens. She also requested a vinyl fence be installed instead of the proposed wooden fence. There was general discussion about where the water will drain to from the property after it is developed. Mr. Gregory asked if the driveway wrapping the building could be narrowed in size. Planning and Zoning Commission - July 11, 2019 PZ-13-19 Joseph Donnelly, Chair 4 Jane Condrad of 1002 N. Prospect Manor Avenue: Stated she prefers this proposal over the previous Wendy's proposed for the site. She asked if property, as it is rezoned, is only allowed to only go one or two districts from its original zoning designation. Staff explained that zoning requests are evaluated on an individual basis and that any property can be considered for any immediately-adjacent zoning district when an amendment is proposed. Further, they explained that rezoning this property to commercial is consistent with Village long range plans. Mr. Goltz stated that the proposed hours of operation are not flexible. It is vital for the tenant to be open to the public late at night. Mr. Goltz stated that a two-way aisle at the rear of the building is necessary for traffic circulation on the site. Further,the aisle allows for emergency vehicles to circulate on the site. Mr. Goltz stated that they will keep as many mature trees as possible on site and that they are willing to locate trees in specific areas to try to mitigate impact. He stated that while they prefer to install a cedar fence,they will provide a vinyl fence if it is desired by the neighbors. There was general discussion on the amount of proposed impervious surface on the site and the engineered stormwater system. Mr. Valentini explained that the water will eventually drain, on a restricted flow,to the east as IDOT will not allow the water to drain towards Rand Road. Hearing no further comments regarding the case Commissioner Beattie closed the public portion of the hearing. The Commissioners discussed how the proposed use is much improved compared to the previous Wendy's proposal and commended the petitioner for being a good neighbor throughout the zoning process. Commissioner Fitzgerald stated his chief concern about the project is the impact it will have on existing stormwater conditions in the neighborhood. Commissioner Filippone made a motion seconded by Commissioner Szymczak to approve the following motion: 1. "To approve a Zoning Map Amendment from R-X Single Family Residence to B-3 Community Shopping for 200 and 204 W. Rand Road, subject to the following conditions: 1. Development of the site in general conformance with the site prepared by Northwestern Engineering Consultants, P.C. dated May 31St, 2019; 2. Development of the building in general conformance with the elevations prepared by MRV Architects, INC. dated May 281h, 2019; 3. Compliance with all Development, Fire, Building, and other Village codes and regulations; 4. Submittal of an irrigation and landscape plan that comply with Village Code requirements; S. All exterior lighting shall be full cutoff and pointed straight down; Planning and Zoning Commission - July 11, 2019 PZ-13-19 Joseph Donnelly, Chair 5 6. All rooftop units shall be screened from the public right-of-way and property line of all adjacent residentially zoned property; and 7. An administrative plat of resubdivision shall be recorded with the Cook County Recorder of Deeds before a Certificate of Occupancy may be issued." UPON ROLL CALL AYES: Beattie, Filippone, Szymczak NAYS: Fitzgerald The vote was approved 3-1 with a positive recommendation to the Village Board. Commissioner Filippone made a motion seconded by Commissioner Syzmczak and the meeting was adjourned at 8:17pm. Jason C. Shallcross, AICP, Community Development Department Planning and Zoning Commission - July 11, 2019 PZ-13-19 Joseph Donnelly, Chair