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HomeMy WebLinkAbout09/27/2007 P&Z minutes 31-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-31-06 Hearing Date: September 27,2007 PROPERTY ADDRESSES: 1303 Wolf Road & 1700 E. Euclid (Northeast Comer of Wolf and Euclid) PETITIONER: Gendell Partners Euclid & Wolf, LLC / Dan Wander PUBLICATION DATE: August 8, 2007 PIN NUMBER: 03-25-300-014-0000, 03-25-300-016-0000, 03-35-300-011-0000 REQUEST: I) Map Amendment, 2) Conditional Use approval, and 3) Variations MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist MEMBERS ABSENT: Mary McCabe STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: Dan Wander, Luay Aboona, Todd Shaffer, Peter Uliasz, Jeff Glenner Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the July 26, 2007 meeting and Joe Donnelly seconded the motion. The minutes were approved 3-0, with Marlys Haaland, Ronald Roberts, and Keith Youngquist abstaining. After hearing one previous case, Chairman Rogers introduced Case PZ- 31-06, a Map Amendment, Conditional Use approval and a Variation at 1303 Wolf Road at 8:20 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is located at the northeast comer of the intersection of Wolf Road and Euclid Avenue. It has an irregular shape, and includes two vacant commercial properties and a portion of the Commonwealth Edison right-of-way (ROW) with related improvements. Two of the Subject Properties are zoned B4 Commercial Corridor, and the CornEd ROW is zoned CR Conservation Recreation. The Subject Property is adjacent to the Wisconsin Central Rail Road line to the north and east, and is across the street from RX Single Family and CR to the west, and RI Single Family and B3 Community Shopping are located to the south, across Euclid Ave. Ms. Connolly said the Petitioner proposes to resubdivide the properties and construct a 2-story, 23,000+ square foot commercial/retail center. In order to do so, the CornEd Right of way has to be rezoned and the project site has to be consolidated to a one-lot subdivision. The Petitioner submitted a plat of re-subdivision that indicates that the proposed Lot I contains the commercial/retail center and the proposed Lot 2 is the remaining CornEd ROW. She said the Petitioner has entered into a long-term ground lease with CornEd, and the Petitioner owns the areas noted as Parcel I and 2 on the plat, whereas Com Ed will retain ownership of its ROW listed as Parcel 3. Also, relief is required from the Village's zoning regulations, and the Petitioner has requested variations for the proposed setbacks and building height. Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 2 Ms. Connolly stated that the Petitioner's site plan indicates the site will be modified, allowing for right-in/right- out only access from Euclid Avenue, and full access from Wolf Road. The site plan indicates the proposed building will be located closest to the Wolf/Euclid frontages, with a drive-thru lane along the perimeter of the west and south elevations of the building; parking for the entire development will be located north and east of the building. Ms. Connolly said the proposed building complies with the Village's required setbacks and the site is below the 75% lot coverage limitation. She showed a table noting the proposed perimeter setbacks are less than the required 10-feet in some areas which requires relief along the north lot line, and along sections of the west and south lot lines. Ms. Connolly stated that the Petitioner's submittal indicates multiple tenants will occupy the building, however not all leases have been finalized. Therefore, the Petitioner's parking analysis is based on anticipated leases, and the actual leased spaces may differ. Ms. Connolly said the site plan shows that 127 spaces will be provided, and the Petitioner is not seeking a parking Variation. Therefore, the site will be required to comply with the Village's parking requirements. She showed a table reflecting the Village's parking requirements, the Petitioner's anticipated tenants, and the required amount of on-site parking. The table shows the site will meet the Village's parking requirement subject to the second restaurant being a sit-down restaurant instead of the fast-food restaurant without a drive-thru as noted on the Petitioner's parking analysis table. Ms. Connolly stated that the Petitioner prepared elevations for the proposed buildings. The revised building height measures 36-feet, 4-inches from grade. The additional height is necessary for screening purposes and the majority of the building measures closer to 29-feet from grade. However, a Variation is necessary because the maximum building height in the B4 District is 3-stories or 30-feet, whichever is less, and the proposed height is 36-feet, 4-inches. Ms. Connolly said the Petitioner submitted a landscape plan that includes a variety of plant species. The perimeter of the property includes year-round plantings and lawn. Due to the high traffic volume and speed along Wolf and Euclid, Staff suggests replacing the lawn with a salt-hardy ground cover material that requires minimal maintenance. In addition, there is an opportunity to include additional low-growing plantings along the south lot line which will also enhance that view by minimizing the impact of the drive-thru window. Ms. Connolly stated that the Petitioner's plans call for the installation of two trash enclosures. Details on the trash enclosures were not submitted and the enclosures will be located along the north lot line, in the required 10-foot setback. Staff does not object to the proposed locations because the adjacent property is the CornEd ROWand it will not be obvious how close the enclosures will be to the lot line. However, Staff recommends the Petitioner construct the 3-sided enclosures out of a brick material that matches the building or at least a smaller size colored CMU material. The enclosures are required to have a 6-foot tall gate on the 4th side. The Petitioner submitted a traffic study, which the Village's Traffic Engineer reviewed. The Traffic Engineer had minor comments which relate to: 1. The Traffic Impact Study showing an increase in delay with several of the individual movements at the intersection of Wolf Road and Euclid Avenue. Therefore, the developer must contact the Illinois Department of Transportation (IDOT) to determine if timing modifications need to be made to provide the optimal timing program taking into account the additional traffic. 2. Also, the site plan shows the proposed Wolf Road driveway to be located within the limits of the southbound left-turn taper along Wolf Road. Consequently, the developer must contact IDOT Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 3 to determine if any pavement marking modifications need to be made so as to prevent a conflict between left turning vehicles into the site and vehicles turning left at Euclid Avenue. Ms. Connolly said the Petitioner submitted a lighting plan for the parking lot. The plan indicates the proposed light levels for the commercial development. While the light levels listed on the plan are within the Village's limitations, the uniformity ratios, which relates to the spacing of the light fixtures, do not comply with code, which could create dark spots. Also, parking lot light and wall mounted fixture information was not provided. The Petitioner is not seeking relief from the Village's lighting regulations and is required to modify the plan to comply with the Village's regulations. Ms. Connolly stated that the Petitioner's site plan indicates two freestanding signs will be installed, which is allowed per the Village's Sign Code because the project has frontage on two streets. One freestanding sign would be located north of the Wolf Road driveway and the second would be located east of the Euclid Avenue driveway. The information submitted indicates the size of the both freestanding signs appears to comply with the Village's Sign Code regulations, but the Wolf Road sign would be located within the required 10-foot sight triangle. The sign needs to be relocated to ensure its location complies with the Village's Sign Code regulations. In addition to the freestanding signs, the Petitioner's elevations indicate wall signs for each tenant; compliance for those signs will be confirmed at time of sign permit application. The proposed development (Lot 1) would be zoned B4 Commercial Corridor; the CornEd ROW (Lot 2) would retain its CR District designation and remain unimproved. She showed a table summarizing the proposed and required bulk regulations for the B4 District and that the proposed development requires Variations from the perimeter parking lot setback and building height. Ms. Connolly said the standards for a Variation are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Variation. These standards relate to: . 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. Connolly stated that the Subject Property has an irregular shape and the building was designed so it would not be located under the CornEd lines. While the building itself complies with the Village's bulk regulations, the site does not have the required 10-foot landscape setback along all four sides of the Subject Property. Also, the building height was increased for screening purposes and to provide architectural interest. The proposed development was designed to minimize the scope and number of Variations and still create a viable retail development in an underserved area of the Village. The location of the CornEd lines and the shape of the Subject Property create challenges in complying with the Village's zoning regulations. However, increasing the quantity and quality of the perimeter landscaping as previously noted would mitigate the impact of setbacks less than 10- feet. Also, the intention of the additional building height is to protect the public welfare and neighbor character. Ms. Connolly said in order to approve the proposed drive-thru, the request has to meet the standards for a Conditional Uses, as listed in the Zoning Ordinance. These standards relate to: . The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 4 . The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; . There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and . The request is in compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Ms. Connolly stated that the Petitioner's plans include closing two of the four existing drives and locating the driveway in a manner that ensures safe access. Also, signage and striping will be added to ensure vehicles know how to access the drive-thru. The Village's Traffic Engineer reviewed the proposal and only had minor comments. In addition, the drive-thru is located over 300-feet from the closest house, with a gas station being located closer to the homes than the drive-thru. Ms. Connolly said the property is located along a commercial corridor. The Subject Property is adjacent to the Wisconsin Central Rail Road line, and is across the street from Single Family homes and a church to the west, and Single Family homes and a gas station to the south. The Comprehensive Land Use Map designates the subject properties as Neighborhood Commercial, which the proposal is in keeping with. Also, the proposed B4 zoning designation is noted for the Neighborhood Commercial designation. Ms. Connolly stated that the development is located in close proximity to a train station. Currently, the area lacks a pedestrian connection from the Subject Property to the train station. Based on the information submitted by the Petitioner, it is reasonable to expect that train commuters would patronize the coffee shop en route to the train station. Consequently, requiring the Petitioner to participate in a cost sharing program with Prospect Heights to install sidewalk from the Subject Property to the train station would ensure the development complies with the goals and objective of creating pedestrian access and linkages through out the Village (the Petitioner is required by code to provide sidewalk for the Subject Property). Subject to providing the ped-link, the request is in keeping with the Village's recently adopted Land Use Map and Comprehensive Plan. Ms. Connolly said the standards for Map Amendments are listed the Zoning Ordinance. When a Map Amendment, or commonly referred to as rezoning a property, is proposed, the Planning and Zoning Commission has to find that the rezoning request would be: . Compatible with existing uses and the zoning classifications of property within the general area of the property in question; . The permitted uses listed in the proposed zoning classification would be compatible with the surrounding property; . The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and . Consistent 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. Ms. Connolly stated that two of the properties are currently zoned B4; however a portion of the CornEd ROW requires rezoning from the CR District to the B4 District. The request and proposed development would be consistent with recent developments approved in the Village and it would be an appropriate use for the Subject Property. Ms. Connolly said the proposed development meets the Map Amendment, Variation, and Conditional Use standards contained in the Zoning Ordinance, subject to the Petitioner addressing items noted in the Staff report. Therefore, Staff recommends that the Planning & Zoning Commission approve the following motion for the Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 5 properties located at the northeast comer of Wolf Road and Euclid Avenue (1700 E. Euclid Avenue, 1303 Wolf Road, and a portion of the CornEd right-of-way): "To approve: 1) A Map Amendment to rezone portions of the Com Ed ROW from CR Conservation Recreation to B4 Commercial Corridor subject to: a. Obtaining approval from CornEd for the project; b. The Petitioner participating in a cost sharing program to install sidewalk from the Subject Property to the adjacent train station. 2) Setback Variations to allow less than a 10-foot landscape setback along the perimeter of the property as shown on the Petitioner's site plan prepared by OKW Architects dated August 28, 2007: Pro osed Perimeter Setback North South East West 4' - Re uires Variation A roval 7' at narrowest setback - Re uires Variation A roval 10' (com lies) 7' at narrowest setback - Re uires Variation A roval 3) Variation approval to allow a building height of36'4" as shown on the Petitioner's revised elevations prepared by OKW Architects dated August 28,2007; 4) Conditional Use approval of a drive thru subject to the following: a. All parking lot areas designed to store storm water detention must be clearly designated on the plan. It must also be noted on the plan that no future pavement overlays will be permitted in paved areas designated to store stormwater detention. b. Wolf Road is under the jurisdiction of the Illinois Department of Transportation and Euclid Avenue is under the jurisdiction of the Cook County Highway Department; work within the rights-of-way will require approval from these agencies. c. Development of the site in general conformance with the site plan prepared by OKW Architects dated August 28, 2007 but revised to include 3-sided enclosures constructed from a brick material that matches the building or a smaller size, colored CMU material. d. Development of the site in general conformance with the landscape plan prepared by OKW Architects dated August 28, 2007, but revised to include more low-growing, year-round plants along the south lot line. e. Prior to obtaining a Certificate of Occupancy, the Petitioner shall complete the required Plat of Resubdivision, which creates the proposed two lots of record and shall include an easement over the 36" water transmission main, upon receipt of that information from the Northwest Water Commission. f. Prior to obtaining a Certificate of Occupancy, the Petitioner shall prepare a cross access easement and connection document to allow for future development north of the proposed Lot 1. g. Prior to issuance of a Building Permit, the Petitioner shall submit a lighting plan that complies with the Village's lighting regulations for the lighting within the development. h. The Petitioner shall construct the site according to all Village Codes and regulations, including, but not limited to: the Sign Code; the installation of automatic fire sprinklers and fire hydrants be located and constructed according to Development and Fire Code standards; and all site improvements must done as noted in Sec. 15.402 of the Village Code." Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 6 The Village Board's decision is final for this case. Chairman Rogers thanked Staff for their comprehensive report. Keith Youngquist asked if the only full access is on Wolf Road. Ms. Connolly confirmed and added that the entrances and exits were designed to least impede traffic patterns in that area. Chairman Rogers asked if the Subject Property would be consolidated into one lot of record. Ms. Connolly stated that the property would be two lots of record; the CornEd Right of Way and the proposed development. She showed exhibits displaying the proposed two lots of record. Joseph Donnelly asked if there is a menu board proposed for Starbucks. Ms. Connolly said the Petitioner would be allowed to have a menu board. Mr. Donnelly said he would like to see that menu board located away from the street side. He said the menu board should have been presented as part of the complete package. Chairman Rogers asked about the proposed signage for the tenants at the center. Ms. Connolly said the Sign Code does allow for display of up to six tenant names on the identification sign. Chairman Rogers swore in Dan Wander of Terraco, Inc.8707 Skokie Boulevard, Skokie, Illinois, Luay Aboona of KLOA Inc. 9575 W. Higgins Road, Rosemont Illinois, Todd Shaffer of Haeger Engineering 1300 North Plum Grove Road, Schaumburg, Illinois, and Peter Uliasz of OKW Architects, 600 West Jackson Street, Chicago, Illinois. Mr. Wander thanked Staff for a comprehensive presentation. He gave a brief overview of the project and stated that this project has been years in the making. Terraco is looking forward to developing an under-served area of the Village. He gave a brief history on the lease agreement and land ownership. He showed a site plan demonstrating the location of the power lines, the proposed buildings, and parking. Mr. Wander stated he would like to address the conditions of approval as presented by Staff. He said they have met with Prospect Heights and have made monetary commitments for the future development of pedestrian sidewalks to the Prospect Heights train station. He stated they would work with IDOT to secure the necessary permits for curb cuts. Terraco is willing to abide by the Village requirements for landscaping and screening. Mr. Wander stated that they have secured a lease with Starbucks; however that project is not far enough along to discuss the details of the menu board. Mr. Uliasz gave a brief synopsis of the project. He said the high-tension wires going over the Subject Property, added height restrictions to the building, forcing them to locate the building closer to the west lot line. The building placement was dictated by the constraints of the lot. He stated the curb cuts, drive thru lanes, and parking orientation were all dictated by street traffic and the railroad crossing. Mr. Uliasz gave an overview of the proposed signage, trash enclosure locations, and lighting for the project. He also summarized the proposed landscaping plan. He stated that the high-tension lines running over the site have limited the height of light poles and tress that can be placed on the property. Mr. Uliasz said aside from Starbucks, they are looking at securing national tenants for the lower level and a medical clinic for the second floor. He showed elevations of the project, with a distinct second floor to distinguish the medical office building from the first floor retail. He showed examples of the proposed fayade materials to the Commission. Chairman Rogers asked if the stucco-material is drivet. Mr. Uliasz confirmed that the material is not drivet. He said it is on insulation board and has a nice texture. Chairman Rogers asked why the landscaping was not continued all the way to the railroad tracks or to the tip of the "triangle." Ms. Connolly clarified that the Village Forester will determine how many parkway trees can be planted on site and the developer is financially Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 7 responsible for providing parkway trees every 40 feet. Mr. Uliasz said they are agreeable to planting whatever trees are required or suggested by the Village Forester. There was general discussion regarding planting trees in various areas on the proposed site. Chairman Rogers reiterated the need for parkway trees all the way to the railroad tracks. Chairman Rogers stated that the Village Code has requirements and restrictions to signage and he wants Starbucks to be aware of these restrictions. Mr. Donnelly said Prospect Heights has a bike trail running along the tracks into the parking lot. He asked if they are going to make the sidewalk an additional 3-feet wide to accommodate the bike path. Mr. Wander said they had only discussed the sidewalks at this point. Mr. Shaffer said the sidewalk width will need to be coordinated with Mount Prospect and the adjacent municipality. Chairman Rogers said there is a need to connect the Subject Property to the bike path. Mr. Donnelly stated there is a push to have additional bike paths along the power lines. He said he would like the bike path issue addressed. Mr. Wander said it would be limiting to try and accommodate both a sidewalk and bike path. He said discussions with Prospect Heights did not include a bike path. Ms. Connolly said she is not sure if there is enough physical space to allow the 8-foot pathway in the Wolf Road ROW. Chairman Rogers stated that he would like the possibility of a bike path discussed with the developer. Mr. Donnelly asked about headlight screening from the drive thru lane. Mr. Uliasz said the proposed landscape screening should be sufficient to screen headlights from the street. Keith Youngquist stated that the plans show the second egress doors will be along the drive thru lane and asked if the deliveries are anticipated through the front entrances. Mr. Uliasz said the tenants will be receiving small deliveries such as FedEx through the front entrances. Mr. Youngquist asked for clarification on the trellis element. He said the elevations are unclear as to the size of the trellis. Mr. Uliasz stated that the trellis would start near the drive thru window, tie into the comer of the building, and project out on the east side of the building for the outdoor dining area. The trellis over the drive thru lane is cantilevered and there is no support column for that part of the trellis. There was general discussion regarding the building materials and the elevator/mechanicals screening. Mr. Donnelly asked if this is a LEEDS building. Mr. Uliasz said no. There was general discussion regarding the roof elevations and the elevator mechanicals. Mr. Uliasz said the roof height at the coping ranges from 33.4 feet on the south end to 30.4 feet on the north end. Mr. Youngquist asked if all the mechanicals can be accommodated at one end of the building. Mr. Uliasz said the sloping design of the building would allow additional mechanicals to be screened if necessary, behind the parapet wall. Chairman Rogers asked if the second floor is office space or clinic space. Mr. Wander said it is slated to be medical office use; including appointments. Ms. Connolly said the parking has been calculated to accommodate a medical clinic use. Mr. Donnelly asked again if Terraco is purchasing the CornEd property. Mr. Wander stated that they have made a 99-year ground lease agreement with CornEd. Terraco will be paying the property taxes. There was additional discussion on the lots of record and the 99-year ground lease agreement. Mr. Donnelly asked if the lower power line going over the east end of the Subject Property will still feed the residential area south of the Subject Property. Mr. Wander said that power line is being relocated and as far as he knows, will continue to service the residential areas. Chairman Rogers had questions regarding water detention. Mr. Shaffer said the drainage on the site runs from north to south. Their proposal does not require detention from MWRD, but the municipality does. They are providing a combination of underground storage and parking lot storage. Chairman Rogers asked how large of an area this covers. Mr. Shaffer showed the area of the parking lot where the underground water detention would be located. Mr. Shaffer said Illinois American Water serves this area of the Village and they have contacted them to provide service to this property. Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-31-06 Page 8 Mr. Donnelly asked if the Fire Department has reviewed the plans for truck access. Ms. Connolly confirmed that the Fire Department has reviewed and approved the plans. Chairman Rogers called for further questions; hearing none, the public hearing was closed at 9:44 p.m. Keith Youngquist made a motion to approve Map Amendments, a Conditional Use, and Variations at 1303 Wolf Road as presented by Staff, with the additional conditions as follows: 1. The landscaping will be extended to the edges of the property; 2. The drive thru lane cannot be used as a default loading zone; and 3. The Petitioner will provide revised elevations and site plans to the Village Board. Marlys Haaland seconded the motion UPON ROLL CALL: A YES: Donnelly, Floros, Haaland, Roberts, Youngquist, Rogers NAYS: None Motion was approved 6-0. After hearing four additional cases, Joseph Donnelly made a motion to adjourn 11: 17 p.m., seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant I'. 1 i l,..d! \. ;rL'd~('! , ~ i! > f:L