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Home My WebLink About07/27/2000 ZBA minutes 24-2000 MINUTES OF TIlE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS CASE NO. ZBA-24-2000 Hearing Date: July 27, 2000 PETITIONER: Pete & Koula kouras PUBLICATION DATE: July 12, 2000 DALLY HERALD REQUEST: Conditional Use to construct a Citgo station and a Variation to coustruct a canopy, which would extend into a setback MEMBERS PRESENT: Merrill Cotten Leo Floros Elizabeth Luxem Richard Rogers Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Michael Blue, AICP, Deputy Director of Commuui~, Development Judy Connolly. AICP, Senior Planner INTERESTED PARTIES: Marjorie Bajgabek Dan Duranso Sal & Connie Rizzo Lester Kelley A. Rogers Burton Von Wetering Joe & Helen Zirko Chairperson Arlene Juracek called the meeting to order at 7:34 p.m. Minutes of the June 22, 2000 meeting were approved, Merrill Cotten and Richard Rogers abstained from voting. At 8:00, after hearing two other cases. Juracek opened Case ZBA-24-2000, a request for a Conditional Use to construct a Citgo station and a Variation to construct a canopy that would encroach into a setback Judy Connolly, Senior Planner, stated that public notice had been given and introduced the staff memorandum for the item, a Conditional Use to construct a Citgo station and a Variation to construct a canopy that would extend eight-feet into a 30-foot setback. Ms. Connolly then informed the Zoning Board that the case would be Village Board final. Ms. Connolly summarized the case. She stated that the subject property is a vacant gas station at the southeast corner of Rand and Euclid Roads, south of the Creekside condominium development, adjacent to single family residential and across the street from a Mobile gas station. She said that the petitioners plan to raze tile existing structure and construct a 3,250 square foot Citgo convenience store and gas station with six gas pumps. She said that the site is currently accessed from two driveways on Rand Road and two driveways on Euclid Road. The petitioners plan to eliminate one driveway from each street frontage and locate the new driveways away from the intersection of Rand and Euclid Roads, towards the middle of the property. Ms. Connolly explained that the petitioner is seeking a variation to allow the canopy, which covers tile gas pumps, to encroach into the required 30,foot setback along Raud Road by 8 feet. The petitioners said ttmt the irregular shape of tile lot is a hardship that makes it difficult to keep the canopy within the required 30-foot setback aud provide sI~elter wlqilc people are gctti~)g gas. She said that staff reviewed tile petitioner's plat of su~-~c'~' and site plan ?.nd visited thc site Zoning Board of Appeals ZI'~AQ4-2000 Arlene J uracek, Chairperson Page Ms. Com~olly reported that tile proposed structure would be constructed of brick and concrete block with a fiat root: large windows, and pre-finished metal panels above the x~ mdows at tile top of the building. She said tile proposed building is brick on three sides and concrete block ou one side. She said that, while this fulfils tile ZBA and Village Board policy of requiring masonry construction for new buildings in tile Village, the concrete block elevation is across from tile backyards of single family residences. Ms. Connolly described the parcel for tile proposed Conditional Use as a vacant Shell gas station along a commercial corridor. She said that the applicant proposes to establish a new Citgo convenience store and gas station similar to the previous use. She noted that revising the landscape plan to provide an enhanced buffer for the ad.iacent residences should allow little or no negative impact on tile adjacent area, utility provision or public streets in tile area. She said that the proposed Conditional Use xvould comply with the Comprehensive Plan and the Zoning Ordinance requirements with the exception of the canopy. She pointed out that the Rand Road Corridor Plan calls for eliminating curb cuts where possible to impro;'e the safety and flow of traffic. Tbe petitioners' proposal includes this provision and the proposed Conditional Use and Variation would not have any significant effect on the public welfare. Ms. Connolly explained that the proposed Conditional Use a::d Variation ,,viii meet tile required standards listed in tile Zoning Ordinance, when tile staffs recommended conditions of approval have been met. She said that, based on tl~ese findings, Staff recommends that the ZBA recommend approval of tl~e proposed Conditional Use to permit the establisfnment cfa Citgo convenience store and gas station, and variation to locate a canopy 8-feet into tile required 30- foot setback at 630 W. Rand Road, Case No. ZBA-24-2000. Ms. Juracek asked Judy if the 25' setback on the east side 05 tile properLx is the legally mandated setback and if tile5 are building right up against it. Ms. Cmmolly responded it ,.vas and that when commercial property abuts residemial {fie commercial development must adopt tile more stringent setback. Richard Rogers asked if the old tanks had been removed. Sis. Connolly said they had been remoxed but she did not know if the soil had been cleaned-up. Merrill Cot-ten asked if the curbcuts would be the same as tile existing ones. Ms. Connolly said they were different; they are narrower and allow for better ingress/egress to tI,e site. Tile petitioner ,.,,'iii need to obtain IDOT approval for tile curbcuts. John Kouchoukos, 3518 S. Sunnyside in Brookfield, was sv. orn in and said that be was the architect for the project. representing the owr~ers Pete and Koula Louras. He said that tbey did the best they could to design the site according to code requirements, but they had a problem conforming to tbe 25' setback. They tried to do everything possible to make tile site attractive and he presented tile landscape plan. Since there are residential neigbbors behind them, theT, placed the building where it would block the canopy light..Also, tbere will be a 6' fence and landscape screening ~o provide a buffer. The owners ,,,,,ill manage the station with their family and want to be good neighbors. Ms. Juracek said this was probably tile best-landscaped gas station the ZBA has seen and that the only Variation appears to be a corner of the canopy. John Koucboukos said they are asking for a little Iess than eight-foot setback variation because there is not much building space and they are striving for better function and an overall aesthetically pleasing development. Ms. Juracek asked bow high the canopy would be and Mr. Koucboukos said that it would be I4' - 18' in heigbl. Mr Koucboukos said there would be a mini-mart and a coffee area with donuts inside tire building. Mr. Rogcrs asked about the construction of n~asonD', metal panels, and asked if Dryvit would be used on tire building Mr. Koucboukos said no Dryvit xvould be used oning Board of Appeals ZBA-24-2000 Arlene Juracek, Chairperson Page 3 Mr. Rogers asked if underground tanks bad been removed. Mr. Kouchoukos said tile), were and remediation of the soil was done. Mr. Floros said tile setback variation for the canopy was a minimal request and sbou[d be approved. Burton Van Weddering, 710 Creekside Dr., Unit 504, was sworn in. He stated that he lived north of the property on the fifth floor. In past experience, be said that a searchlight shone in bis bedroom window from file time be moved in until the station closed. He said he wanted assurances that there would be no lighting spraxvl into their bedroom and asked if this would be a 24-hour operation. John Kouchoukos said they would use canopy lights and that those lights would not throw light past property lines, as required by tile Village's revised lighting ordinance. They will not be a 24-hour operation at the beginning, but this may change later and become a 24 hour operation, depending on the level of' business. Richard Rogers made a motion to recommend approval of the request for Variation and Conditional Use with the conditions listed in the staff memo. Leo Floros seconded the motion. At 8:15, Chairperson Juracek closed the Public Hearing and asked for discussion from tile Board. UPON ROLL CALL: AYES: Cotten, Floros, Lnxem, Rogers, Youngquist. and Juracek NAYS: None Motion was approved 6-0. At 10:06 p.m., Merrill Cotten made motion to adjourn, seconded by Keitb Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary ~/'qJ~dy ~'c~l'['y, Semor Planner