Loading...
HomeMy WebLinkAbout03/23/2000 ZBA minutes 07-2000 MINUTES OF TH~ REGULAR MEETING OF THF. MOUNT PROSPECT ZONING BOARD OF APPEALS CASE NO. ZBA-07-2000 Hearing Date: March 23, 2000 PETITIONER: John Wojfila, P.E. Zeremba Group, LLC 14600 Detroit Ave. Lakewood, OH 44107 SUBJECT PROPERTY: 1 E. Rand Rd. PUBLICATION DATE: March 8, 2000 DAILY HERALD REQUEST: Conditional Use approval to permit construction of a 10,880 s.f. Drug Store with drive-through and associated Variation MEMBERS PRESENT: Merrill Cotten Leo Flores R/chard Rogers Keith Youngquist Arlene Juraeek, Chairperson MEMBERS ABSENT: Elizabeth Luxem , STAFF 1VIEMBERS PRESENT: Michael Blue, AICP, Deputy Director of Community Development INTERESTED PARTIES: John Wojfila, P.E. ~: Camille Schofidd Susan Weems Steve Orabowski Vic Oiovannini Bob Boles Chairperson Arlene Suracek called the meeting to order at 7:32 p.m. Minutes of the February 24, 2000 meeting were approved with corrections. At 8:25, after hearing one case under Old Business and one case under New Business, Ms. Juraeek introduced Case ZBA-07-2000, for CVS Pharmacies at 1 E. Rand Rd. Michael Blue, Deputy Director of Community Development introduced the case, indicating that notice had been provided in the newspaper, mailed notices, and through signage on the property. He indicated this request was for Conditional Use approval to permit a drug store with drive-through, with one associated Variation for the site. The subjeet property is about two acres in size, is located at the southeast comer of Kensington Road and Blmhurst Road, and contains a vacant commercial structure (the former Heilig Meyers store)~ The applicant proposes to construct a 20,880 square foot retail structure to contain a 10,880 square foot C.V.S. Pharmacy and 10,000 square feet of additional retail space. The site would include 85 parking spaces. The drive-through facility on the west side of the building, which is set hack 30 feet from the exterior side property li~e,/~eates the need for a conditional use. Mr. Blue described how the subject site is in the B-3 Community Shopping District. "Drug sio.res" are listed as permiRed us~s in the B-3 district. "D~ive-through and drive i.n establishments~' are listed as Conditional Uses in thh B-3 district. The.proposed drag .sto~e with ~drive~through will require .a: Conditional Use approval by the'Village. Board. Also, a Varlation.i.s requested for a required landscape sg{back on the west side of · . .thepropen'y.' · ' · . .' .". - " . '- '".. . ... ' '. Zoning Board of Appeals ZBA-07-200o~ Arlene Juracek, Chairperson Page } Mr. Blue noted that the Village's Comprehensive Plan designates the subject property for general commercial and office uses, and that the proposed drug store is an appropriate use within this designation. Also, that the Rand Road Corridor Study does not make specific recommendations regarding this parcel, but calls for improvements in the visual appearance of the corridor. Mr. Blue described how the Village is currently preparing design guidelines for its commercial corridors (including Rand and Route 83). The proposed development site is an excellent opportunity to apply the enhanced landscaping that is being centemplated. As with the first case heard this evening, the subject site is adjacent to a portion of the possible "Ring Road" system being considered by IDOT to relieve congestion at the Rand/ElmhurstJKensington intersection. While the "Ring Road" could require minor modifications to the subject property, the site plan would be compatible with eventual development of the "Ring Road". Mr. Blue continued by describing the structure as a 20,880 s.f. retail building that would be constructed primarily ora brown brick and include a brick parapet and canopies. EIFS would be used as an accent in the sign bands, and the building would be consistent with the policy of requiring masonry coustruetion for new commercial buildings in the Village. The preliminary landscape plan for the property was described as an important element of the proposal because of the site's location on two prime commercial corridors. Main characteristics of the site are that it includes a minimum of 14 feet of landscape area adjacent to all rights-of-way, a 10 foot perimeter on the south property line that includes shrubs and trees, and interior parking lot landscaping in excess of the five percent requirement. Two deficiencies with the landscape plan are that it does not include sufficient landscape materials along the north al';. ,3 east property line. Also, the foundation landscaping is not provided around the entire building. The lack of materials along the north and east can be addressed at time of building permit application. As for the foundation landscaping, enough landscaping material is provided along the building and in the parking lot that the intent of that requirement is met and can be approved administratively. A final landscape issue is possibly increasing the depth of the landscape area at the north end of the site. This comment was raised by staff during their initial review, and was aimed at creating the largest possible landscape area along Kensington for enhancement through the corridor design guidelines currently being developed. In redesigning the site, the applicant did not increase this area, but enlarged an interior landscape island in the not~h part of the lot. Mr. Blue noted that the comment was in the staff report for the ZBA's consideration, but was not intended as a condition ofappreval. Mx. Blue desoribed the site as meeting required building setbacks. In addition, the parking lot meets all setbaok' requirements - except one. Parking lots in the B-3 District must be set back 30' where the lot abuts residential property. The site is adjacent to residentially zoned and developed properties for the south 161 feet of the west property line. The proposed drive-through lane enoroaches to between 15' and 24' fi.om that property line and the applicant has requested a Variation for that item. The parking and staoking requirements fi.om the zoning ordinance were described by Mr. Blue. He noted that four spaces per 1,000 square feet of gross floor area are required, and that the site would need 84 parking spaces for the 20,880 s.f. of building. Mx. Blue added that, while the zoning ordinance does not specify a minimum stacking requirement for pharmacy drive-thrOugh lanes, 5 stacking spaces are required for bank drive-through windows. The grepesal, ineludes six stacking spaces for each of the two drive-through lanes. Thus, the site meets its requirements for parking spaces and stacking. Regarding the on-site circulation, it wa~ noted that traffic flow.in the'one-way dri, ~tlong the south side Of the building should remain west to ~ast. The staff report recommends changing the diredtimr: However, additional information, provided by the applicant and further review by staff indicates that the flow is appropriate as proposed and staff recommendation number seven (reversing the flow) shoul~ be deleted fi.om ~he lis. t. 'of. apprbval conditions. . - . . . ' ' ' . . : ' ' · . . ' ' Zoning Board of Appeals ZBA-07-2000 Arlene Jurncek, Chairperson Page 3 Regarding the Zoning Ordinance standards for Conditional Uses, which generally consider the impact on adjacent properties, Mr. Blue noted that the new structure and landscaping would be an improvement for the site and surrounding area, that it was similar in intensity to tho area, was in compliance with the Comprehensive Plan, and would have little or no impa~t on adjacent properties. As for the re, quested variation, Mr. Blue indicated that the petitioner noted the odd shape of the site as a part of the hardship request. He also noted that requiting the full 30' set back would not improve the buffer along adjacent residantial uses, as the landscape area provided already includes adequate landscape materials. In addition, providing the full setback would negatively affect the on-site circulation. Basnd on that analysis, IV'ff. Blue presented the staff re. commendation that the ZBA recommend to the Village Board approval of the proposed Conditional Use and Variation to permit the establishment cfa pharmacy with drive-through at I E. Rand Road, Case No. ZBA-07-2000, with the conditions listed in the staff report, except for number 7, which would require reversing the direction oftbe south driveway. Richard Rogers asked if requests for signs at this location would be heard by the Sign Review Board. He said there were quite a few signs shown on the drawings that were not legal. Mr. Blue answered affirmatively. Mr. Youngquist asked if there had bean any preliminary engineering concerning detention and how it would be handled. Mr. Blue said not yet, but those plans would need to be reviewed and approved. Mr. Youngquist asked if the driveway on Elmhurst Road in/out had received preliminary approval from IDOT. Mr. Blue said the Village had not contacted IDOT, and that the petitioner would need to answer that question. Ms, Juraeek then asked if the petitioner wanted to speak. John Wojtila, Civil Engineer with the Zaremba Group in Lakewood, Ohio, developers of this and other CVS properties; Mr. Steve Grabowski, Traffic Engineer with Me~-o and Camille Shofidd, Sign Coordinator with Collins Signs, were sworn in. Mr. Wojtila pointed out there is currently very little landscaping on the site and the corrent building is 39% larger than the proposed building. He showed the Board new drawings of the drug store with a drive-filrongh facility and retail space. He said the plan had been tweaked from file original submission and asked that file 6' strip be allowed in the proposed area and not up towards Kensington, as they would lose two parking spaces.. He showed several drawings and said the elevation was changed slightly from the original submission of three retail stores with a CVS Pharmacy. He explained CVS was proud to come to our area and he asked the Beardts support in their endeavor. Regarding file six-foot deep landseapo island in the parking lot, Mr. Blue indicated that would be acceptable if the area included landscaping and if the petitioner was willing to work with the Village to provide additional landscaping at the north end of file site. Mr. Wojtila said they would be willing to do that. Mr. Flores asked about the history of CVS stores. Mr. Wojtila said file finn's headquarters are in Rhode Island and most of the stores are east of file Mississippi, with most locations in New England, Ohio, and Michigan and the southeast; CVS has over 5,000 stores in the eastem side of the United States. When they purchased Revco Drugs, they started expanding through the eastern part of the United States. 'This is their first foray into the Chicago market. Ms..Iuracek asked about detention at the site. Mr. Wojtila said, although final engineering is not oomplete, it is their intention to do underground detention. Ms. Juracek this site and its close proximity to Bbrder~s would be a positive image for the area. She asked what type of tenants CVS was looking for;, Mr. Wojtila said retail stores that would be cohesive with CVS Pharmacies. Mr. Blue pointed out a restaurant or other high-density business' couldn't be accommodated because of parking limitations. MS. Suracek asked if anyone in file audience wanted to sp~k. Bob Boleg came forward and explained he was file next door'nelghbor'to file prope!ty. He said he had spoken with his other neighbor, the owners Of file 303 Cab Co. and ... neither. cy nor he .have any obj io to.th p oposal. · oning Board of Appeals ZBA~07-200~ Arlene Juraeek, Chairperson Page :: .g~ At 9:00, Ms. Juracek closed the public hearing to the audience and asked Board members for discussion. Mr. Floros asked the size of the present building on the site. Mr. Wojtila said it was 34,369 s.f. and the new building would be about 20,000 s.f. Ms. Juracek pointed out that would be less building and more landscaping at the site than at present. Mr. Youngquist said there are three existing curbeuts and the one additional curbcut would be key to the entire layout and has [DOT approved. Mr. Blue said staff had not been in touch with IDOT but agreed the additional curbcut was important. Mr. Rogers said the proposed building is far enough away from residences across the street, Rte. 83, to be no detriment to the neighbors and still be an improvement to the area. Richard Rogers made a motion to recommend approval-to the Village Board for a Conditional Use and associated Variation to permit construction of a 10,800 s.f. drug store with drive-through and 10,000 s.f. of retail space with the six conditions listed in Staffs memo to the Board, with the elimination of Condition #7. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Cotten, Floros, Youngquist, Rogers, and Juraeek NAYS: None Motion was approved 5-0. At 9:20 p.m., after one more ease was heard under New Business, Leo Floros made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Michael Blue Deputy Director of Community Development