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HomeMy WebLinkAbout05/26/2011 P&Z Minutes 10-11 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-10-11 Hearing Date: May 26, 2011 PROPERTY ADDRESS: 320 E. Northwest Highway PETITIONER : Tinaglia Architects PUBLICATION DATE: May 11, 2011 PIN NUMBER: 08-12-115-006-0000 REQUESTS: 1) Conditional Use for a drive-through 2) Variation to decrease the required parking lot setback MEMBERS PRESENT: Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Keith Youngquist MEMBERS ABSENT: Theo Foggy Ronald Roberts STAFF MEMBER PRESENT: Consuelo Andrade, Development Review Planner INTERESTED PARTIES : Jim Tinaglia, Mike Polanski, Rick Bowman, Joseph Maniscalco, Michael Davey, Jane Shaffer, Judy Schoch, Mary Skittone, Pat Jamieson Chairman Rogers called the meeting to order at 7:30 p.m. The minutes of the April 28, 2011 Planning and Zoning Commission meeting were approved 4-0 with Mr. Beattie abstaining. Chairman Rogers introduced Case PZ-10- 11, 320 E. Northwest Highway, at 7:32 p.m. Ms. Andrade stated the Petitioner for PZ-10-11 requested a Conditional Use to construct a drive-through and a Variation to decrease the parking lot setback from ten (10) feet to two (2) feet along the north property line for the property known as 320 E. Northwest Highway. Ms. Andrade said the Subject Property is located on Northwest Highway between Maple and School Street. The Subject Property is zoned B5 Central Commercial and is considered part of the downtown commercial district. The Subject Property is bordered by R3 Low Density Residential to the north, B5 Central Commercial to the east, I2 Railroad to the south, and R3 Low Density Residential to the west. Ms. Andrade stated the Petitioner proposed to renovate the existing banking facility and construct two drive- through lanes. The northerly portion of the building would be demolished and a new entry canopy and drive- through canopy would be constructed. Two (2) drive-through lanes and a pass-through lane would be located along the east elevation of the building. The proposed bank would require fourteen (14) parking spaces, which would be met since the proposal would provide a total of sixteen (16) parking spaces. The project requires Conditional Use approval for the drive- through lanes and a Variation to the required parking lot setback along the north property line. Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 1 of 6 Ms. Andrade said the building is currently constructed out of brick veneer, including aluminum storefronts, and a seam metal roof. Per the Petitioner’s elevations, a new entry canopy and drive-through canopy would be constructed to match the existing brick and metal roof. Ms. Andrade stated the new entry and drive-through canopies would also include stone veneer at the base of each column. Ms. Andrade said the Petitioner submitted a landscape plan detailing the proposed plant materials and sizes. As currently drawn, the landscape plan does not comply with the landscape requirements. The landscape plan would need to be revised to provide additional plantings as listed in the Staff Report. Ms. Andrade stated the standards for Conditional Uses are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. The following is a summary of these findings: The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; 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; And that adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets are provided. Ms. Andrade said the drive-through lanes have been designed to be located on the east side of the building with landscaping located just north of the lanes along the north property line as to not have a detrimental impact on the adjacent properties. Access to the bank would not change from the existing access points. The primary access point would remain off of Northwest Highway. The use as a bank complies with the Comprehensive Plan and would be constructed according to Village Codes. Ms. Andrade stated the standards for a Variation are listed in Section 14.203 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. This slide represents a summary of these findings, which include: 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. Andrade said prior to submittal, the Petitioner discussed the proposal with Staff on numerous occasions. The proposed development was designed to minimize the scope and number of Variations and still create a feasible drive-through bank. The site currently included two parking spaces along the north property line, which have a zero (0) setback to the north property line. The requested Variation to the parking lot setback along the north property line is needed because the Petitioner intends to construct new parking spaces that would be setback two (2) feet away from the property line and still comply with the minimum twenty-four (24) foot two way drive aisle. There is an existing wood privacy fence located along the north property line on the residential property to the north that will remain as is. Also, the Petitioner intended to increase the quantity and quality of the perimeter landscaping along the north property line to mitigate the impact of the parking lot setback. Ms. Andrade stated based staff review , Staff recommended that the Planning & Zoning Commission approve the motions listed in the Staff Report. Chairman Rogers swore in the Petitioner, Jim Tinaglia, Tinaglia Architects, 814 W. Northwest Highway, Arlington Heights, Illinois. Also sworn in were Mike Polanski, Chairman of Village Bank and Trust, Arlington Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 2 of 6 Heights, Illinois, and Rick Bowman from Ravenswood Bank, Mount Prospect, Illinois. Mr. Tinaglia explained how Village Bank and Trust would be taking over the bank at the Subject Property. The bank would be changing names and Mr. Bowman would be running the branch. Mr. Tinaglia stated that he has spoken with Staff on several occasions and wanted to address some issues before the Commission. He said the request for the two (2) foot setback along the north property line has been changed to four (4) feet. This would move the drive aisle and increase the landscaping along the north property line. Mr. Tinaglia said there were no other ways to configure a drive-through on the Subject Property other than what was submitted. Mr. Tinaglia stated that the garage along the northwest corner of the Subject Property would be demolished allowing an area for employee parking. Mr. Tinaglia said Village Bank recognized the need for drive-through lanes on the Subject Property. There would be two (2) drive-through lanes and one (1) pass-through lane. Mr. Donnelly asked if an ATM would be installed in the pass-through lane. Mr. Tinaglia stated an ATM would be installed, but not in the third lane. The second drive-through lane would be doubled up as a lane for a teller and a lane for the ATM. Mr. Tinaglia said the pass-through lane was needed to meet the Village’s stacking requirements. Mr. Beattie confirmed with the Petitioner that the third lane would remain as a pass-through lane. Mr. Beattie asked what kind of additional landscaping would be installed in the area north of the proposed drive- through lanes. Mr. Tinaglia stated that a landscape architect has been hired to include taller shrubbery that is green all year round. He said Staff required more landscaping than what was originally proposed. Chairman Rogers confirmed with the Petitioner that he would address all six (6) recommendations listed by Staff in its report. Chairman Rogers swore in Joseph Maniscalco, 217 Village Drive, Mount Prospect, Illinois. Mr. Maniscalco stated he opposed the plans as submitted by the Petitioner. He had concerns about the location of the ATM in regards to his property. Mr. Maniscalco compared the ATM with the standards for a Conditional Use. He also mentioned how close car lights would be to his and his neighbor’s property. Mr. Maniscalco questioned why the pass-through lane existed and believed it may be utilized by the bank in the future. Mr. Beattie asked how high the fence was that separated the Subject Property with the residential area to the north. Mr. Maniscalco said the fence was five (5) feet high. He stated the fence is slated so there are some areas that can be seen through the fence. Mr. Donnelly asked if a solid six (6) foot fence would be preferred. Mr. Maniscalco said he wanted something that was soundproof and view proof from all sides. He believed that any use at the Subject Property would significantly alter the character of the townhome development to the north. Chairman Rogers swore in Michael Davey, Executive Director and President of Mount Prospect Child Care Center, 406 E. Northwest Highway, Mount Prospect, Illinois. Mr. Davey said his business is located at School Street and Northwest Highway (across the street to the East from the Subject Property). Mr. Davey asked if there were safety measures indicating that there was a child care center in the area. He wanted to know if any signs would be placed to warn motorists. Chairman Rogers swore in Jane Shaffer, 217 College Drive, Mount Prospect, Illinois. Ms. Shaffer said she is a member of the Board of Directors for the Village Commons Condominium Association. She stated there were concerns for lights from vehicles, but a major concern was the driveway. Ms. Shaffer stated that the bank has an easement on the Village Commons property. She believed more patrons of the bank would utilize the easement due to the traffic flow of the site and turn onto School Street, rather than Northwest Highway. Ms. Shaffer also discussed signage for safety reasons. She asked the Commission if the Conditional Use would transfer to any Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 3 of 6 other business types. Ms. Shaffer wanted to know if a restaurant with a drive-through could go in if the Conditional Use was approved and issued to the bank. Chairman Rogers said the Conditional Use was only for the bank. Any other proposed use that included a drive-through would be subject to its own public hearing. Chairman Rogers swore in Judy Schoch, 221 Village Drive, Mount Prospect, Illinois. Ms. Schoch stated that she was also on the Board of Directors for the Village Commons Condominium Association. She provided a picture that showed the view outside her front window. Ms. Schoch said the current existing fence would be inadequate for the lights that would come through from the proposed drive-through. She knew landscaping was being proposed, but asked about a taller fence. Ms. Schoch stated the four (4) foot request for the setback was more reasonable than the two (2) foot setback that was originally proposed. Mr. Youngquist asked who owned the fence. Ms. Schoch stated that the fence belonged to and was on the Village Commons property. There was additional discussion on replacing the fence and whose property it would be placed on. Mr. Youngquist stated that Ms. Schoch’s view would change out her den window with the proposed landscaping. Ms. Schoch was okay with this. Chairman Rogers said the Commission has received letters from neighbors who expressed their concerns regarding the Subject Case. Ms. Schoch stated that there were concerns, but the Association was looking to compromise. Chairman Rogers swore in Mary Skittone, 1503 Oneida Lane, Mount Prospect, Illinois. Ms. Skittone stated that she was speaking on behalf of her parents who reside at 221 University Drive, Mount Prospect, Illinois. She said her parents wrote a letter that was submitted to the Commission. Ms. Skittone wanted to reiterate the Conditional Use standards as stated by Staff. She believed the lights facing north would be detrimental and lower her parents’ property value. Chairman Rogers swore in Pat Jamieson, 219 Village Drive, Mount Prospect, Illinois. Ms. Jamieson stated that her unit is located entirely on the second floor that overlooks the parking lot for the bank. She said she would see any headlight coming in from Northwest Highway. Ms. Jamieson asked if vehicles could come in off of School Street and face south towards Northwest Highway. She was concerned with the Variance request for the setback and stated all she would be looking at out of her window would be vehicles. Chairman Rogers asked the Petitioner if he would be willing to install a higher fence. Mr. Tinaglia stated that he would be willing to replace the fence on the Village Commons property. He said the height of the fence could be determined by Staff and the Planning and Zoning Commission. Mr. Tinaglia stated greenery would help everyone in regards to the concerns. Mr. Tinaglia discussed the easement that runs to School Street and the bank’s relationship with the Village Commons Association. Chairman Rogers asked about the operations of the bank. Mr. Polanski stated the drive-up would be opened from 7:30 a.m. to 6:00 p.m. Mr. Bowman said the lobby hours would be 8:00 a.m. to 5:00 p.m. Monday through Thursday, 8:00 a.m. to 6:00 p.m. on Fridays, and 8:00 a.m. to 1:00 p.m. on Saturdays. Chairman Rogers said there would not be a lot of traffic with headlights on late in the evening. Mr. Tinaglia stated the only time headlights would be on during bank hours would be in the winter time when the days are shorter. Mr. Polanski discussed the concerns regarding ATM traffic when the bank is closed. He stated the data they have was based on their head office and branch of Village Bank and Trust located at 234 W. Northwest Highway in Arlington Heights, Illinois. Mr. Polanski said the Arlington Heights branch is much larger than the proposed Mount Prospect branch. It has one ATM machine as well. Mr. Polanski said from 11:00 p.m. to 6:00 a.m., the Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 4 of 6 bank has averaged one (1) ATM transaction per day. This data was taken from January 2011 through a part of May 2011. From 6:00 p.m. to 11:00 p.m., the bank’s ATM averages two and a half (2.5) transactions per day. Mr. Polanski stated the Mount Prospect branch would not be as busy as the Arlington Heights branch and concluded that the ATM activity would not exceed either. Mr. Beattie confirmed with Mr. Polanski that there would only be one ATM at the Subject Property. Mr. Donnelly asked where the ATM would be located on the Subject Property. Mr. Polanski said it would be in the second lane beyond the teller tube. Mr. Polanski stated the majority of the ATM activity is conducted during the day when the bank is open. Mr. Beattie asked what the purpose was of the pass-through lane. Mr. Tinaglia said it is for vehicles that are caught up in the drive-through that no longer want to wait. He stated per Village Code, each active drive-through lane has stacking requirements for four (4) cars. Mr. Tinaglia said he could not meet the stacking requirements for three (3) active lanes. The Petitioner met the stacking requirements for two (2) active lanes and one (1) pass- through lane. Ms. Andrade stated that it is common practice of the Village to request the pass-through lane for any drive-through. Mr. Floros discussed how the Chase Bank on Busse Avenue has ATM traffic that is constant and well into the evening. Mr. Youngquist agreed and stated headlights from vehicles shine on residential single-family homes. He discussed the circulation and traffic flow for the bank and stated that the circulation for the proposed drive- through could not face south because drivers would need to face the teller stations. Mr. Donnelly discussed how landscaping would reduce the amount of light from vehicles. Mr. Polanski stated that the bank would do whatever is necessary. He said that the bank has drawn up the best plan for the site based on existing conditions. Mr. Polanski stated the drive-through is necessary for the bank to be a success. Mr. Donnelly asked if the range of hours of operation be placed within the Conditional Use. Mr. Polanski agreed, but asked for some leeway because the bank just changed its hours trying to determine what works best for them. He would not have any issue if a condition was placed stating that the bank could not be opened past 7:00 p.m. Mr. Maniscalco wanted the Planning and Zoning Commission to consider the noise factor for the subject case in addition to the light issue. He also asked if the Petitioner received approval from the Village Board, when the project would begin. Chairman Rogers said the time table for the project to be completed is not under the jurisdiction of the Planning and Zoning Commission. If the Petitioner received approval from the Village Board, then plans could be submitted to the Building Department and the permit process could begin. Mr. Donnelly stated a bank with its hours of operations creates a lot less noise than other uses that could go in at the Subject Property. Chairman Rogers asked if there was anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:14 p.m. and brought the discussion back to the board. Mr. Floros asked those in the audience to show by a raise of hands who could live with the additional conditions placed and who could not. Mr. Donnelly made a motion, seconded by Mr. Youngquist to approve a Conditional Use to operate a bank with drive-through lanes and Variation to reduce the parking lot setback from ten (10) feet to four (4) feet along the north property line at 320 E. Northwest Highway, Case No. PZ-10-11, subject to the conditions listed in the Staff Report and the following additional conditions: Providing a six (6) foot tall privacy fence along the north property line that will be owned by the residential townhome association; and The hours of operation not to exceed from 7:00 a.m. - 7:00 p.m. Monday-Friday, and 7:00 a.m. - 3:00 p.m. Saturdays. Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 5 of 6 UPON ROLL CALL: AYES: Beattie, Donnelly, Youngquist, Rogers NAYS: Floros Motion was approved 4-1. The Village Board’s decision is final for this case. After hearing two previous cases, Mr. Donnelly made a motion, seconded by Mr. Beattie to adjourn at 9:41 p.m. The motion was approved by a voice vote and the meeting was adjourned. ________________________________________ Ryan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ-10-11 Planning & Zoning Commission Meeting May 26, 2011 Page 6 of 6