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HomeMy WebLinkAbout07/28/2011 P&Z Minutes 16-11 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-16-11 Hearing Date: July 28, 2011 PROPERTY ADDRESS: 299 W. Central Road PETITIONER : Mount Prospect State Bank (a branch of Glenview State Bank) PUBLICATION DATE: July 13, 2011 PIN NUMBERS: 08-12-100-012-0000 REQUESTS: 1) Conditional Use for a drive-through bank 2) Variation to increase height of fence 3) Variation to allow light fixtures which are not full cutoff MEMBERS PRESENT: Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Theo Foggy Ronald Roberts Keith Youngquist MEMBER ABSENT: None STAFF MEMBERS PRESENT: Consuelo Andrade, Development Review Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES : Norman Kurtz, John Eilering, John Green, Adam Fishman Chairman Rogers called the meeting to order at 7:33p.m. Mr. Floros made a motion, seconded by Mr. Donnelly to approve the minutes of the May 26, 2011 Planning & Zoning Commission meeting; the minutes were approved 5-0 with Mr. Roberts and Mr. Foggy abstaining. Chairman Rogers explained that the June 23, 2011 Planning & Zoning Meeting was continued to the July 28, 2011 meeting because Village Hall lost power due to a confirmed tornado that struck the Village. Chairman Rogers expressed his appreciation and gratitude towards the public servants of the community for their efforts with cleaning up the Village after the storm. After hearing three (3) previous cases, Chairman Rogers introduced Case PZ-16-11, 299 W. Central Road, at 10:47 p.m. Ms. Andrade stated the Petitioner for PZ-16-11 requested a Conditional Use to construct a drive-through bank and Variations to increase the fence height and allow light fixtures which are not full cutoff for the property located at 299 W. Central Road. Ms. Andrade said the Subject Property is located on the corner of Elmhurst Avenue and Central Road and is zoned B5C Core Central Commercial. The B5 District surrounds the Subject Property on all four sides. Currently, the site is occupied by the Little America Restaurant. Ms. Andrade said the Petitioner is proposing to demolish the existing building and construct a new commercial building for Mount Prospect State Bank. Per the Petitioner’s site plan, access to the bank would be provided via the existing drives located on Elmhurst Avenue. The new building would include three (3) drive-through lanes on the east side of the building, which requires Conditional Use approval. Richard Rogers, Chair PZ-16-11 Planning & Zoning Commission Meeting July 28, 2011 Page 1 of 5 Ms. Andrade stated the bank would provide a total of twenty-four (24) parking spaces, which exceeds the Code’s minimum requirement of fourteen (14) parking spaces. Ms. Andrade said per the elevation drawings, the building would be constructed out of brick veneer with cast stone along the base of the building. She showed a slide that depicted the north building elevation which would front Central Road. The south elevation would include the front entrance. Ms. Andrade stated the brick and cast stone would also make up the building’s side elevations. As shown, the building would measure thirty-eight (38) feet in height. Ms. Andrade said the site plan indicated a fence along the east property line. The fence would be constructed of wood and include a lattice design. The posts would measure up to ten (10) feet and two (2) inches tall and the fence panels up to eight (8) feet tall, when the Village Code limits the height up to five (5) feet. The Petitioner was seeking Variation approval to allow a fence as submitted to Staff. Ms. Andrade stated the site plan also indicated seven (7) new parking lot light poles. The Petitioner’s photometric plan indicated the proposed light levels would exceed the Village Code requirements. The Petitioner has not requested relief from the illumination levels and would be required to revise the photometric plan to comply with Code. Ms. Andrade said the Petitioner would like to install light standards which are not full cutoff. The light standard required Variation approval. Ms. Andrade stated the Petitioner submitted a landscape plan that detailed the proposed plant materials and sizes. As currently drawn, the landscape plan required minor revisions. The Petitioner was not requesting relief from the Code’s landscape requirements. Ms. Andrade said 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: that  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 stated the Petitioner’s request to construct a drive-through bank met the standards for a Conditional Use. The bank would not have a detrimental impact on the adjacent retail buildings and access to the bank would not change from the existing access points or traffic patterns. The use or value of the adjacent properties would not be impaired. The use as a bank complied with the Comprehensive Plan and would be constructed according to Village Code. Ms. Andrade said 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. A summary of these findings 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 Richard Rogers, Chair PZ-16-11 Planning & Zoning Commission Meeting July 28, 2011 Page 2 of 4  Protection of the public welfare, other property, and neighborhood character Ms. Andrade stated per Village Code, a five (5) foot tall fence is permitted along the side yard. The Petitioner requested Variation approval to allow a fence up to ten (10) feet and two (2) inches. The need for the additional height for privacy was not warranted and did not constitute a hardship per Village Code. The alleged hardship presented in this case is directly related to the property owner’s own interest in the property and not by the zoning code. Ms. Andrade said the Petitioner was seeking a Variation to allow non-full cutoff light fixtures. The proposed parking lot light poles would provide consistency with the exiting lights in downtown; however it does not constitute a hardship necessary for approval of a Variation. Full cutoff fixtures can be installed that provide visual imagery to the development while complying with the Code requirements. Additionally, the Village has not supported this type of request since the requirement was added to the Code. Ms. Andrade stated based on the findings, Staff recommended that the Planning & Zoning Commission approve the Conditional Use for a drive-through bank and deny the Variations to increase the height of the fence and to allow light fixtures which are not full cutoff. The Planning & Zoning Commission's decision is final for the fence request. The Village Board’s decision is final for the Conditional Use request and Variation request for non-full cutoff light fixtures. Chairman Rogers swore in Norman Kurtz, 32 W. Busse Avenue, Mount Prospect, Illinois. Mr. Kurtz introduced those who were in attendance on behalf of the Petitioner to discuss the Subject Case. Chairman Rogers swore in John Eilering, 302 S. Lancaster, Mount Prospect, Illinois. Mr. Eilering stated the purpose of the zoning case was so Mount Prospect State Bank could have a location with a drive-through facility. He discussed the need for the drive-through which the bank does not have at its current location, 20 E. Northwest Highway. Mr. Eilering said he has had discussions over time with the property owners who had stated their interest to retire and sell the property where the current Little America Restaurant is located. He discussed the background of the bank. Chairman Rogers swore in John Green from Groundwork, Ltd, 351 West Dundee Road, Buffalo Grove, Illinois. Mr. Green stated that he is the Planner and Landscape Architect working on the proposed project. He said that the Petitioner does not need the lights and would comply with the full cutoff lights as addressed in the Village Code. Mr. Green stated the proposed fence would be an architectural feature for the Subject Property. He said the fence is in two (2) segments and is not continuous. Mr. Green stated that the open area of the fence connects with the park that is adjacent to Capannari Ice Cream. He said the bank wanted to continue the pedestrian access flow in the Village’s downtown area. Mr. Green discussed how the bank would be extending walkways on the Subject Property. He stated that if the fence Variation was not granted, the bank would have no issues with installing a five (5) foot fence. Mr. Floros asked Mr. Green if the pedestrian feel could be created with a fence smaller than ten (10) feet. Mr. Green said the fence is ten (10) feet because they wanted to break the horizontal line by bringing the posts up; the posts act as accent features. He stated the fence would be six (6) feet in one (1) style and then two (2) feet in another style; the fence opens more as it goes up. Mr. Green said that there would be ivy planted at the base of the fence to allow it to grow up. Mr. Floros confirmed that public could use the walkway between the proposed bank and Capannari Ice Cream to the east. Mr. Green stated that there would be access all the way to Central Road. There was discussion regarding the alley located east of the Subject Property. Mr. Green said that the alley would only be utilized behind the Mobile Print building. It was stated that only a couple of vehicles park presently in the alley. Mr. Green stated that he had to also design the pedestrian walkway to account for the electrical transformer station that is also to the east of the Subject Property. Richard Rogers, Chair PZ-16-11 Planning & Zoning Commission Meeting July 28, 2011 Page 3 of 4 Chairman Rogers swore in Adam Fishman, 301 W. Central Road, Mount Prospect, Illinois. Mr. Fishman stated that he owns the property and businesses directly west of the Subject Property. He said that he supports the proposed project, but did have concerns how his business would be affected during the construction phase. Mr. Fishman stated that he hoped the construction process would be minimized so it would not affect the patrons of his businesses from coming and going. Chairman Rogers said Mr. Fishman would need to work with the bank regarding the construction process. He stated that construction materials would be stored on the Subject Property with possibly some parking on Elmhurst Avenue. Mr. Youngquist said that Elmhurst Avenue would not be closed, so the access should remain the same. 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 11:08 p.m. and brought the discussion back to the board. Mr. Floros expressed his appreciation to the owners of Little America Restaurant and stated he was in support of the proposed project as a bank is a permitted use in the zoning district. Chairman Rogers concurred with Mr. Floros’ statements. a Conditional Use to operate a bank with Mr. Donnelly made a motion, seconded by Mr. Beattie to approve drive-through lanes, subject to the conditions listed in the Staff Report. UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Foggy, Roberts, Youngquist, Rogers NAYS: None Motion was approved 7-0. The Village Board’s decision is final for the Conditional Use. Mr. Beattie made a motion, seconded by Mr. Youngquist to approve a Variation request to allow light fixtures which are not full cutoff, as shown on the attached exhibit. UPON ROLL CALL: AYES: Roberts, Floros NAYS: Beattie, Donnelly, Foggy, Youngquist, Rogers Motion was denied 5-2. The Village Board’s decision is final for the Variation request for non-full cutoff light fixtures. Mr. Donnelly made a motion, seconded by Mr. Floros to approve a Variation request to increase the height of a fence to allow panels measuring eight (8) feet high and posts measuring ten (10) feet and two (2) inches high along the east property line. UPON ROLL CALL: AYES: Beattie, Floros, Roberts, Youngquist NAYS: Donnelly, Foggy, Rogers Motion was approved 4-3. The Planning & Zoning Commission's decision was final for the fence request. Mr. Donnelly made a motion, seconded by Mr. Foggy to adjourn at 11:15 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-16-11 Planning & Zoning Commission Meeting July 28, 2011 Page 4 of 4