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HomeMy WebLinkAbout02/27/2003 P&Z minutes 44-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-44-02 Hearing Date: February 27. 2003 PETITIONER: Lee Winter for Fifth Third Bank 1701 Golf Rd., Tower 1, 8th Flr. Rolling Meadows, IL 60008 PROPERTY ADDRESS: 201-25 W. Rand Rd. PROPERTY OWNER: Rand Development, LLC c/o Robert Fink, 7&7 Management, Inc. 707 Skokie Blvd. Northbrook, II_ 60062 PARCEL#: 03 -2%301-013 PUBLICATION DATE: February 12, 2003 REQUEST: Conditional Use for a drive-thru bank and a sign Variation MEMBERS PRESENT: Arlene Juracek, Chairperson Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz MEMBERS ABSENT: Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development INTERESTED PARTIES: Steve Grabowski Dennis Harder Tom Longhi Bill Perry Bill Van Bruggen Lee Winter Chairperson Arlene Juracek called the meeting to order ar 7:31 p.m. Joseph Donnelly made a motion to approve the minutes of the January 23 meeting, seconded by Richard Rogers. The January meeting minutes were approved 5-0, with one abstention by Arlene Juracek and one minor change. At 7:40, Ms. Juracek introduced Case No. PZ-44-02, a request for Conditional Use approval for a drive-thru bank and a sign Variation. She said the drive-thru request would be Village Board final but the sign request would be P&Z final. Judy Connolly, Senior Planner explained that the petitioner has requested conditional use approval to amend the planned unit development approval in order to construct a drive-thru bank on an outlot and variations to construct a second freestanding s~gn for the proposed bank. The subject property ~s commonly referred to as Randhurst Commons. She said that it is located on the west side of Rand Road, next to the AutoBarn, and contains a retail shopping center. The subject property is zoned B3 Community Shopping and is a planned unit development. The subject property is bordered by commercial and single family zoning districts. Planning & Zoning Commission PZ-44-02 Arlene Juracek, Chairperson Page 2 Ms. Connolly said that the petitioner proposes to construct a 4,116 square foot one-story building that includes five drive-thru lanes. She said that the proposed freestanding bank, located on an outlot at the north end of the property, would be located slightly more than 36-feet from the north lot line, 72-feet from the east lot line, and approximately 44-feet from the existing shopping center, which would be the closest section of Bally's. The petitioner proposes minor changes to the shopping center parking lot. Ms. Connolly said that access into the shopping center would remain basically the same, but the existing northern driveway would be shifted slightly to better align with the proposed bank site plan. Also, the modification will reduce potential traffic conflicts within the shopping center. She said that the interior circulation pattern would not be significantly modified, but the parking lot will be restriped and repaired as required by Village Code regulations. The area to be developed for the proposed bank is currently used as one of the primary part4~ng areas for Bally's. Ms. Connolly said that the parking area will be eliminated if the proposed bank building, drive-thru and related improvements are constructed. The petitioner's site plan includes parking spaces intended for bank customers, while the remainder of the shopping center's parking lot will be unaffected. The proposed drive-thru bank will result in a change of parking patterns, with Bally's primary parking area shifting to the south, closer to Sportmart and OfficeMax. Ms. Connolly said that although the parking spaces shown on the petitioner's site plan behind the shopping center will most likely not be used, the plan does not create a parking deficiency for the overall shopping center. She said that the site would continue to meet Village parking regulations. Ms. Connolly said that the petitioner is seeking a variation to allow a second freestanding sign along the Rand Road frontage. She said that the existing sign would not be modified and that it would continue to identify the stores in the shopping center, while the second freestanding sign that would be used exclusively for the proposed bank. The sign code allows one sign per street frontage to minimize visual clutter and eliminate traffic hazards that may result from multiple freestanding signs. She said that the distance between the two proposed signs is approximately 306-feet and that the signs would be used to identify two separate uses. Ms. Connolly explained that although the shopping center building will not be altered, the parking lot would be slightly modified to include new landscape islands in the parking lot and new landscaping along the Rand Road frontage. She said that some of the existing site conditions do not comply with current zoning regulations, but are legal-nonconformities and are allowed to remain. Ms. Connolly reviewed the standards for Conditional Uses and said that in order to approve the petitioner's request, the Board must find that the project meets the standards listed in the Zoning Ordinance. Ms. Connolly pointed out that the petitioner's request to construct a drive-thru bank on an outlot requires amending the shopping center's original conditional use approval for a planned unit development. She said that the proposed bank has been designed so the structure meets current building material regulations, and the new bank building will meet all building, fire, and development code requirements. Access to the drive-thru lanes has been designed so the internal shopping center traffic and Rand Road traffic are not adversely impacted. Locating the bank away from the shopping center building will not have a detrimental impact on the stores within the center and the manner in which the center's parking lot will be reconfigured wilt not impair the use or value of the other stores and adjacent uses, Also, the proposed bank is a use that complies with the comprehensive plan and will be constructed according to Village codes. She said that the petitioner's request to construct a drive-thru bank meets the standards for a conditional use. Ms. Connolly said the required findings for sign variations are listed in the Sign Code. She said that in order to approve the Variation, the Commission has to find that the sign allowed under code regulations will not reasonably identify the business; that the hardship is created by unique circumstances and not serve as convenience to the petitioner, and that the request is not created by the person presently having an interest in the sign or property; the variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood; the variation will not impair visibility to the adjacent property, increase the danger of traffic problems or endanger the public safety, or alter the essential character. She said that the petitioner researched the possibility of Planning & Zoning Commission PZ-44-02 Arlene Juracek. Chairperson Page 3 using one sign and found that combining the information from the two signs to one sign would not allow for the reasonable identification of the businesses. Also, the two signs would be located more than 300-feet apart, which is the distance comparable to 2 different businesses installing their own signs on each of their properties. She said that the signs have been located according to Sign Code regulations and will not adversely impact adjacent properties, increase traffic problems or alter the character of the area. Therefore, the request to allow a second freestanding s~gns on one lot of record meets the standards for a variation. Ms. Connolly relayed staff recommendations that the Planning & Zoning Commission approve the petitioner's request for relief from sign regulations to allow two freestanding signs as shown on the petitioner's exhibits and that the P&Z recommend that the Village Board approve amending Conditional Use approval for the Planned Unit Development to allow for the construction of a drive-thru bank on an outlot bank as shown on the Petitioner's site plan and elevations subject to the site plan being revised to reflect an interior parking lot landscape island for the northern most row of parking as shown on Staff Exhibit 'A'. She said that the Village Board's decision is final for the drive-thru bank, but the request for a second sign was final at the P&Z level. Ms. Juracek asked if the requested island change shown on Exhibit A had been incorporated in the packet the Commission received because some exhibits showed the island. Ms. Connolly said there was a discrepancy between the Fifth Third exhibits and the property owner's landscape plan, which shows the island. Mr. Rogers asked if the bank was part of the overall development of the center or a separate subdivided lot. Ms. Connolly said thai the shopping center would remain one lot of record. Mr. Rogers asked for clarification on the proposed landscape plantings because the text on the exhibit was too small to read. Ms. Connolly said the petitioner was present with enlarged plans for the Commission to review. Ms. Juracek asked if stacking for five cars, as inferred from the traffic report, was satisfactory. Ms. Connotly said the stacking was based on actual need and that the petitioner observed stacking pattern during peak usage hours. Ms. Juracek then asked the petitioner to come forward. Four speakers were sworn in simultaneously. Lee Winter, of Fifth Third Bank, repeatedly complimented staff on the excellent PowerPoint presentation and asked if Ms. Connotly would work on behalf of Fifth Third Bank. Mr. Winter then continued on to state that the other gentlemen would present various aspects of the case. Ms. Juracek asked if someone would speak on storm water detention. Mr. Winter said their civil engineer would be able to answer questions on storm water detention. Tom Longhi, an architect with Design Organization, presented a board that contained photos of typical buildings constructed by Fifth Third Bank. He also presented boards of the shopping center site plan. He pointed out the requested signage on the .building elevations board and said the gentlemen from the sign company would address questions on the signs. He also reviewed the proposed landscape plan. Bill Van Bruggen of Van Bruggen Signs, 13401 Southwest Highway in Orland Park, came forward. He identified the requested second monument sign adjacent to the entrance area: He said the proposed sign did meet height, size, sight triangle, and setback regulations. He said that the existing sign at the shopping center contains the names of the existing businesses at the center and left no room for the bank identification. He said there would be no moving letters on the sign and estimated it was about 65% of the size of the existing sign. Bill Perry, a civil engineer with Compass Consulting, was sworn in and discussed storm water detention. He explained the present system that drains to the Rand Road sewer and said that it was adequate for the site when it was builtl He said that the new ordinance requires additional detention for disturbed areas and said they are going to add grass to slow down the water throughout the area in addition to providing detention as required by Village Codes. He said that they would obtain a permit from MWRD. He noted that no new impervious surface would be added and said that some existing pavement would be removed. lanning & Zoning Commission PZ-44-02 Arlene Juracek, Chairperson Page 4 Dennis Harder, of Joseph Freed & Associates, addressed the group. He said they have worked with the Village for many years to keep the shopping center viable and hoped to continue. Ms. Juracek asked if they were reconstructing the parking lot and was told only paving necessary for the new construction would be done. Mr. Harder explained the proposed site lighting and landscaping plan. Richard Rogers had suggestions for landscaping and wanted additional shrubbery added to the shopping center as a condition of approval. Ms. Juracek asked whether improvements to the shopping center fagade would be done so the existing building would be compatible with the ne~v bank building. Mr. Harder said there were no immediate plans to update the faqade, but that it would be within the next ten years. Ms. Juracek noted that the bank building would be a significant aesthetic improvement to the shopping center, but that the existing building needed to be improved because the fagade was dated and unattractive. Ms. Juracek asked if anyone in the audience had questions. There being none, she closed the public hearing at 8:19. Richard Rogers moved to approve a request for a drive-thru bank facility for Case No. PZ-44-02, with the condition that additional, sustainable landscaping is provided along Rand Road and the interior parking lot landscape islands. Matt Sledz seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz and Juracek NAYS: None Motion was approved 6-0. Ms. Juracek said the drive-thru request would be Village Board final. Joseph Donnelly moved to approve a Variation to allow a second freestanding sign for Case No. PZ-44-02 based on the Subject Property's significant Rand Road frontage and 300+ foot distance between the two signs. Matt Sledz seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz and Juracek NAYS: None Motion was approved 6-0. Ms. Juracek said the Variation for the sign request was P&Z final. At 9:35 p.m., after hearing three more cases, Joe Donnelly made motion to adjourn, seconded by Merrill Cotten. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Connolly, Senior Planner B:\GE.,X~PLANNINGXPIan~ing & Zoning COMM\P&Z 2003\Minutos\?Z-44-02 5Ih 3rd Bank doc