HomeMy WebLinkAbout4. OLD BUSINESS 1/6/04 illage of Mount Prospect
Community Development Department
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
MICHAEL E. JANONIS, VILLAGE MANAGER
DIRECTOR OF COMMUNITY DEVELOPMENT
NOVEMBER 26, 2003
PZ-27-03 - 999 N. ELMI-IURST ROAD (RANDI-IURST SHOPPING MALL)
CONDITIONAL USE - JEWEL EXPRESS
ALBERTSON' S - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve the requested Conditional Use
and related amendment to the existing Planned Unit Development for the Randhurst Shopping Mall to allow a
Jewel Express facility (consisting of a fuel center, convenience store and gas station). The proposed Jewel
Express would be developed on the vacant parcel located on the south side of Euclid Avenue, directly west of
Jewel's existing parking lot. The Planning & Zoning Commission heard the request at their November I 1, 2003
meeting.
The Planning & Zoning Commission reviewed the Petitioner's request (as outlined in detail in the attached staff
report) and found that the use was in keeping with the recently approved Costco warehouse and fuel center project
to be developed near the southwest comer of the mall property. The P&Z Commission discussed the Jewel
Express project in detail and noted how the proposed site plan addressed Staff's concerns regarding ingress and
egress to/from the Jewel Express facility. The P&Z Commission indicated the use was appropriate for this
location, particularly given the apparent lack of interest to develop the site as either a restaurant or a retail use.
The P&Z noted that the proposed landscaping and building materials would enhance the site and be in keeping
with the existing Jewel store.
The Planning & Zoning Commission voted 4-0 to approve the Conditional Use and related amendment to the
mall's existing Planned Unit Development to allow a Jewel Express subject to the conditions of approval listed in
the staff report. Please forward this memorandum and attachments to the Village Board for their review and
consideration at their December 2, 2003 meeting. Staff will be present to answer any questions related to this
matter.
H:\?LAN~lannlng & Zoning COMIVKP&Z 2003~iF-1 MemOS\pZ-27-03 MI~J (Jewel Expre~s).do¢
MINUTES OF TI:W, REGULAR MEETING OF THF~
PLANNING & ZONING COMMISSION
CASE NO. PZ-27-03
PETITIONER:
PUBLICATION DATE:
PIN #:
Hearing Date: November 13, 2003
Robert Stack, 1955 W. North Ave., Bldg. F.
Melrose Park, IL 60160
Jewel Food Services, Inc. (c/o Albertson's Inc.)
October 29, 2003
03-27-401-266
REQUEST:
Conditional Use -amend a PUD to construct a gas station and convenience
center
MEMBERS PRESENT:
MEMBERS ABSENT:
Richard Rogers, Chair
Joseph Donnelly
Leo Floros
Keith Youngquist
Arlene Juracek
Merrill Cotten
Matthew Sledz
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, Deputy Director of Community Development
Chair Richard Rogers called the meeting to order at 7:32 p.m. Joseph Donnelly made a motion to approve the
minutes of the October 23 meeting, seconded by Leo Floros. The minutes were approved 3-0, with one abstention
by Keith Youngquist. At 7:38, Mr. Rogers introduced Case No. PZ-27-03, a request for a Conditional Use to
amend a PUD to construct a gas station and convenience center and noted that the request would be Village Board
final.
Judy Connolly, Senior Planner, presented the case. She said that the Petitioner has requested an amendment to the
Planned Unit Development for Randhurst Mall, which requires Conditional Use approval. The proposed
amendment would allow the development of a Jewel Express facility, consisting of a convenience store, fuel
station, and car wash, on an existing mall outlot. The P&Z hearing was properly noticed in the October 29, 2003
edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property
owners within 250-feet and posted a Public Hearing sign on the Subject Property. The Subject Property, Randhurst
Mai1, is located at the northeast comer of Rand and Elmhurst Roads and contains a regional shopping malt with
multiple outlots. The Subject Property is zoned B3 COmmunity Shopping PUD and is bordered by residential and
commercial Districts.
The Petitioner's proposal specifically involves the outlot located near the comer of the mall's northern vehicular
entrance/exit from Euclid Avenue, between the existing Steak & Shake restaurant and the Jewel grocery store. The
outlot, located just south of the existing detention basin, contains some parking while the remaining portion of the
lot is vacant. The Petitioner is seeking to construct a Jewel Express facility consisting of a fuel center, mini-mart
convenience store and a car wash, on the outlot that is located just west of the existing Randhurst Jewel grocery
store. The facility is not limited to just Jewel customers.
The Jewel Express building materials were designed to match the existing Jewel Osco Store. The facility would
include a freestanding building consisting of a 1,989 square-foot mini-mart convenience store and an attached 852
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-27-03
Page 2
square-foot drive thru car wash. The fuel pump canopy includes brick columns that would also match the Jewel
Osco and Jewel Express materials. The site design is not pedestrian-friendly as its intended user is a consumer in a
vehicle. The Petitioner has revised the site plan multiple times in an effort to address Staff's concerns regarding
accessing the site safely, minimizing traffic conflicts, and having the Jewel Express 'fit' within the context of the
existing uses.
The Petitioner submitted a photometric plan that indicates lighting levels for the Jewel Express area. The plan
indicates that the maximum lighting level for the canopy would not exceed 28 foot- candles, which is in keeping
with the recently adopted lighting regulations. However, the Petitioner needs to recalculate the lighting levels and
exclude the canopy lights to demonstrate that the new parking lot lights comply with Village regulations.
The proposed development includes access from Shopping Center Drive, which is south of Euclid Avenue, and the
existing Jewel Osco parking lot. Per the Petitioner's Traffic Planning Study, 65% of the fuel center trips may be
from 'pass-by' traffic, which would include Jewel shoppers who pass-by the site on their way home from work.
The Petitioner proposes to provide 15 parking stalls for the Jewel Express facility. As part of the project, a parking
area physically connected to the Jewel Express site, but used by mall employees, would be improved in conjunction
with the Jewel Express project. Ms. Connolly pointed out that the Petitioner's exhibit indicates that a total of 415
spaces will be provided for Jewel Osco shoppers and Jewel Express consumers. The overall parking ratio of 6.2
parking spaces/I,000 square-feet complies with Village's parking regulations.
The Petitioner proposes to install wall signs on the front elevation of the mini-mart convenience store and the rear
elevation of the car wash. In addition, the canopy over the fuel pumps would include signage on all four elevations.
The size of the wall signs complies with the Village's Sign Code regulations. It should be noted that the proposed
facility is also subject to the mall's own signage regulations, which would require review and approval by the
property owner. The size and location of the proposed monument sign complies with VilI~ge regulations as well.
The Petitioner's landscape plan indicates that the Jewel Express area will include a variety of plants, trees, and
shrubs. The plan indicates that additional landscaping will be planted along the north elevation of the existing
Jewel Food Store. Minimal landscaping has been indicated for the detention area, however; including landscaping
within the detention area could adversely impact the storm water management system.
The Village's Comprehensive Plan designates the Randhurst Shopping Center for community commercial uses.
Mall management is currently implementing 'site and structural changes to improve the appearance of the mall and
attract additional shoppers to Randhurst. However, the Jewel Express facility includes elements such as a car wash
that are not appropriate uses within a regional mall and may detract from existing and future uses within the mall
and surrounding outlots. Ms. Connolly said Staff feels that, as one of the last remaining outlots within the shopping
center as well as the close proximity to the single-family residential neighborhoods, the site would be more
appropriate for a restaurant or retail use.
The standards for conditional uses are listed in the Zoning Ordinance and relate to: the conditional use will not have
a detrimental effect 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; adequate provision of utilities and drainage and design of access and egress to minimize
congestion on Village streets; and compliance of the conditional use with the provisions of the Comprehensive
Plan, Zoning Code, and other Village Ordinances.
The Petitioner proposes to use one of the last remaining outlots to construct a Jewel Express facility that includes a
mini*mart, car wash, and fuel pumps. While the proposed development was designed to provide a safe and
cohesive means of accessing the site, the use conflicts with the expectation of a regional mall.
Based on the above analysis, the proposed Jewel Express is not an appropriate use for a regional mall. Therefore,
Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to deny
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-27-03
Page 3
an amendment to the Planned Unit Development approval for the Randhurst Shopping Mall to allow the
construction of a Jewel Express. However, if the P&Z does recommend approval, Staff suggests including the
following list of conditions of approval:
1. Development of the site in conformance with the site plan and landscape plan prepared by CT
Architecture & Engineering revised October 23, 2003;
2. Development of the site in conformance with the elevations prepared by CT Architecture &
Engineering dated January 20, 2003;
3. Submittal of final building plans meeting all applicable Building and Fire Code requirements; and
approval of appropriate permits by I.D.O.T. and M.W.R.D.
Mr. Floros asked why staff had recommended approval of a gas facility for Costco at Randhurst and not for the
Jewel Express. Ms. Connolly responded that the Costco facility would have been exclusively for members, would
not have included a car wash, and this is the last remaining outlot and would have a negative impact on the overall
redevelopment. Mike Jacobs noted that the Costco gas facility will be located on the former Wards' automotive
site, thus it will be replacing a similar use, while in contrast the proposed Jewel Express facility would be located
near recently developed and successful commercial uses including the movie theater and Steak & Shake.
Rick Skrodzki, Attorney for Albertson's, Inc. presented the Commission with a list of witnesses who would be
available to speak at the hearing and copies of renderings and exhibits to be presented and responses to the
conditions imposed by staff. He gave an overview of what they were requesting to do and said they had originally
asked to have the fuel center closer to Euclid but Staff had asked to have the facility further away from residential
use and into the center. He stated this will not be a typical gas station but a more low-key and subtly lit facility
designed for Jewel and shopping center customers. He stated he feels this facility fills a community commercial
use. He then introduced the project architect, Peter Theodore. Mr. Rogers swore in all speakers at this time.
Mr. Theodore said Jewel is malting this multi-million dollar investment not to compete with Costco and
Dominick's but to provide convenience and savings to their customers. He said it also takes traffic off the roads
when customers buy gas where they buy groceries. He pointed out they have no photometric or noise effect on the
neighbors and have an all masonry building and have increased the landscaping around the roadway system.
Mr. Skrodzki came to the podium again and explained his packet of exhibits more fully to the Commission and
asked for questions. Mr. Rogers asked about the appropriateness of the car wash. Mr. Theodore said the car wash
is a necessity. It is usually a "freebie" and where they have not included one in other projects, customers have
asked for it. Hours of operation have not been established for the car wash.
Mr. Rogers complimented them on architectural design and landscaping. Mr. Donnelly asked about the other stores
who offer gas sales to food customers. Mr. Scrodzki said all the food chains and Wal-Mart, Target, Meiers, etc. are
offering gas facilities and quoted an article in Southtown newspaper as saying food stores who don't offer
customers service stations will lose 12% business in 2004 and by 2010 will be losing 35% business. He pointed out
the car wash entrance is well screened and the wash cycle will only take 5 minutes.
Ben Bussman, 207 S. Naperville, Wheaton, IL, Landscape Architect, clarified that the berm in front of the car wash
would be 3 feet in height to screen the headlights and the area will be heavily landscaped with year-round materials.
Chairperson Rogers closed the hearing at 8:15 pm.
Mr. Floros complimented Jewel on their excellent presentation and said he thought it would be unfair to withhold
permission for a gasoline station to Je~vel after giving permission to Costco, a newcomer to the area. The other
Cormnission members also made favorable comments about the project.
Joe Donnelly made a motion to reconumend approval of the requested Conditional Use to allow amendment to the
Planned Unit Development to allow the construction of a Jewel Express. gas station and convenience center for
lanning & Zoning Commission PZ-27-03
Arlene Juracek, Chairperson Page 4
Case No. PZ-27-03, 999 Elmhurst Road with the four conditions imposed by Staff.
motion.
UPON ROLL CALL:
Leo Floros seconded the
AYES: Floros, Donnelly, Rogers, and Youngquist
NAYS: None
Motion was approved 4-0.
At 9:55 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was approved
by a voice vote and the meeting was adjourned.
~d'y C~r[nolly; CP, Senior Plann~/
Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 27-03
LOCATION:
PETITIONER:
OWNER:
PARCEL #s:
LOT S~ZE:
ZONING:
LAND USE:
REQUEST:
999 N. Elmhurst Road - Randhurst Shopping Center
Jewel Food Services, Inc. (c/o Albertson's Inc.)
Rouse-Randhurst Shopping Center, LLC
03 -27401-261/26212641265/2661040
100 acres (approximately)
B3 Community Shopping - Planned Unit Development (PUD)
Regional Mall
Conditional Use (Amend Planned Unit Development approval - Jewel Express)
LOCATION MAP
Euclid Avenue
Randhurst Mall
Shopping Center
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING AND ZONING COMMISSION
ARLENE JURACEK, CHAIP, PERSON
FROM:
JUDY' CONNOLLY, AICP, SENIOR PLANNER
DATE:
NOVEMBER 6, 2003
HEARING DATE: NOVEMBER 13, 2003
SUBJECT:
PZ-27-03 - CONDITIONAL USE (AMEND PLANNED UNIT DEVELOPMENT)
999 N. ELMHURST ROAD (RANDHURST - JEWEL EXPRESS)
BACKGROUND
A public hearing has been scheduled for the November 13, 2003 Planning & Zoning Commission meeting to
review the application by Jewel Food Stores, Inc. (the "Petitioner") regarding the property located at 999 N.
Elmhurst Road (the "Subject Property"). The Petitioner has requested an amendment to the Planned Unit
Development for Randhurst Mall, which requires Conditional Use approval. The proposed amendment would
allow the development of a Jewel Express facility, consisting ora convenience store, fuel station, and car wash,
on an existing mall outlot. The P&Z hearing was_.p_roperly noticed in the October 29, 2003 edition of the Journal
· .Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-
feet and posted a Public Hearing sign on the Subject Property.
PROPERTY DESCRIPTION
The Subject Property (Randhurst Mall) is located at the northeast comer of Rand and Elmhurst Roads, between
Kensington Road and Euclid Avenue, and contains a regional shopping mall with mukiple outlots. The Subject
Property is zoned B3 Community Shopping PUD and is bordered to the north by single-family residential
(Prospect Heights), to the east by the RX Single Family District, to the west by the RX & R1 Single-Family
Districts and the B4 Corridor Commemial District, and to the south by the B3 & B4 Commemial Districts and the
RX Single Family District.
The Petitioner's proposal specifically involves the outlot located near the comer of the mall's northern vehicular
entrance/exit from Euclid Avenue (between the existing Steak & Shake restaurant and the Jewel grocery store).
The outlot, located just south of the existing detention basin, contains some parking while the remaining portion
of the lot is vacant.
APPROVAL PROCESS
The Subject Property is a Planned Unit Development (PUD) in the B-3 Community Shopping District. The
Petitioner's proposal requires amending ~ the existing PUD approval, which requires a public hearing and
recommendation by the Planning & Zoning Commission and review and final a~tion. by the Village's Board of
Trustees.
SUMMARY OF PROPOSAL
The Petitioner is seeking to construct a Jewel Express facility, consisting of a fuel center, mini-mart convenience
store and a car wash, on th~ outlot that is located just west of the existing Randhurst Jewel grocery store (located
at the far northeast comer of the mall property). The proposed facility would be open to anyone, not just Jewel
PZ-27-03
Planning 8: Zoning Commission meeting November 13, 2003
Page 3
customers, and the Petitioner is in the process of opening Jewel Express facilities at other Jewel grocery store
locations.
BuiMing DeSign & Elevations - The proposed facility would include a freestanding building consisting of
a 1,989 square-foot mini-mart convenience store and an attached 852 square-foot drive thru car wash.
The building would be constructed from a combination of materials including precast face brick, rock
face block, and E1FS (to be used only under the entrance canopy). The Jewel Express building materials
were designed to match the existing Jewel Osco Store. The fuel pump canopy includes brick columns
that would also match the Jewel Osco and Jewel Express materials.
Site Plan - The Petitioner's submittal illustrates the overall site layout and the method in which vehicles
would access the site. The design is not pedestrian-friendly as its intended user is a consumer in a
vehicle. The Petitioner has revised the site plan multiple times in an effort to address StaWs concerns
regarding accessing the site safely, minimizing traffic conflicts, and having the Jewel Express 'fit' within
the context of the existing uses.
Lighting - The Petitioner submitted a photometric plan that indicates lighting levels for the Jewel Express
area. The plan indicates that the maximum lighting level for the canopy would not exceed 28 foot-
candles, which is in keeping with the recently adopted lighting regulations. However, the Petitioner needs
to recalculate the lighting levels and exclude the canopy lights to demonstrate that the new parking lot
lights comply with Village regulations.
Traffic & Parking Impacts - The proposed development includes access from Shopping Center Drive,
which is south of Euclid Avenue, and the existing Jewel Osco parking lot. Per the Petitioner's Traffic
Planning Study, 65% of the fuel center trips may be from 'pass-by' traffic, which would i~i't~de Jewel
shoppers who pass-by the Site on their way home from work.
The Petitioner proposes to provide 15 parking stalls for the Jewel Express facility. As part of the project,
a parking area physically connected to the Jewel Express site, but used by mall employees, would be
improved in conjunction with the Jewel Express project. Sheet C-I indicates that a total of 415 spaces
will be provided for Jewel Osco shoppers and Jewel Express consumers. The overall parking ratio of 6.2
parking spaces/I,000 square-feet complies with Village's parking regulations.
Signage - The Petitioner proposes to install wall signs on the front elevation of the mini-mart convenience
store (south side of building) and the rear elevation of the car wash (north side of building). In addition,
the canopy over the fuel pumps would include signage on all four elevations. The Size of the wall signs
complies with the Village's Sign Code regulations. It should be noted that the proposed facility is also
subject to the mall's own siguage regulations, which would require review and approval by the property
owner. The size and location of the proposed monument sign complies With Village regulations as well.
Landscape Plan - The Petitioner's landscape plan indicates that the Jewel Express area will include a
variety of plants, trees, and shrubs. The plan indicates that additional landscaping will be planted along
the north elevation of the existing Jewel Food Store. Minimal landscaping has been indicated for the
detention area, however; including landscaping within the detention area could adversely impact the
stormwater management system.
COM]PREItlgNSIVE PLAN DESIGNATION
The Village's Comprehensive Plan designates the Randhurst Shopping Center for community commercial uses.
Mall management is currently implementing site and structural changes to improve the appearance of the mall and
attract additional shoppers to Randhurst. The proposed Jewel Express facility; however, includes elements such as
a car wash that are not appropriate uses within a regional mall and may detract from existing and future uses
Z-27-03
Planning & Zoning Commission meeting November 13, 2003
Page 4
within the mall and surrounding outlots. Staff believes that as one of the last remaining outlots within the
shopping center (as well as the close proximity to the single-family residential neighborhoods), the site would be
more appropriate for a restaurant or retail use.
STAFF REVIEW COM1VIENTS
The PetitiOner worked extensively with Staffto revise the site plan s° the proposal would meet Village Codes. As
a result, the only remaining Staff comments are that the project is required to meet applicable Building and Fire
Code requirements and that the project include detention as required by Village Codes, which may include
MWRD approval.
REQUIRED FINDINGS
Conditional Use Standards - The standards for conditional uses are listed in Section 14.203.F.7 of the yillage
Zoning Ordinance. The section contains seven specific findings that must be made in order to approve a
conditional use. These standards relate to:
The conditional use will not have a detrimental effect 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;
· Adequate provision of utilities and drainage and design of access and egress to minimize
congestion on Village streets; and
Compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code,
and other Village Ordinances.
The proposed conditional use would be located within:the Randhurst Shopping Center, which is an existing PUD
in the B-3 Community Shopping District; The Petitioner proposes to use one of the last remaining outlots to
construct a Jewel Express facility that includes a mini-mart, car wash, and fuel pumps. While the proposed
development was designed to provide a safe and cohesive means of accessing the site, the use conflicts with the
expectation of a regional mall.
RECO1VEVlENDATION
Based on the above analysis, the proposed Jewel Express (an outlot mini-mart convenience store, fuel station, and
car wash) is not an appropriate use for a regional mall. Therefore, Staff recommends that the Planning & Zoning
Commission make a recommendation to the Village Board to demr an amendment to the Planned Unit
Development approval for the Randh~t Sh°pPln'g Mall to' allow the construction of a Jewel Express. However,
if the P&Z does recommend approval, Staff suggests including the following list of conditions of approval:
1. Development of the site in conformance with the site plan and landscape plan prepared by CT
Architecture & Engineering revised October 23, 2003;
2. Development of the site in conformance with the elevations prepared by CT Architecture &
Engineering dated January 20, 2003;
3. Submittal of final building plans meeting all applicable Building and Fire Code requirements; and
4. Approval of appropriate permits by I.D.O.T. and M.W.R.D.
I concur:
William J. Cooney, .~ICP, Director of Community DegeloPment
VILLAGE OF MGdNT PROSPECT
COMMLrNITY DEVELOPMENT DEPARTMENT - Planning Division
100 S. Emerson Street
Mount Prospect, Illinois 60056
Phone 847.818.5328
FAX 847.818.5329
Application for Conditional Use Approval
Development Name/Address ' ~' ' "": ..... ; ' .' ' '
Date of Submission .': ...:: : . .. .. .
Address(es) (Street Number, Street)
Site Vacant - Jewel/Osco Address: 333 East Euclid Avenue, Mount Prospect, IL 60056
Site Area (Acres) Property Zoning Total Building Sq. Ft. (Site)
B-3 Communmt¥
.90 Acres Shopping District N/A
Setbacks:
Front Rear Side Side
N/A N/A ~/A
Building Height Coverage (%) of Park/ng Spaces
Lot
Number
N / A N I a N / A
Adjacent Laud Uses:
North South East West
Detention Area Randhurst Mall Jewel/Osco Store Restaurant/Randhurst
Tax I.D. Number or County Assigned Pin Number(s) Mall
P.I.N.: 03-27-401-266
Legal Description (attach additional sheets if necessary)
See legal descr±ption attached hereto on Exhibit "A".
Name Telephone (day)
Jewel Food Stores, Inc. (708) 492-3087
Corporation c/o Alber tson' s Inc. Telephone (evening)
A~tn: Robert A. Stack, Sr. Real Estate Manager N/A
Street Address ' ' Fax
I955 West North Avenue, Bu±ldlng F (708) 492-3118
City ' · State Zip Code Pager
Melrose ?ark IL 60160-1181 N/A
Interest in Property
Lessee
Name
Rouse - Randhurst Shopping Center, LLC (312) 915-2610
Corporation Telephone (evening)
c7o Urban Retail Properties Co.
Attn: Robert Cohen N/A
Street Address ~ax:
900 North Michigan Avenue (312) 915-2615
City State zip' Code Pager
Chicago IL 60611 N/A
Developer
Name Jewel Food Stores, Inc. Telephone(day) (708) 492-3087
c/o Albertson's Inc.
Address 1955 West North Avenue, Building F Fax (708.) 492-3.118
Melrose Park, IL 60160-1181
Attn: Robert A. Stack,
Senior Real Estate Manager
Attorney
Name Richard J. Skrodzki Telephone(day) (630) 655-6000
Address Goldstine, Skrodzki, Russian, Nemec Fax (630) 655-9808
and Hoff, Ltd.
83~ McClintock Drive,.. $e¢0114. Floor
Burr Ridge, IL 60527
Surveyor
Name Daniel Systma Telephone(day) (630) 668'7603
Address Webster, McGrath & Ahlberg, Ltd.. Fax (630) 682-1760
207 South Naperville Street
Wheaton, IL 60187
Engineer
Name Ben Bussman Telephone(day) (630) 668-7603
Address Webster, McGrath & Ahlberg, Ltd.
Fax
(63O)
682-1760
207 South Naperville Street
Wheaton, IL 60187
Architect
Name Peter T. Theodore Telephone (day): (847) 298-1525
Address Camburas & Theodore, Inc. F~x (847) 390-8130
2454 E. Dempster Street, Suite 202
Des PtA~nes, IL 60016
Landscape .architect
Name Ben Bussman Teleph°ne(day):(630) 668-7603
Address Webster, McGrath & Ahlberg, Ltd, Fax (630) 682-1760
207 South Napervilie. Street
Wheaton, IL 60187
Mount Prospect Department of Communlty Development
100 South Emerson Street, Mount Pr6spect Illinois
www.mountprospect.org
Phone 847.818.5328
Fax 847.818.5329
TDD 847.392.6064
roposedCon~tiomlUse(as ~ted inthezoning ~s~)
Service Station (Fuel Center) and Car Wash
Describe in DemH the Buddings and Acti~ties Proposed and How the Proposed Use Meets the A~ched Standar~ ~r
Conditio~l Use Approval (attach ad~tio~l sheets ~necessa~y)
Proposed Jewel Express site to consist of: approximately 1,989 sq. f~. Jewel Expre~
convenience store; 852 sq. ft. single-bay tunnel car wash; and six pump islands
fuel center with canopy; Modifications to the existing Jewel/Osco parking lot to
reconfigure some of the western-most parking area, and reconstruction,-including
additional landscaping, of the existing "over-flow" parking area located south of
the proposed Jewel EXpress site. The buildings will be all masonry to match the
existing Jewel/Osco and the site will be fully landscaped. Site lighting'will be
within Village Code requirements with flush-mount~d~lighting under the fuel center
canopy. (Written responses to the "Standards for Conditional Use A~proval" are on
Exhibit "B" attached hereto.
Hours of Operation: Six (6) o'el~k a.m. to Twelve (12~ o'clock p.m.
Ad~ess(es)(S~eetNumber, S~ee0
Site Vacant - Jewel/Osco Address: 333 East Euclid Avenue, Mount Prospect, IL 60056
Site Area (Acres) ~r~e~rty Zoning t Total Building Sq. Ft. (Site) Sq. F~ Devoted to Proposed Use
~-~ ~ommunitv ~89 ~'e.w~el~Express;
.90 Acres Shopping DisOrient-- 2,8~1 sq. ft. ~z - uar w~sn
Solace:
Fro~ [Re~ Side Side
151 feet ! 31 feet West - 81 feet East - 18.5 feet
Build~gHei~t LotCovemge(%) NumberofP~kingSpaces
18 feet 70% 16 spaces
Please note that the application will not be reviewed until this petition has been fully completed and ali required plans and other materials
have been satisfactorily submitted to the Planning Division. Incomplete submittals will notbe accepted. It is s~ongiy suggested that the
petitioner schedule an appointment with the appropriate Village staff.so .t~at materials can be reviewed for accuracy and completeness at the
time of submittal.
In consideration of the information contained ia this petition as well as all supporting documentation, it is requested that .approval be given
to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the
property grant employees bfthe Village of Mount Prospect and their agents p~mission to enter on the property dm'ing reasonable hours for
visual inspection of the subject property. . . .
I hereby affirm that all information provided herein and in all materials submitted in association with th/s application are tree and
accurate to the best of my knowledge.
JEWEL FOOD STORES, INC. ~
June ~-,
Applicant BY:ROBERT ~K,~eni~r Re~al Estate Manager
Date
2003
If applicant is not property owner:
1 hereby deslgna~,the applicant to act as our agent solely for the purpose of filing this application and the associated supporting material.
JP Morgan ~/se & Co., Incorporated, as Tnmtie under Amended acd-~.estated Declaration of Tnmt dated Rand 9~e Realty Holding Company, Inc., as to Lot 3
Novem~/~'~,~2~01 for its ComlJ~gled Pension Trust Fund (Strate~,~ l~oper~') as to LoB ! and 2
EXHIBIT
TO
JEWEL FOOD STORES, INC. (ALBERTSON'S INC.)
APPLICATION FOR CONDITIONAL USE APPROVAL
RANDHURST MALL SHOPPIN~ CENTER
STANDARDS FOR CONDITIONAL USE APPROVAL=
That the establishment, maintenance, or operation of the
conditional use will not be detrimental to, or endanger the
public health, safety, morals, comfort or general welfare.
The operation of the Jewel Express, fuel center and car wash
constructed in accordance with all Village of Mount Prospect
codes, with attractive full masonry architecture and
substantial landscaping, will in no way be detrimental to or
endanger the public health, safety, morals, comfort or general
welfare.
That the conditional use will not be injurious to the uses and
enjoyment of other property in the ~mmediate vicinity for the
purposes already pe~itted, nor substantially d~minish and
impair property values within the neighborhood in which it is
to be located.
Located adjacent to all commercial uses, the Jewel Express,
fuel center and car wash facilities will compliment existing
uses of properties within the immediate vicinity.
That the establishment of the conditional use will not impede
the normal and orderly development and improvement of the
surrounding property for uses pe~itted in the district.
The Jewel Express, fuel center and car wash facilities will
provide for the continued development and improvement of the
shopping center as a compliment to the existing Jewel/Osco
store.
o
o
o
That adequate public utilities, access roads, drainage and/or
necessary facilities have been or will be provided.
The proposed Jewel Express site will be fully engineered to
comply with all Village of Mount Prospect engineering
requirements. All adequate utilities, roads and other
necessary utility facilities are available and will be
provided to the site.
That adequate measures have been or will be taken to provide
ingress and egress so designed as to minimize traffic
congestion in the public streets.
The Jewel Express site has been engineered, in consultation
with Applicant's traffic engineers, Gewalt-Hamilton
Associates, Inc., in a manner to minimize traffic congestion
in the public streets. As stated in the Traffic Study, the
vast majority of Jewel Express traffic is not "new" traffic,
but rather consists of pass-by traffic and a good portion of
~linked" traffic with the existing Jewel/Osco store.
That the proposed conditional use is not contrary to the
objectives of the current Comprehensive Plan for the Village.
Located at the fringe of the Randhurst Mall Shopping Center,
the proposed conditional uses are consistent with the
continuing commercial development of that property.
That the conditional use shall, in all other respects, conform
to the applicable regulations of the district in which it is
located, except as such regulations may, in each instance, be
modified pursuant to the recommendations of the Planning &
Zoning Commission.
The intent of the site, landscaping and engineering plans for
the proposed Jewel Express project is to provide for a project
that complies with all regulations of the B-3 Community
Shopping District.
VWL
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
TO AMEND A PLANNED UNIT DEVELOPMENT FOR PROPERTY
LOCATFD AT 9g.q NORTH ELMHURRT ROAD (RANDHHRRT)
WHEREAS, Jewel Food Stores, Inc. (hereinafter referred to as "Petitioner"} has filed a petition to
amend the Planned Unit Development being the subject of Ordinance No. 3604, as previously
amended by Ordinances 3629, 4454, 4466, 4579, 4623, 4673, 4748, 4851, 4956, 4972, 5165,
and 5361 for a Conditional Use permit with respect to the Randhurst Shopping Center (hereinafter
referred to as the "Subject Property"}, and legally described as follows:
Lots 1,2 and 3 in Randhurst Shopping Center Resubdivision No. 1, being a
resubdivision of Lot 1 in Randhurst Center, being a subdivision of part of the
southeast Quarter (1/4) of Section 27, Township 42 North, Range 11, East of the
Third Principal Meridian, in Cook County, Illinois;
Property Index Number(s):
and
03-27-401-040
03-27-401-261,262, 264, 265, 266
WHEREAS, the Petitioner seeks a Conditional Use permit to amend the Planned Unit
Development for Randhurst Mall, to allow the construction of a 1,989 square-foot Jewel Express
convenience store with fuel station, and an attached 852 square-foot drive-thru car wash; and
WHEREAS, a Public Hearing was held on the requests being the subject of PZ-27-03 before the
Planning and Zoning Commission of the Village of MOunt Prospect on the 13th day of November,
2003, pursuant t,o proper legal notice having been published in the MOUnt Prospect Journal &
Z_OCC. S on the 29t day of October, 2003; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and positive
recommendations on the proposed amendment to a Planned Unit Development to the President
and Board of Trustees; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
determined that the best interests of the Village of Mount Prospect would be attained by granting
the requests in PZ-27-03.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
,.~ECZU~LQ~E; The recitals set forth hereinabove are incorporated herein as findings of fact by
the President and Board of Trustees of the Village of Mount Prospect.
Jewel Express
P. 2/2
~ Ordinance No. 3604, passed and approved on February 4, 1986, is hereby
amended by granting a Conditional Use permit, as provided in Section 14.203.F.7 of the Village
Code to allow the construction of a 1,989 square-foot Jewel Express convenience store with fuel
station, and an attached 852 square-foot drive-thru car wash, as shown on the Site Plan, a copy
of which is attached hereto and hereby made a part hereof as "Exhibit A."
,~: Prior to the issuance of a building permit relative to the Conditional Use
permit, the following conditions shall be fulfilled:
A. Development of the site in conformance with the site plan and landscape plan
prepared by CT Architecture & Engineering, revised October 23, 2003;
B. Development of the site in conformance with the elevations prepared by CT
Architecture & Engineering, dated January 23, 2003;
C. Submittal of final building plans meeting all applicable Building Code and Fire Code
requirements; and
D. Approval of appropriate permits by Illinois Department of Transportation (IDOT)
and the Metropolitan Water and Reclamation District (MWRD.
~: This Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of ,2003.
ATTEST:
Gerald L. Farley, Village President
Velma W. Lowe, Village Clerk
H:\CLKO\files\WIN~ORD~NANC~Amend PUD.Con Use,JEWEL XPRESS.999 Elmhurst Rd,Dec,03.doc