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HomeMy WebLinkAbout06/26/2014 P&Z Minutes 14-14MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -14 -14 Hearing Date: June 26, 2014 PROPERTY ADDRESS: Mount Prospect Plaza (990 -1145 Mt. Prospect Plaza, 940- 950 E. Rand Road, 1200 -1220 E. Central Road) PETITIONER: Ramco - Gershenson Properties, L.P, PUBLICATION DATE: June 11, 2014 PIN NUMBERS: 03 -35 -301- 057/056/055, 03 -35- 302 - 015/014 REQUESTS: 1) Conditional Use for a Final Planned Unit Development 2) Conditional Use for a Drive - Through Establishment; and 3) Variation to the Overall Lot Coverage MEMBERS PRESENT: Agostino Filippone Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chairman MEMBERS ABSENT: Sharon Otteman STAFF MEMBERS PRESENT: Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Laurence Freidman, Fred Zantello, Walter Graft, Ross Gallentine Chairman Donnelly called the meeting to order at 7:30 pm. Commissioner Youngquist made a motion, seconded by Commissioner Beattie to approve the minutes of the May 22, 2014 Planning and Zoning Commission Meeting; the minutes were approved 7 -0. After hearing three (3) additional cases Chairman Donnelly introduced Case PZ- 14 -14, Mount Prospect Plaza. Ms. Andrade stated the Petitioner for PZ -14 -14 is seeking Conditional Uses for a Final Planned Unit Development and for a drive through establishment and a Variation to the overall lot coverage for the property known as Mount Prospect Plaza. Ms. Andrade stated that the Subject Property is located on the north side of Central Road, just east of Mt. Prospect Road, and is zoned B3 Community Shopping District. She further explained the Subject Property consists of a shopping center and four (4) outlot buildings. It is bordered by the B -3 Community Shopping District and R -5 Senior Citizen Residence District to the north, B -3 Community Shopping District to the west, the R -1 Single - Family Residence to the east, and B -4 Corridor Commercial, B -3 Community Shopping District and Des Plaines to the south. Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair Ms. Andrade explained that the Petitioner proposes to construct two (2) new outlot buildings totaling eleven thousand eight hundred (11,800) square feet. She further stated, per the site plan one of the outlot buildings would be a drive - through establishment located along Rand Road and measure approximately 2,000 square feet in area. The second proposed outlot building would be located to the northeast of the existing Chase Bank. She explained that a Conditional Use approval is required for a Final Planned Unit Development (PUD) in order to construct the two (2) new outlot buildings and have a drive - through establishment. Ms. Andrade stated the proposed outlot buildings would be served via the existing access drives located on central and rand roads. The plat of survey indicates the existing overall lot coverage measures approximately eighty-eight and one half (88.5) percent, which is nonconforming as the overall lot coverage permitted is seventy-five (75) percent. The proposed site improvements would include additional landscaping which would reduce the overall lot coverage to approximately eighty-six (86) percent.The petitioner is seeking a variation to allow an overall lot coverage of eighty-six (86) percent. In regards to parking, Ms. Andrade stated the zoning code requires four (4) spaces per one thousand (1,000) square feet of gross floor area. Therefore, the proposed PUD would require a minimum of one thousand two hundred and fifty one (1,251) parking spaces. Ms. Andrade further explained the site plan indicates the proposed development would provide one thousand four hundred and sixteen (1,416) parking spaces, including thirty-four (34) accessible parking spaces. The parking provided will exceed the minimum required. Ms. Andrade stated the proposed building elevations indicates the two (2) new outlot buildings would be constructed out of split face CMU, face brick, and EIFS. The elevations would include metal awnings and canopies. Ms. Andrade stated the Petitioner submitted a revised landscape plan on June 25` that indicates landscaping would be provided for the new outlot buildings, new parking lot islands, and along the Westgate Road property line. Per the revised plan, new landscape screening would be provided along Westgate road in order to screen the parking lot from the residential located across the street. The plan indicates shade trees and shrubs would be provided to cover over 75% of the parking lot frontage along Westgate. Ms. Andrade summarized the standards for approving a Planned Unit Development as: The proposed development complies with the regulations of the district or districts in which it is to be located; The principal use in the proposed planned unit development is consistent with the recommendations of the comprehensive plan of the village for the area containing the subject site; That the streets have been designed to avoid inconvenient or unsafe access to the planned unit development and for the surrounding neighborhoods. Per the Petitioner's application, Ms. Andrade stated the proposed outlot buildings, including the drive - through, would be compatible with the existing shopping center and other commercial property in the immediate vicinity. Ms. Andrade further explained the proposed improvement would improve the Subject Property and bring it closer to compliance with the overall lot coverage. The Petitioner further indicates the proposed outlot buildings would utilize the existing ingress and egress. Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair Ms. Andrade stated that staff is supportive of the conditional use requests for a Planned Unit Development in order to construct two (2) oulot buildings, including a drive - through, as it would be compatible with the underlying B3 Community Shopping District and the Village's comprehensive land use map. Further, the development would be compatible with the surrounding commercial areas along Rand Road. In regards to the Variation, Ms. Andrade summarized the standards for Variation as: • Would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character. Ms. Andrade stated the Petitioner is seeking a Variation to allow an overall lot coverage of eighty six (86) percent. Per the Petitioner, the proposed additional landscaping would reduce the existing nonconforming lot coverage by two (2) percent. Ms. Andrade stated that Staff is supportive of the Variation request as the Petitioner is proposing to improve the Subject Property by adding additional landscaping and reducing the overall lot coverage. The Variation request will not be detrimental to the public welfare or injurious to other property. Ms. Andrade stated that the Staff finds the Petitioner's request will satisfy the standards listed in the zoning code and would be in the best interest of the Village. She stated that Staff recommends the Planning & Zoning Commission recommend approval of the following motions: "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: A. A Conditional Use for a Final Planned Unit Development; B. A Conditional Use for a Drive - Through Establishment; and C. Variation to allow an overall lot coverage of eighty -six (86) percent, subject to the conditions of approval listed in the staff report" Ms. Andrade finally stated the Village Board's decision is final for this case. Commissioner Beattie asked if there are specific zoning requirements for drive - through facilities. Ms. Andrade stated there is a regulation in regards to stacking vehicles in a drive - through in which the proposed project complies. Chairman Donnelly asked if the menu board for the drive - through establishment could be screened by landscaping because it faces the street. Ms. Andrade stated that the landscaping plan indicates screening. Chairman Donnelly swore in Laurence Freidman, 77 W. Washington Street Chicago, Illinois. Mr. Freidman stated he is the attorney for the applicant. Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair Mr. Freidman stated that Mount Prospect Plaza is the second largest shopping center in the Village and that his client is seeking to construct two additional outlot buildings with a drive - through which will create approximately 11,800 square feet of additional leasing space. Mr. Freidman explained the need for the Variation in order to allow the eighty -six (86) percent lot coverage. He further explained that introducing the new landscape plan will decrease the lot coverage by two (2) percent from current conditions. Mr. Freidman stated that a number of representatives from the project team are present who can answer questions from the board. Commissioner Beattie asked if the Petitioner has specific tenants to occupy the proposed outlot buildings. Chairman Donnelly swore in Fred Zantello (Vice President of Randco - Gershenson) 31500 Northwestern Highway Suite 530 Farmington Hills, Michigan. Mr. Zantello stated that there has been a lot of leasing inquiries for the shopping center. He further explained with the increase in interest his company feels there aren't enough opportunities available at the site. Mr. Zantello stated they don't have specific tenants designated for the additional buildings but believes they won't have an issue filling the spaces. Chairman Donnelly asked how long the project would take if the requests get passed. Mr. Zantello stated as soon as they have a positive recommendation for the project they are ready to start the building process. Chairman Donnelly asked what the overall lot coverage would be if they eliminated the surplus of parking spaces. Mr. Zantello stated he didn't know what the overall lot coverage would be if the surplus of parking were to be eliminated. He further explained that they have worked with Staff to help bring down the percentage of overall lot coverage. Mr. Zantello stated that there were still some leases that with the current tenants that include a specific higher amount of spaces per one thousand (1,000) square feet. There was general discussion between the board and Petitioner regarding the possibility of decreasing the amount of parking spaces in order to get closer to the maximum lot coverage. Mr. Simmons stated once the variation is approved it will run with the land and if the Petitioner decided to do any additional work to the property or amend the PUD they would have to go back through the zoning process for approval. However, the lot coverage variation would stay applicable to the land. Commissioner Youngquist asked if the Petitioner was comfortable with the orientation of the larger building because there wasn't much exposure to either Central or Rand Roads. Mr. Zantello stated they had proposed another location for the building in their submittal; however, Staff thought it would be more appropriate to locate the building in the current location on the plans. Hearing no other questions for the Petitioner, Chairman Donnelly opened the discussion up to the public. Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair Chairman Donnelly swore in Holly Listopad from 107 N. Westgate Road Mount Prospect, Illinois. Ms. Listopad stated she was there on behalf of the residents of Westgate Road located directly behind the shopping center. Ms. Listopad read a letter signed by various residents stating their concerns about the additions and proposed changes to the shopping center. She further stated the landscaping that separates the center from residential area has deteriorated over the years and is in need of repair. Ms. Listopad further expressed her concerns about the noise levels that come from the Walgreens air conditioning units. She asked if it was possible to add more landscaping there in order to help cancel out some of the noise. Chairman Donnelly asked Staff if the landscape plan provided includes some of the resident's requests. Ms. Andrade stated the landscape plan included plantings of shade trees and shrubs along the Westgate side of the property. She further stated the plan didn't specify what type of trees and shrubs would be planted. Chairman Donnelly swore in Craig Most 380 Pierce Court Vernon Hills, Illinois. Mr. Most stated currently they're planning on planting Evergreens and some deciduous bushes along the Westgate property line. He stated plant material will not give much relief to the noise level but will help it look more aesthetically pleasing. Mr. Beattie asked if there are any other options to help create a barrier. Mr. Most stated one option would to be to plant Evergreen trees on the property line as opposed to within the property. Mr. Simmons stated they are also proposing to install landscaping islands along the Walgreens building which will add additional layers to the screening. Chairman Donnelly swore in Ross Gallenstine 31500 Northwestern Highway, Farmington Hills, Michigan. Mr. Gallenstine stated the asphalt runs right up to the property line by the Walgreens establishment. He stated they are planning on getting rid of the parking along the property which will create ten feet of area where the landscaping will be added. Mr. Gallenstine further stated that is not enough room to berm and if they remove any additional parking it will affect the parking requirement. Chairman Donnelly swore in Nile Little, 3 North Westgate Road, Mount Prospect, Illinois. Mr. Little stated he is the first house on Westgate off of Central and is concerned with the increased traffic at the site. Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair Mr. Little stated the delivery trucks are using Westgate to enter the shopping center to make deliveries because the parking lot has become so crowded with patrons. Mr. Little asked if the truck entrance could be removed off of Westgate to help fix the problem. Commissioner Filippone inquired about creating a new traffic pattern for delivery trucks entering and exiting the site by creating an entrance off of East Central Road. Chairman Donnelly swore in Walter Graft 850 Forest Edge Drive. Mr. Graft stated that there would be an issue with placing a driveway at the southeast corner because it would be too close to the Westgate Road entrance. Commissioner Fitzgerald asked if the Westgate entrance can be narrowed so bigger trucks won't be able to use that entrance. Mr. Zantello stated they don't own Walmart nor do they have anything to do with their operations. He stated he understands the resident's concern about using the residential road as an access point for the semi - trucks and is willing to discuss with Staff some option to help fix the problem. Mr. Simmons stated that the Petitioner and Staff can discuss options to the Westgate Road entrance before the Village Board meeting. There was general discussion between the board, Petitioner, and resident regarding how trucks drive through the Westgate entrance. Mr. Zantello stated they will have to get the Fire Department's input regarding narrowing the Westgate entrance. He feels it could be potentially dangerous for direct access to the back of the center is eliminated. He stated he feels it should be more of an enforcement issue. There was general discussion regarding the enforcement of trucks utilizing Westgate and the difficulty of removing a driveway as an access point to the shopping center. Mr. Freidman stated that nothing can be finalized at the meeting, but he and his client will work with Staff to come up with some potential solutions before the Village Board meeting. Chairman Donnelly asked if there were any additional citizens to be heard, hearing none, he closed the public portion of the meeting and brought the discussion back to the board. Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the following motion: "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: A. A Conditional Use for a Final Planned Unit Development; B. A Conditional Use for a Drive - Through Establishment; and C. Variation to allow an overall lot coverage of eighty -six (86) percent, subject to the conditions of approval listed in the staff report" Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair UPON ROLL CALL AYES: Youngquist, Kueter, Mizwicki, Filippone, Fitzgerald, Beattie, Donnelly NAYS: NONE The vote was approved 7 -0 with a positive recommendation to Village Board. After hearing three (3) additional cases Commissioner Beattie made a motion seconded by Commissioner Youngquist and the meeting was adjourned at 9:11 pm, +01 - - � - MOA- -- oder, Administrative Assistant nily Development Planning and Zoning Commission- June 26, 2014 PZ -14 -14 Joseph Donnelly, Chair