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HomeMy WebLinkAbout09/25/2014 P&Z Minutes 24-14MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -24-14 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: Hearing Date: September 25b, 2014 200 W. Northwest Highway LRA Equities, LLC. August 13, 2014 08-12-100-013-0000 Conditional Use for drive-through Agostino Filippone Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chairman Sharon Otteman Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Scott Whistler, John Luxem, and Jim Tinaglia Chairman Donnelly called the meeting to order at 7:30 pm. Commissioner Beattie made a motion, seconded by Commissioner Youngquist to approve the minutes of the August 28"', 2014 Planning and Zoning Commission Meeting; the minutes were approved 7-0. Chairman Donnelly introduced Case PZ - 24 -14 from old business, 200 N. Northwest Highway. Ms. Andrade stated the Petitioner for PZ -24-14 is seeking Conditional Use approval to allow a drive- through at 200 W. Northwest Highway. This case appeared before the Planning and Zoning Commission on August 28, 2014 and was continued per the petitioners' request. Ms. Andrade stated the plat of survey indicates the existing conditions of the property. The existing building is currently in the process of being demolished. Ms. Andrade further stated the Petitioner is seeking to redevelop the property into a commercial building that includes a drive-through. Ms. Andrade stated the original site plan from the August meeting included one building with a drive- through at the west end of the building. Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair Ms. Andrade stated, since the August meeting the Petitioner revised the site plan after discussions with Village Staff and the adjacent property owner. The revised site plan includes two buildings instead of one with the drive through wrapping around one of the buildings located on the west end of the property. Ms. Andrade stated that Staff recommends the Planning and Zoning Commission recommend approval of the following motion: "To approve: A Conditional Use to operate a drive-through restaurant; subject to the conditions listed in the supplemental staff report. Chairman Donnelly swore in the Scott Whisler 1413 E. Wing Street Arlington Heights, Illinois and Jim Tinaglia 107 W. Hawthorne Arlington Heights. Mr. Whisler stated they took the comments made by the board at last month's meeting into consideration. He further stated they reduced the footprint by approximately 2,000 square feet, and that the drive- through was moved towards the east which moves some of the traffic over to the east end away from the main entrance. Mr. Whisler also explained that the new plan includes another trash enclosure which increases the amount to two on the site and should be sufficient for the size of the buildings. Mr. Whisler stated the new design creates four end cap units which he feels improves the overall design of the project and flow of traffic on the site. Chairman Donnelly stated that they received a letter from Mount Prospect State Bank that they are supporting the new design and wanted to add three minor changes to the project. Including a stop sign provided where the drive -up intersects with the easement, a "left turn only" sign where the drive -up intersects with the easement and lastly a slight shift to the drive connection point so the north curb aligns with the existing easement. Mr. Tinaglia stated that they could make those adjustments. Chairman Donnelly asked the Petitioner if they understand and accept the conditions that Staff has presented in the last meeting. Mr. Whisler stated they do understand and accept the conditions set forth by Staff. Commissioner Mizwicki asked if it is common for all Dunkin Donuts to have a single lane drive-through. Mr. Tinaglia stated there is a single lane at the entrance of the drive-through for the first twelve feet (12') and then opens to about sixty foot (60') wide opening in case a car needs to pull over out of the drive through line. He further clarified that the drive-through establishment will only be a Dunkin Donuts not in combination with Baskin Robbins. Commissioner Mizwicki stated regardless he still feels that it should be a double lane in the drive- through. Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair Commissioner Mizwicki commented on the outdoor dining area being along the side of the drive-through lane. He stated he didn't think people would like to sit and eat along there with the drive-through lane that close to the seating area. Mr. Tinaglia stated that the outdoor dining area was just a concept they included in the drawing to show there was some unused space in that area. He further stated the drive-through will be busier in the mornings and not around lunch time or in the evening when the outdoor dining area will be most likely be used. Commissioner Mizwicki stated his concerns regarding the single lane drive-through lane. He suggests taking out the outdoor seating option and making it a double lane drive-through. Mr. Whisler stated they don't see a need for a double lane drive-through in this area, and stated there isn't enough room to add in a double wide drive-through lane in that area. Mr. Simmons stated the Village Code doesn't specify how wide the drive-through lane needs to be or the amount of lanes needed. He further explained staff typically requests that a bypass lane be provided if feasible. He stated the code doesn't specifically state the bypass lane needs to be the entire length of the drive-through. Commissioner Mizwicki stated that the other Dunkin Donuts locations in the area all have dual lane drive-throughs and believes this one should also have it as well. Mr. Tinaglia stated that the Dunkin Donuts owner also owns thirty different locations in the area and if he believes the double lane bypass is pertinent they would do what they can to incorporate it into the design of the building. Commissioner Fitzgerald stated that the Dunkin Donuts on Rand Road next to the Menards is a single lane drive through and seems to work with no problems. There was general discussion between the board regarding the need to a dual lane drive-through versus a single lane. Commissioner Youngquist stated that he believes the new proposal is a great improvement upon the first submittal. He stated he likes the design much better with the two buildings as opposed to the one longer building with the drive-through on the end. Chairman Donnelly agreed and stated the new design improves functionality of the site as well as aesthetically. Mr. Whisler stated there will be substantial signage for the businesses along with directional signs to let customers know there is a drive-through along the back of the building. Commissioner Youngquist stated he understands that Northwest Highway is a busy road and that Dunkin Donuts gets majority of their business through the drive-through. He stated he still is uneasy about having a drive-through in the downtown but understands the development is important to the Village. Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair Commissioner Beattie stated he had some comments for Staff. He addressed staff stating that he didn't have an issue with the development design before and doesn't have an issue with the new design; however, he stated that the downtown area was closely researched and a great deal of time and money was spent to come up with the best plan for the downtown. Commissioner Beattie stated it's a rare opportunity to develop a piece of property in the middle of the downtown. He quoted the concept for the Tri-State location from the downtown implementation plan stated a walkable, pedestrian oriented environment should be a central goal for this site. Commissioner Beattie further stated that the implementation plan also stated there shouldn't be parking lots visible form Northwest Highway. He explained further that he doesn't want to be critical of the design but feels it's the wrong design/use for the wrong location. Commissioner Mizwicki stated that he agreed with Commissioner Beattie and strongly feels that the development is not suitable for the downtown area and goes against the implementation plan. Commissioner Mizwicki asked the Petitioner if there is a community that has a Dunkin Donuts in the middle of their downtown. Chairman Donnelly swore in John Luxem 210 N. Straton Lane, Mount Prospect, Illinois. Mr. Whisler stated there is a Dunkin Donuts on Arlington Heights road kiddy -corner from Village Hall. Commissioner Mizwicki stated he didn't think that was considered downtown Arlington Heights, and further stated that he doesn't believe a drive-through establishment should be in the downtown. Commissioner Youngquist stated that he has reservations about the concept and doesn't think that the overall drive-through use is acceptable in the downtown area, but the new design helps with the visual issues he had with the original plan. Commissioner Youngquist further stated he supports the development because of the changes that have been made. He further explained that he understands that the developer could build a strip center there at any point in time and not have to get approval from the board, and that the drive-through is the only issue that needs to be voted on by the board. Chairman Donnelly stated that he also felt that the split building concept is much better and can visualize residents walking to the site. Mr. Whisler stated that he agreed and also thinks that the site will bring more pedestrian traffic to the area. Commissioner Mizwicki asked who had commissioned the downtown plan. Mr. Simmons stated that the Village had received a grant from the Regional Transportation Authority (RTA) to study the downtown area. The initial plan was issued in the early 1990's which guided the development that is currently downtown. He further explained that the new downtown plan is used more as a continuation of what already exists and how to improve and expand upon the current state of the downtown area. Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair Mr. Simmons gave a brief explanation of the Village's process in obtaining the downtown plan. Commissioner Beattie reiterated his concerns as to why the project is not suitable for a downtown setting. Chairman Donnelly stated the bank has a drive-through in the general vicinity with a similar use. Commissioner Beattie stated that he doesn't believe it's the same type of use because the traffic flow will be entering off of Northwest Highway. Commissioner Filippone stated that he understands the issue with the drive-through development going against the downtown plan; however, currently the space is a vacant building and parking lot. He further explained it is hard to balance the short term and long term gains the development will have on the Village. He summarized the points Commissioner Beattie and Commissioner Youngquist had made earlier in the meeting, and stated that even though the new design is more visually appealing the previous concerns regarding traffic, noise pollution, and the proximity to the park are still present. Commissioner Fitzgerald stated that he disagrees that the view is short term versus long term because if the drive-through component disappears the whole development has the ability to bypass the Planning and Zoning Commission entirely. He stated he is supportive of the design and wants to see it move forward. Commissioner Fitzgerald further stated that he is concerned if the development doesn't get passed an unappealing development may get passed through because they don't have a drive-through and there wouldn't be any input from the board. Chairman Donnelly stated that he believes that even though this isn't the exact development the Village expected to go into the site, this is probably the closest to the concept. Commissioner Youngquist stated that he is surprised there aren't any residents present to discuss the development and ultimately Village Board has the final decision. Chairman Donnelly swore in Adam Fishman 301 W Central Road Mount Prospect, Illinois. Mr. Fishman stated that he thinks the new plan is great but agrees with Commissioner Beattie and Commissioner Mizwicki that the plan should encompass a larger area and make it a gateway into the Village. Commissioner Youngquist stated that in reality it is very difficult to develop such a large area at once especially because there are many small business owners that own the parcels that make up the area. Commissioner Fitzgerald made a motion seconded by Commissioner Youngquist to approve the following motion: "To approve: A Conditional Use to operate a drive-through restaurant; subject to the conditions listed in the supplemental staff report, including the three conditions added by Mount Prospect State Bank. Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair UPON ROLL CALL: AYES: Fitzgerald, Youngquist, Kueter, Donnelly NAYS: Filippone, Beattie, Mizwicki The vote was approved 4-3 with a positive recommendation to Village Board which is final for this case. After hearing three (3) additional cases Commissioner Youngquist made a motion seconded by Commissioner Beattie to close the hearing and the meeting was adjourned at 9:09 pm. Tenna Moder Jenna Moder, Administrative Assistant Community Development Planning and Zoning Commission- September 25, 2014 PZ -24-14 Joseph Donnelly, Chair