HomeMy WebLinkAbout01/25/2018 P&Z Minutes 18-17MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -18-17 Hearing Date: January 25, 2018
PROPERTY ADDRESS: 801 E. Rand Road and a portion (0.13 acres) of E. Thayer
Street right-of-way between N. Louis Street and E. Rand Road
PETITIONER:
Speed-GMX Mount Prospect, LLC, Village of Mount
Prospect
PUBLICATION DATE:
January 10, 2018
REQUEST:
Zoning Map Amendment
Plat of Subdivision
Conditional use for a final PUD
MEMBERS PRESENT
Thomas Fitzgerald
Agostino Filippone
William Beattie
Norbert Mizwicki
Walter Szymczak
Lisa Griffin
Joseph Donnelly, Chair
MEMBERS ABSENT: Sharon Otteman
STAFF MEMBERS PRESENT: Consuelo Arguilles -Deputy Director of Community
Development
Jason Shallcross-Development Review Planner
INTERESTED PARTIES: Andrew Scott
Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattie made a motion seconded
by Commissioner Szymczak to approve of the minutes from the Planning and Zoning Commission meeting
on October 26, 2017. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -18-17 as
801 E. Rand Road and stated the case is Village Board final.
Mr. Shallcross gave a brief description of the Subject Property which consists of two parcels and a portion
of public right-of-way dedicated for E. Thayer Street between N. Louis Street and E. Rand Road.
Mr. Shallcross summarized the Petitioners proposal to rezone the Subject Property to B3 Community
Shopping and to construct a planned unit development (PUD) consisting of four (4) principal buildings.
Mr. Shallcross showed exhibits pertaining to the site plan and the floor plans for the proposed tenants which
include a restaurant (Texas Roadhouse), automobile maintenance and service center (AAA), tile store (The
Tile Shop), and a future drive-through restaurant.
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair
Mr. Shallcross pointed out that the proposal meets the parking and lot coverage requirements and that the
Petitioner will be required to comply with all applicable Village Code landscaping and lighting
requirements.
Mr. Shallcross summarized the standards for both a zoning map amendment and a conditional use. He
further stated, per the Petitioner, the development will remove safety and security issues that exist on large
vacant parcels of land and that the buildings will be constructed of high quality and attractive materials will
be well lit, and will be maintained to high standards.
Mr. Shallcross stated that staff recommends the Planning and Zoning Commission make a motion to adopt
staff's findings and recommend approval of the following motions:
1) Zoning Map Amendment to rezone the subject property to the B3 Community Shopping District.
2) A Plat of Subdivision for Mount Prospect Pointe.
3) A Conditional Use for aplanned unit development (PUD) consisting of four (4) principal buildings,
including an automobile maintenance and service center and a drive-through establishment; subject
to the following conditions:
A. Removal of the E. Henry Street access;
B. The petitioner shall pursue the installation of a traffic signal on Rand Road through the IDOT
permitting process and shall pay all costs associated with the installation;
C. The petitioner shall submit elevations and site plans for the fourth development pad for staff
review and approval. A PUD amendment will be required if the plans are not deemed
consistent with the overall approved plan.
D. Install a 10' wide shared use path along the Rand Road frontage. Provide any necessary
easements to locate the shared use path.
E. Prior to obtaining the first Certificate of Occupancy, the Petitioner must submit owner's
association documents for staff review and approval. The document must address long-term
site maintenance, including snow removal and paving.
F. Development of the site in general conformance with the plans prepared by GreenbergFarrow,
dated January 12', 2018; and
G. Compliance with all applicable development, fire, building, and other Village Codes and
regulations."
The Village Board's decision is final for this case.
He stated that the Village Board's decision is final for this case.
Commissioner Beattie asked for clarification regarding the ingress/egress off of Henry Street.
Mr. Shallcross stated that Staff recommends there be no ingress or egress off of Henry Street.
Mr. Shallcross addressed Commissioner Filippone's comments regarding lighting on the site.
Mrs. Arguilles confirmed that the traffic light will line up with Walmarts ingress/egress access point on to
Rand Road.
Mr. Shallcross clarified that the signage and lighting proposed meets the Village of Mount Prospect code
requirements.
Commissioner Filippone asked what will happen to the concrete wall along the west end of the property
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair
3
Mr. Shallcross stated that it is left to the discretion of the applicant. Code requires that a six (6) foot
screening be provided. He also stated the Petitioner has gone above the code requirement to landscape the
western lot line boarding the residential neighborhood.
Commissioner Filippone asked what restrictions will be in place for parking/traffic on Henry Street.
Mrs. Arguilles stated there is currently no further restrictions discussed than what is currently there.
Mrs. Arguilles addressed Chairman's Donnelly comment regarding the proposed plat stating that the length
of Thayer Street will be vacated for private use and combine it with the site.
Commissioner Beattie asked if the Henry Street access is needed for emergency vehicles ability to access
the site.
Mrs. Arguilles stated that the Fire Department reviewed with site plan and didn't state the Henry Street
access as a requirement.
Chairman Donnelly swore in Andrew Scott 10 S. Wacker Drive Chicago, Illinois.
Mr. Scott gave a brief description of the potential sales tax the development will bring to the Village on an
otherwise dormant site. He stated that the Petitioner is in agreement with all of the conditions recommended
by Staff except the Henry Street access. He explained the need for the Henry street access and stated that
the Henry Street access is critical for the site to make the southern tenant accessible to patrons.
Mr. Scott stated they would have a hard time leasing out the southern parcel which will jeopardize the entire
development if the Henry Street access goes away. He stated that Texas Roadhouse may pull out of the deal
if the Henry Street access is taken off the site plan.
Mr. Scott stated the traffic on Henry Street is already an issue to the residents and the developer has taken
the steps to address the concerns and make it right in only access on Henry.
Chairman Donnelly asked if the parking lot is available to all users and what are the hours for Texas
Roadhouse.
Mr. Scott stated the parking lot is a common parcel and is shared by all tenants.
Chairman Donnelly swore in Marissa Coleman 2100 S Evergreen Arlington Heights, Illinois.
Ms. Coleman stated the hours for the restaurant which complies with the Village of Mount Prospect
requirements.
Chairman Donnelly swore in Lou Alboona from KLOA.
Mr. Alboona addressed the Commission's comments regarding the submittal to IDOT, and stated that the
signal meets the IDOTS requirements and they are waiting for the approval. He further explained the left
and right deceleration lanes onto the site.
Chairman Donnelly opened the discussion to the public.
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair
11
Citizens To Be Heard:
John Olander 15 N. Edward Street- stated his concern about the access on Henry Street creating traffic in
the neighborhood and proposed putting another entrance on along Rand Road instead.
Jason Fox 8 N. Edward Street- concerned about traffic on Edward Street and Henry.
Jim Bryce 6 N. Louis- proposed switching the location of the auto service business with the drive through
restaurant in order to eliminate the need for the Henry Street access.
Donna Wesilow 12 N. Louis- asked for clarification on the neighborhood flow
George Adamack 26-28 N. Albert- concerned about customers using Albert Street as a cut -through to the
Henry Street access.
Carol Robertson -12 N. Albert- concerned about Albert Street traffic and the stacking of cars for
Kolinowski's Deli and bus drop off on Henry Street for children.
Eric Heisel- 6 N. Edward- concerned about the traffic and the noise level from the auto repair shop.
Commissioner Filippone asked resident Eric Heisel to give his opinion regarding the traffic issues on Henry
with the Kolinowski entrance.
Nole Thompson- 107 N. Louis- same issues with traffic from the Kolinowski parking lot and the other
tenants of the strip center on Rand.
Polly Knudeson-100 N. Louis- concerned about the traffic as well
Dawn Fletcher -Collins- 595 N. Prospect Manor- commented that majority of the issues discussed has to do
with an already existing development and urged residents to speak up to the Village about them
Dwane Young -102 N. Louis- concerned about high speed traffic through the neighborhood
Chris Kolinowski- 15 N. Louis- stated he is concerned about increase of traffic through the neighborhood
John Forster- 104 N. Louis- asked for a brief zoning description history of the subject property
There was general description from Staff regarding the history.
The Petitioner addressed the concerns from the citizens as follows:
• The drive through restaurant location cannot be switched with the car repair shop because the north
end of the site is too narrow to accommodate a drive through
• IDOT regulates the amount of curb cuts you can have on a property from one street; therefore,
adding another entrance on the north end of the property will not be approved from IDOT
• The work from the auto repair shop will done with the bay doors close to conceal noise
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair
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Mr. Scott stated that the majority of the concerns he heard tonight regarding the traffic in the neighborhood
is already in existence and that having a right in only curb cut on Henry 250 feet from Rand Road will not
impact the already existing issues.
Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the following
motion:
1.) Zoning Map Amendment to rezone the subject property to the B3 Community Shopping District.
UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
The vote was approved 7-0 with a positive recommendation to Village Board.
Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the following
motions
2.) A Plat of Subdivision for Mount Prospect Pointe
UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
Commissioner Filippone made a motion seconded by Commissioner Beattie to approve the following
motion and conditions:
3.) A Conditional Use for aplanned unit development (PUD) consisting of four (4) principal buildings,
including an automobile maintenance and service center and a drive-through establishment; subject
to the following conditions:
A. The petitioner shall obtain the installation of a traffic signal on Rand Road through the IDOT
permitting process and shall pay all costs associated with the installation;
B. The petitioner shall submit elevations and site plans for the fourth development pad for staff review
and approval. A PUD amendment will be required if the plans are not deemed consistent with the
overall approved plan.
C. Install a 10' wide shared use path along the Rand Road frontage. Provide any necessary easements
to locate the shared use path.
D. Prior to obtaining the first Certificate of Occupancy, the Petitioner must submit owner's association
documents for staff review and approval. The document must address long-term site maintenance,
including snow removal and paving.
E. Compliance with all applicable development, fire, building, and other Village Codes and
regulations."
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair
C:
UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
The vote was approved 7-0 with a positive recommendation to Village Board.
Commissioner Filippone made a motion seconded by Commissioner Beattie to approve the following
motion:
A. Removal of the E. Henry Street access;
B. Development of the site in general conformance with the plans prepared by GreenbergFarrow,
dated January 12', 2018 with the removal of the E. Henry Street access;
UPON ROLL CALL AYES: Fitzgerald, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: Beattie
The vote was approved 6-1 with apositive recommendation to Village Board.
Commissioner Beattie made a motion seconded by Commissioner Griffin and the meeting was adjourned.
Jenna Moder, Community Development
Planning and Zoning Commission- January 25, 2018 PZ -18-17
Joseph Donnelly- Chair