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HomeMy WebLinkAbout03/24/2005 P&Z minutes 07-05 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-07-05 Hearing Date: March 24, 2005 PROPERTY ADDRESS: 2410 E. Rand Road Arlington Heights, IL PETITIONER: Eugene Guzzardi, agent for The Twins Group 121 Wilke Road, Suite 400 Arlington Heights, IL 60005 PUBLICATION DATE: March 9, 2005 Journal/Topics PIN #: 03-28-201-014-0000 & 03-28-201-020-0000 REQUEST: Map Amendment to rezone from RX to B3, Conditional Use approval for a drive-thru restaurant and Variations from bulk, setback, and stacking regulations. MEMBERS PRESENT: ActingChairJoseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Matt Sledz MEMBERS ABSENT: Chair Arlene Juracek Richard Rogers Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Clare Sloan, Neighborhood Planner INTERESTED PARTIES : Eugene Guzzardi ActingChairJoseph Donnelly called the meeting to order at 7:33 p.m. Leo Floros moved to approve the minutes of the February 24, 2005 meeting, but corrected to reflect Ronald Roberts voting against the sign Variation; seconded by Ronald Roberts. The motion was approved 3-0, with 2 abstentions by Marlys Haaland, new member, and Matt Sledz. Under Old Business, Mr. Donnelly asked for a motion to continue PZ-50-04 to the April 28, 2005 meeting. Matt Sledz moved to continue the case; seconded by Ronald Roberts, and it was approved 5-0. After consideration of another case, Mr. Donnelly introduced Case No. PZ-07-05, a request for a Map Amendment to rezone from RX to B3, Conditional Use approval for a drive-thru restaurant and Variations from bulk, setback, and stacking regulations. He said that this case would be Village Board Final. Judy Connolly, Senior Planner, summarized the request. She said that the Subject Property is comprised of two parcels and has an irregular shape. It is located on the north side of Rand Road, between Camp McDonald and Schoenbeck Roads. The site currently contains a Taco Bell restaurant with a drive-thru that was developed under Cook County regulations. Consequently, the existing setbacks and site improvements do not meet current Village regulations. The Subject Property is zoned RX Single Family and is bordered to the north, east, and west and by RX Single Family and a golf course to the south, but that is in Arlington Heights. The Subject Property and surrounding properties were already developed as commercial and retail uses when the Village of Mount Prospect annexed them in 1999. As required by state statute, the properties were given the Village’s most stringent zoning designation, RX Single Family, upon annexation. Planning & Zoning Commission PZ-07-05 Joseph Donnelley, Acting Chairperson Page 2 The Petitioner proposes to demolish the existing Taco Bell and drive-thru and build a new Taco Bell restaurant and drive-thru. The Zoning Ordinance allows legal non-conforming structures to remain in their current state, and to be maintained and repaired as necessary. However, the scope of the proposal exceeds the limits of the legal non-conforming regulations and the redevelopment of the site is required to meet current zoning regulations. Therefore, the Petitioner is seeking approval to rezone the property from RX Single Family to B3 Community Shopping, Conditional Use approval for the drive-thru restaurant, and Variations from zoning regulations. The Variations include relief from: the parking lot and dumpster setbacks, and relief from the number of required parking and stacking spaces. The Petitioner’s exhibits include a color rendering of Taco Bell’s prototypical building. However, the Petitioner revised the elevations to comply with the Village’s Building Code regulations that limit the use of Dryvit to no more than 30% of the building’s square footage. The building would have a stone band around the base of the building, and then approximately 12’ of buff colored face brick, topped off with a 3’8” EIFS band. EIFS would be used as a decorative element for the drive-thru area and two entrance points. A ‘tower’ canopy would extend above the roofline to delineate the main entrance of the building and would be in keeping with the Taco Bell image. The Petitioner’s landscape plan includes a variety of plants, trees, and shrubs throughout the site. However, the plan does not include a sufficient amount of species that have year-round interest. Staff recommends modifying the plan to require at least 50% species that have year-round interest along the Rand Road frontage. In addition, Staff suggests the Petitioner explore whether the detention area could include native grasses, subject to engineering division approval so it does not adversely impact the detention design. The site currently has two driveways, which the Petitioner proposes to modify slightly. In response to comments from the Illinois Department of Transportation (IDOT), the Petitioner proposes that the northern driveway be the only exit point and have a dedicated right-turn lane and a dedicated left-turn lane from the site. The southern driveway would be an entrance only driveway. The Engineering Division reviewed the proposal and found that narrowing the driveway to 15’ and having a 20-25’ turning radius would better identify the driveway as an entrance only and minimize confusion and potential vehicle conflicts. The Petitioner’s proposal includes 23 parking spaces and 7 stacking spaces for the 47-seat Taco Bell Restaurant. Typically, 4-6 employees work per shift, but 6-8 employees would work during a peak shift. The Zoning Ordinance requires 1 parking space per 3 seats and 1 parking space per employee during a peak shift as well as 8 stacking spaces for the drive-thru. Therefore, the Petitioner requires Variations to allow one less stacking space and one less parking space. The Petitioner states in their application that the proposed traffic pattern is similar to the existing patterns customers currently use and the shape of the Subject Property poses physical limitations. In response to earlier Staff comments, the Petitioner has agreed to modify the freestanding sign to a monument style sign and is not seeking relief from Sign Code regulations. The Petitioner proposes to install wall signs on three elevations of the building, which is permitted by the Sign Code. The ‘tower’ canopy over the primary entrance on Rand Road complies with the 30’ height limitation and the bell meets the criteria for a logo. Therefore, these elements of the proposal comply with Village Sign Code regulations. The Petitioner’s lighting plan indicates the lighting levels will slightly exceed the Zoning Ordinance regulations that limit light levels to an average of 2.4-foot candles. In addition, some areas of lights at the property line exceed the 0.5fc limitation. The Petitioner has not requested a Variation from the Village’s lighting regulations and has not provided justification for a Variation. Therefore, the lighting plan must be revised to comply with Village Code requirements. Other departments reviewed the project and comments from the Village’s Traffic Engineer were already discussed. However, the Fire Department and Public Works Department had comments, but their comments could be addressed as part of the Building Permit process. Their comments are listed in detail in the Staff Report. Planning & Zoning Commission PZ-07-05 Joseph Donnelley, Acting Chairperson Page 3 The Subject Property is zoned RX Single Family. In order to construct the proposed restaurant, the site has to be rezoned, obtain Conditional Use approval, and obtain Variations from Zoning Regulations. This requires a public hearing and recommendation by the Planning & Zoning Commission followed by final review and action by the Village Board. The existing site conditions do not comply with current Village zoning regulations because the parking lot encroaches into the required setbacks. The existing parking lot is pretty much built up to the lot line. However, the Petitioner would demolish the existing building and construct a new parking lot. The proposed building would meet all setbacks, but the parking lot and dumpster would encroach into the required 10’ perimeter landscape setback. The Petitioner requires relief for a portion of the front setback, the interior side yard setbacks, and the rear setbacks because the parking lot and dumpster enclosure would encroach into the required 10’ setback. Ms. Connolly summarized the standards for Map Amendments, as listed in the Zoning Ordinance. She said that the subject property is adjacent to existing commercial and retail businesses. The proposed Taco Bell with a drive-thru is the same as the existing use. However, the new building, parking lot, and additional landscaping would be in keeping with current development trends and would be an appropriate use for the Subject Property. Also, rezoning the property to B3 would be consistent with recently approved developments approved in the Village, specifically the Metro Federal Credit Union. The proposal meets the standards for a Map Amendment because it is compatible with existing properties within the general area of the Subject Property. Ms. Connolly summarized the standards for conditional uses, which are listed in another section of the Zoning Code, and said that the Petitioner proposes to construct a restaurant with a drive-thru, which is the same as the current use. The proposed conditional use, which is the drive-thru component of the restaurant, was designed to go together with the proposed site improvements and to create a safe interior circulation pattern. The proposal meets the standards for a Conditional Use subject to minor modifications to the site plan and landscape plan. Ms. Connolly summarized the standards for a Variation. She said that the Petitioner is proposing to construct a fast food restaurant with a drive-thru. The redevelopment of the site would improve a property originally developed under Cook County regulations and currently exceeds Mount Prospect Code requirements. However, the parking lot and dumpster enclosure would encroach into the 10’ landscape setback. The Petitioner has worked with Staff to minimize the scope and location of the encroachments to ensure the Rand Road frontage is vastly improved and to create a safe interior circulation pattern. The Petitioner’s request for Variations for 1 stacking space and 1 parking space during peak shift hours is in keeping with the current site conditions. Modifying the driveway to address Engineering’s comments regarding the entrance only driveway would ensure a safe traffic flow and minimize the impact of the stacking deficiency. The size and shape of the Subject Property present physical limitations for redeveloping the site. The proposed site plan, subject to modifying the entrance driveway, would improve the character of the area and be in keeping with the Village’s Corridor Design Guidelines that call for increased landscaping. Based on this analysis, the proposal complies with the Map Amendment, Conditional Use, and Variation standards listed in the Zoning Ordinance. Therefore, Staff recommends that the Planning and Zoning Commission recommend that Village Board approve the proposed request subject to the following conditions: 1) Development of the site in accordance with: ?? The site plan prepared by Ronald Source Architects date stamped March 11, 2005 revised to reflect a narrowed entrance driveway to 15’ and having a 20-25’ turning radius; ?? The landscape plan prepared by Ronald Source Architects date stamped March 11, 2005 revised so the Rand Road frontage has at least 50% year-round interest species; ?? The lighting plan prepared by John Bujake, Accuserv Lighting & Equipment, but revised to comply with the Village’s lighting regulations; Planning & Zoning Commission PZ-07-05 Joseph Donnelley, Acting Chairperson Page 4 ?? The elevations prepared by Ronald Source Architects date stamped March 11, 2005 that document the building will not exceed the Village’s 30% EIFS limitation. 2) The proposed improvements shall be constructed according to all applicable Village Codes (Sign Code, Site Construction Standards, Building and Fire Code regulations); 3) Prior to obtaining the Certificate of Occupancy, the Petitioner shall prepare a plat of resubdivision that consolidates the site to a one-lot subdivision; and 4) The Petitioner shall obtain permits from all appropriate agencies, including, but not limited to, IDOT, and MWRD. The Village Board’s decision is final for this case. Ronald Roberts asked if graphics of the existing restaurant were available; Ms. Connolly said no. He also asked if the monument style sign were replacing a freestanding sign. Ms. Connolly said it was and he said he thought that was a good improvement. Joe Donnelley asked if Taco Bell was applying for Sign Variations. Ms. Connolly said no, but if they needed relief they would need to go before the P&Z at a later date. Mr. Floros asked if Taco Bell had an Arlington Heights address. Ms. Connolly said yes, although it is in Mount Prospect. When asked about setbacks, Ms. Connolly said most of the existing parking lot was at a zero setback and the front building setback was between 20’-30’. Mr. Sledz asked if there would be less impervious surface on the property than before. Ms. Connolly said yes, the current lot coverage is approximately 86% and the Petitioner proposes to reduce it to 72% although the Zoning Ordinance allows up to 75% lot coverage. Gene Guzzardi, Source Architects, 121 S. Wilke Road in Arlington Heights, was sworn in. He said that Taco Bell is increasing the amount of pervious area. He noted the wheel stops are currently right against the property line. The existing building is beige with clay tile roofs, which are being phased out. Contractually, The Twins Group must replace the building by agreement with Taco Bell. He said the existing traffic pattern area for the property is U-shaped. The entrance is being revised and has been sent to IDOT and will be sent back to Mount Prospect for plan review. Parking spaces will be similar to what is thereat present. He informed the Commission that deliveries and trash pick-ups are scheduled at night so they will not conflict with business traffic. The front grassy area is being proposed as part of detention area. They will use a menu board with speaker post for food ordering. Joe Donnelley asked if the menu board with speaker post proposal would be brought to the Commission for further review. Ms. Connolly said Staff would need to review the proposal to determine if it would comply with the Sign Code. Ronald Roberts inquired what type of property was behind the restaurant. Ms. Connolly said it was commercial. Mr. Roberts asked for further description of the monument sign and Mr. Guzzardi said it would have a large stone base similar to the stone used in the building. Joe Donnelley asked if they were asking for Variations for menu boards at this time and Mr. Guzzardi said that the drive-thru was at such a bare minimum that they do not have room for a preview menu board. Mr. Sledz asked has there been a net change in parking. Mr. Guzzardi said he didn’t believe there will be. They were trying to maximize the amount of parking they could get at the site to function properly and fit in the guidelines proposed by Staff. Mr. Sledz asked if any thought had been given to underground detention. Mr. Guzzardi said there will most likely need to be underground detention based on the calculations in the process lanning & Zoning Commission PZ-07-05 Joseph Donnelley, Acting Chairperson Page 5 right now. Mr. Sledz said the photometrics submitted are slightly above Village requirements and asked whether it would be a problem complying with Village requirements. Mr. Guzzardi said no. Mr. Sledz said that delivery and garbage trucks would service the facility at night but many Taco Bell Restaurants are currently 24 hour and do not close. He asked what would happen if this restaurant goes 24 hours? Mr. Sledz asked Ms. Connolly if the Commission should entertain restrictions in the vote of Taco Bell hours. Ms. Connolly said the P&Z could include that with the motion. Mr. Guzzardi said they would schedule deliveries and garbage service around the restaurant’s hours so there wouldn’t be a conflict. Chair Joe Donnelley closed the hearing at 8:35. Matt Sledz said this was a nice project, he could recognize the site did have its problems and was pleased to see The Twins Group was working to comply with Village Code. Mr. Flores said the Variations requested were minor and he strongly supported the project. Mr. Roberts agreed and said the monument sign would be more appropriate than the freestanding. Mr. Donnelley said more pervious coverage would be an improvement and asked what material the building trim would be. When told it was EIFS, he asked if they could use a different material. Mr. Guzzardi said he would investigate to see if they could use another material. Mr. Sledz said that the Building Code allows a limited amount of EIFS and that the Village should ban EIFS altogether if they do not want it used, but not base each case on approval of not using it. Other Commissioners asked if it had been decided to ban EIFS entirely. Ms. Connolly said no, that the Building Code limits its use to 30%. Leo Floros moved to recommend approval of a Map Amendment to rezone from RX to B3, Conditional Use approval for a drive-thru restaurant and Variations from bulk, setback, and stacking regulations subject to the Conditions listed in the Staff Report for the property at 2410 E. Rand Road, Case No. PZ-07-05. Ronald Roberts seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, and Sledz NAYS: None Motion was approved 5-0. Ronald Roberts made a motion to adjourn at 8:40 p.m., seconded by Leo Floros. The motion was approved by a voice vote and the meeting was adjourned. __________________________________ Judy Connolly, AICP, Senior Planner C:\Documents and Settings\kdewis\Local Settings\Temporary Internet Files\OLK2\PZ-07-05 2410 E Rand Rd Taco Bell.doc