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Home My WebLink About7.1 1st reading of an ORDINANCE GRANTING A CONDITIONAL USE FOR A FINAL PLANNED UNIT DEVELOPMENT FOR THE PROPERTY LOCATED AT 1000-1080 S. ELMHURST ROAD, MOUNT PROSPECT, ILLINOIS (GOLF PLAZA II)4/15/2020 BoardDocs® Pro Agenda Item Details Meeting Mar 17, 2020 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m. Category 7. NEW BUSINESS Subject 7.1 PZ -02-20 / 1000-1080 S. Elmhurst Road / 1st reading of an ORDINANCE GRANTING A CONDITIONAL USE FOR A FINAL PLANNED UNIT DEVELOPMENT FOR THE PROPERTY LOCATED AT 1000-1080 S. ELMHURST ROAD, MOUNT PROSPECT, ILLINOIS (GOLF PLAZA II) Access Public Type Action Preferred Date Mar 17, 2020 Absolute Date Apr 07, 2020 Fiscal Impact No Recommended Action Approval of a conditional use permit for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment; subject to the conditions listed in the staff report. Public Content Information The Petitioner, Golf Plaza II Shopping Center, LLC, is proposing to construct an out -lot commercial building that would include a drive-through at 1000-1080 S. Elmhurst Road (the "Subject Property"), which requires conditional use approval. The Subject Property is located at the southeast corner of Golf Road and Elmhurst Road. The PUD process will allow for unified zoning control over the entire development, which would require formal Village approval if any modifications to the development are proposed in the future. Multi -Stage Development Starbucks, a potential tenant of the proposed out -lot building, would like to open as soon as possible on the Subject Property. However, the Illinois Department of Transportation's (IDOT's) design review and approval process could take up to one year to complete. For that reason, the Petitioner is seeking approval of both an interim site plan and a final design alternative. The interim plan would be constructed immediately without needing IDOT's approval as no existing curb cuts would be altered, and the final design alternative would be further developed in cooperation with IDOT and constructed in a phased approach once approved. The Petitioner has retained Kimley-Horn and Associates, Inc. (Kimley-Horn) to prepare a traffic evaluation of the access driveways serving the entire center. The traffic study will analyze the property's access driveways and potential requirements to comply with IDOT design standards. Kimley-Horn will study traffic counts at the entrances to the Subject Property and prepare a report to be submitted to both IDOT and the Village of Mount Prospect. Staff supports the multi -stage development proposal and has a preferred final design of 'Alternate V as it provides the best site circulation pattern. The plan moves the boulevard entrance south to align with the entrance of the shopping center across the street on Elmhurst Rd., provides additional parking near the proposed building, and alters other entrances at the center to align with cross street entrances. With building delivery to the tenant needed by mid- summer and the required IDOT review process, operating on an interim site design is the only way this project is feasible. The future tenant understands that the Petitioner will be altering the site design in coordination with IDOT and accepts that the construction will take place shortly after opening. Parking https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/3 4/15/2020 BoardDocs® Pro The Village Code requires parking based on land use. Because the shopping center is more than 150,000 square feet, 4 parking spaces per 1,000 square feet of gross floor area are required, excepting areas dedicated to storage, restrooms, and corridors used to access those areas. The shopping center, including the proposed out -lot building, would require a total of 552 parking stalls. The Petitioner proposes to provide 609 stalls on the Subject Property. Staff believes that the Petitioner's conditional use request complies with the conditional use standards and is supportive of the request. The proposed PUD is consistent with other property along Golf and Elmhurst roads and with the Village's Comprehensive Plan. Other departments reviewed the Petitioner's proposal and did not object, subject to the conditions listed in the staff report. Staff received, in advance of the Planning and Zoning Commission meeting, three phone calls from residents in support of the proposal and one comment in opposition from an existing tenant in the center (Mille's Hallmark). There was no public testimony from citizens to be heard on this item at the hearing. Staff recommends that the Village Board approve the conditional use request for a final planned unit development (PUD) for the property located at 1000 - 1080 S. Elmhurst Road. PZ Recommendation The Planning and Zoning Commission voted to recommend approval of the conditional use request with the following conditions by a vote of 4 - 0 at the public hearing dated March 12, 2020: a. Site landscaping and photometrics shall meet code requirements; b. Prior to obtaining a 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; c. Development of the site in general conformance with 'Alternate V plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016-2001, subject to IDOT approval; d. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and e. Compliance with all Development, Fire, Building, and other Village Codes and regulations. Alternatives 1. Approve an ordinance for a conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment, located at 1000-1080 S. Elmhurst Road, subject to the conditions listed in the staff report. 2. Action at discretion of Village Board. Staff Recommendation Staff recommends that the Village Board approve an ordinance for a conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment, located at 1000 - 1080 S. Elmhurst Drive with recommended conditions: '-r • . Numm M =.. �i Administrative Content AB: I added the conditions to the memo Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/3 4/15/2020 Motion & Voting BoardDocs® Pro Approval of a conditional use permit for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment; subject to the conditions listed in the staff report. Motion by Paul Hoefert, second by William Grossi. Final Resolution: Motion Carries Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/3 ...... .... VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development 1, William J. Cooney, AICP Jason C. Shallcross, AICP Director of Community Development Development Review Planner DATE: March 4, 2020 CASE NUMBER APPLICANT/PROPERTY OWNER PZ -02-20 Golf Plaza 11, LLC PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION March 12, 2020 1000 --1080 S. Elmhurst Road BRIEF SUMMARY OF REQUEST Golf Plaza 11 Shopping Center, LLC., the "Petitioner", is proposing to construct an out -lot commercial building that would include a drive-through, which requires conditional use approval. A conditional use for a PUD is required to construct the proposed out -lot building and drive-through establishment. The Village Comprehensive Plan designates the Subject Property as Corridor Commercial. The proposed use complies with the primary and secondary uses in the district and the conditional use standards. Staff is supportive of the request. 2017 Aerial Image 2019 Village of Mount Prospect Zoning Map 11, 1 1 ti i I k It Nd A -11--a to i fi ae M&A, awm 4" 0 m b YM.I (D IQ 1 "WWI AA R B-3 2-V tt In V) Vi IF . EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE .......... SIZE OF ZONING IMPROVEMENTS North: R-1 Single -Family & B-1 Business PROPERTY B-3 Community A multi -tenant commercial Office, residential & commercial 16-55 acres Shopping, shopping center and two East: Des Plaines, commercial & residential B-1 Office outlot commercial buildings South: R-4* Multi -Family PUD & B-3 with related improvements Community Shopping, multi -family & commercial West: R-1 Single -Family, Institutional ... ------------------ STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITION,'', DENY 1 - - - - - - ----------------------- - ....... - -- - ----- 7777- .... ...... - DISCUSSION OF PROPOSAL The Subject Property consists of 4 separate parcels and 3 existing primary structures. The Petitioner is proposing to construct a 41h building on the Subject Property that would have a drive-through and related improvements including relocating the property's boulevard entrance. Landscape improvements are also proposed. The proposed development requires conditional use approval of a PUD because more than one principal building will be located on a zoning lot. The PUD process will allow for unified zoning control over the entire development, which would require formal Village approval if any modifications to the development are proposed in the future. Site Plan — The attached site plan indicates the proposed commercial redevelopment will consist of 4 buildings totaling more than 153,393 square feet of commercial space. Commercial uses include Boston Market, Bank of America, a multi -tenant commercial center, and the proposed multi -tenant building. Entrance locations would be modified to align with cross -streets, the boulevard parking lot entrance will be relocated, and landscaping would be installed. Several other entrances on the Subject Property are to be modified and the Petitioner is working with the Illinois Department of Transportation (IDOT) to make these improvements over the next 2 to 3 years. Because the tenant is looking to open as soon as possible, an interim site plan is proposed while the Petitioner works with IDOT to make final design decisions on the Subject Property's points of ingress and egress. Several final design alternatives are provided, with 'Alternate 1' being the preferred final design by staff as it provides the best site circulation pattern. The future tenant is aware that the parking lot in the immediate area of the proposed building will be altered when the boulevard entrance is moved south after IDOT approval. Lot Cover —The BI and B3 Districts have a lot coverage limitation of 75%. The attached final design of "Alternate 1" has a lot coverage of 73.4%. Building Elevations — The attached elevation drawings show that the building will consist primarily of brick and have a stone base. The parapet wall will have a metal cap and the building will have metal canopies. The northern half of the building should have a height consistent with the southern half of the building to ensure the ability to screen rooftop equipment. Par —The Village Code requires 4 parking spaces per 1,000 square feet of gross floor area, excepting areas dedicated to storage, restrooms, and corridors used to access these areas. The proposed commercial development would require a total of 552 parking stalls. The Petitioner is proposes to provide 609 stalls. Landscaping — Many parking lot and landscape improvements have been made in the last three years. Several parking lot islands have been constructed and landscaping has been installed throughout the center., Other recent improvements include repaving the parking lot and relocating light fixtures to landscape islands. All parking lot islands will have shade trees and 50% live coverage as required by code. An updated landscape plan will be required once the Petitioner reaches an approved site design with IDOT. 2 The plans do not indicate any ground or rooftop mounted equipment. The Village Code requires that all rooftop mounted equipment and ground based utility boxes, transformers, generators, or similar structures be screened from view. Lgh t, in . A, — The provided Photometric Plan shows that the site will meet all lighting requirements. Staff will work with the Petitioner and future tenant to ensure all accent lighting for the proposed building meets code. Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than 90 degrees, and it also requires flat lenses for all lighting fixtures. LSiEna le — The proposed plan includes examples of signage that is not in for permit. Staff has not received a formal signage submittal at this time. All signage for the proposed building shall satisfy Village Code. Traffic —The Petitioner has retained Kimley-Horn and Associates, Inc. (Kimley-Horn} to prepare a traffic evaluation of the access driveways serving the Golf Plaza 11 Shopping Center. The traffic study will analyze the property's access driveways and potential requirements to comply with IDOT design standards. It will focus on the relocation of the property's primary access onto IL Route 83 south to align opposite the access serving the Market Place commercial property on the east side of IL Route 83 in Des Plaines. Kimley-Horn will study traffic counts at the entrances to the Subject Property and prepare a report to be submitted to both IDOT and the Village of Mount Prospect. Receiving final design approval from IDOT may take up to one year. Because navigating IDOT's design process may take a year to complete, the Petitioner is seeking the ability to construct and tenant the proposed building based on an interim site plan. The interim plan does not alter any existing curb cuts and allows for the building to be constructed without IDOT approval. The interim design provides access to the main boulevard entrance. Staffs preferred 'Alternate 1' moves the boulevard entrance south to align with a cross street, provides additional parking near the proposed building, and alters other entrances at the center to align with cross street entrances. With building delivery to the tenant needed by mid -summer and a lengthy design process caused by IDOT, operating on an interim site design is the only way this project is feasible. The future tenant understands that the Petitioner will be altering the site design in coordination with IDOT and accepts that construction will take place shortly after opening. COMPREHENSIVE PLAN DESIGNATION The Village Comprehensive Plan designates the Subject Property as Corridor Commercial, which consists of a mix of large format retail, restaurant, and other commercial uses. This district provides a mix of uses that serve the needs of residents, as well as attracts visitors from the region. It encourages infill and redevelopment opportunities to provide a broader mix of uses. The proposed out -lot building furthers the provision of these uses on the Subject Property and is consistent with the Village Comprehensive Plan. COMPATIBILITY WITH VILLAGE CODE The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; C • 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; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Per the Petitioner, the proposed project will be beneficial to the public health, safety, morals, comfort, and general welfare. The Petitioner states that the out -lot building will include an international coffeehouse to service the neighborhood and surrounding community. The Petitioner states that the completion of this project would increase property values in the immediate area and that drive-through facilities exist on neighboring properties. The project will enhance the Village's real estate and sales tax base and promotes economic vitality to the benefit of the general welfare. The Petitioner states that the proposed uses are compatible with the character of the Golf Road and Elmhurst Road intersection, which consists of large - format retail, shopping centers, gas stations, and drive-through establishments. Staff believes that the Petitioner's conditional use request complies with the conditional use standards and is supportive of the request. The proposed PUD is consistent with other property along Golf and Elmhurst roads and with the Village's Comprehensive Plan. The proposed outlot building will provide additional commercial services for both residents and those in the region visiting the Golf Plaza 11 Shopping Center. Several auto -focused uses and a drive-through exist on neighboring properties. The applicant will be required to meet all aspects of the Village's landscape and exterior lighting regulations. Staff finds that the proposal meets the conditional use standards and that granting such requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staffs findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 1. A Conditional Use for a planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment; subject to the following conditions: a. Site landscaping and photometrics shall meet code requirements; b. Prior to obtaining a 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; c. Development of the site in general conformance with 'Alternate V plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016- 20011 subject to IDOT approval; d. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and e. Compliance with all Development, Fire, Building, and other Village codes and regulations." The Village Board's decision is final for this case. 4 DMINISTRATIVE CONTENT PLANS OTHER ATTACHMENTS: CZon:ingRequest Application, Responses to Plat of Survey, Site Plan, etc.) (Supplemental Information, Public �St�and Standards,,, etc. Comments Received, etc... -k . . . ..... .. . )--o. ................ William T, Cooney, A ICP 1 Director of Community evelopment Village of Mount Prospect Community Development Department merson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) 111-11"...... . . . ......... . Case Number: P&Z . . .............. . .. . ........ of Submission: Project Name/Address: Hearing Date: I. Subject Property ........... . ..... . ____ . ........ ......... ..... ........ Address(es): 1002 thru 1060 S. Elmhurst Rd. Mt. Prospect, IL 60056 (Golf Plaza Zoning District (s):Commercial Property Area (Sq.Ft. and/or Acreage), 16.55 Acres "". . ............ ...... . . . - ------ — ---- . ........ ............... Parcel Index Number(s) (PIN(s): 08-14-204-022, 08-14-204-023, 08-14-204-024, 08-14-204-006_"_ W V. Property Owner Check if Same as Applicant SAME AS ABOVE . . . ........ - — . .... ..... .. . . . . ........ . .. . ........ ... . ............... Name: Corporation: . . . .. ......................... .............. . .......... .... . . . ... ........ Address: . . . ........... . . .......... City, State, ZIP Coda: Phone: Email: In consideration of the infornution contained In 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 peffloner and then owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual Inspection of the subject property. I hereby affirm that all Information provided-horein and In all materials submitted In association with this application are truet,,efid"Jocorate to,est of, my knowledge. . ... . ... .. . Applicant: . Date: ........................... . . . . . ........... . . . ............. . (Signature) Anthony P. Dimucci (F Tn-nTo—r 7 9 0� i - Wa —rT i -6 � T If applicant Is not property owner. I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described In this application and the associated supporting material. Property towner: (Signature) — Date: (Pfi-nl 6 7r "hype ` :arrr-6) 11/71"19 2:24PM woo ��- I'loollLulp-mmm - OZL&�� 1.66 (LIVS) XV -J - 00VV,- L66 (Ltrg) * '17LO09Il 0- U14DIDd v, PIDOd 99PUNYM Cj'9Z 4uoijunp1suoo pur mip jno,�.ioj noft 3"ql -smu3i 3.mitij puiR juaiino 3qj 119 JOJ SMU3AW I-eUOIIIPPU 'RUTIVIOUO2 W PfU PUV, 'joluoo 2tqddoilS :Dql al simuolsm 3jow 13P. .-e dl3q Illm llezeljjlog it jol-Ino sNonqjulSjo uolllppu 3ql *sjolquml puo sOnw OuT njoT ojum-,Iuup puu,;s3qolmpuus ploo puu loq 4stu3ll pooj po2u3jord .P -aid 113s swols Auu-ca pue snInjo puv sdiq:) su qans smoll Su!pnlow slouus puu twi4od o2urInog vq'SO9U.JOAoq owo:)nddvii 4sownf qs:Dj,4 uoiTRIOAl 'S9;)jJVOj -osool pur -Ilnj "ollul ojjuo 'ossaidsa 'aojjo:) jupisuT punoiSojoitu 400jjoo uuoq -3101JAk CsTu nol s3lonqjujS -oplmpliom suoilvool 000(OE .V ploo pu-c loq omos suolp JOAOsajujodo Xpuaino qoTqm tquqo asnoqoojjoo ue,3uawV upST S31onqjelS -osnoqo;ajjoo Ilvioi v jo uoTiRi3do 3tpjoj s,31on1julS ol p3sBol pue jpq oq ll -t^ ouo oovdS -i?t:qpl!nq jol-Ino jumal (Z) oml -Ij -bs j)OZ'V u jo uoijoru4suoo ;)131duioo ol i-C[al juauno olp UO reAoiddv 3sn Imoplpoo P, loj 2TAIddu si Dqq "nju3D 2TddoqS 11 vzvjcj jlog jo juouao2vuuW oqL V N 0 TMICIT,07� - WD �ul w �ns Wsa �na �Y 1 �kl u �02 —�Iii IN �3 I ISINJ VH Vq 0 0 Golf Plaza II Shopping Center Standards for Conditional Use Petitioner seeks conditional use approval from the Plan Commission / Village board for the "establishment" that being the existing Golf Plaza II Shopping Center. For Conditional Use consideration, the following seven (7) standards must be adequately addressed: 1. The Conditional Use shall be to add a 4,200 sq. ft. two (2) unit building with a drive thru for Commercial Retail use which will include Starbuck's for the operation of an international coffeehouse to service the neighborhood and overall community. The establishment, maintenance or operation of this conditional use will in no way be detrimental to, or endanger the public health, safety, morals, comfort or general welfare, as it is entirely located on the shopping center property and has no neighboring effects to adjacent properties. 2. Starbuck's or any other retailer whom shall Lease space within this building will not be injurious to the uses and enjoyment of the other property in the immediate vicinity for the purposes already permitted, and will more than likely aid in the property values within the neighborhood. There are numerous drive -up / drive thru facilities in the surrounding properties and this use is permitted in the district with Village approval. 3. Starbuck's and adjoining future retailer shall operate solely on its premises outlined in the blueprints and will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. 4. In the redevelopment of Golf Plaza 11 shopping Center the engineering and permitting has provided for adequate public utilities, internal road and traffic circulation, drainage etc. for the shopping center facilities and not to impact surrounding properties. The Landlord will provide adequate additional public utilities, access roads, drainage and/or any other necessary facility required. The property is currently served by utilities. These existing utilities will be utilized for the proposed improvements. 5. Adequate measures are already in place, as there are existing ingress and egress driveways that serve the existing shopping center. There is no change to the driveway access necessary to facilitate the proposed improvements. 6. Starbuck's and any adjoining future retailer will operate solely to service the community. The current Comprehensive Plan (adopted in 2017) identifies the subject property as "Commercial". The proposed commercial use of this property is therefore not contrary to the Comprehensive Plan. As Golf Plaza II has been an existing Village facility it corresponds and has been corrected to many revised and revisited comprehensive Plans for the Village. 7. The development as depicted in the Plans of the retail building for Starbuck's shall, in all respects, conform to the applicable regulations of the district in which it is located. Petitioner seeks any recommendations of the Planning & Zoning Commission to be brought forward and voted upon. It should be noted that in Petitioners narrative that the development of the retail out lot does not and will not contain any products or materials that would be detrimental to or endanger public health, safety morals, or general welfare. The shopping center has had Village guidance to allow it to conform to the current comprehensive plan in design and materials. Experts have engineered and consulted on the design through the plan development. Petitioner feels it is ready for Village Plan Commission and Village Board hearings. K'1"m1ey))o)Horr i To: Jason Doland, P.E. Doland Engineering William Cooney, AICP Deputy Director of Community Development Village of Mount Prospect From: Peter Lemmon, P.E., PTOE Date: February 17, 2020 Subject: Golf Plaza II Shopping Center Traffic Analysis - Status Mount Prospect, Illinois Kimley-Horn and Associates, Inc. (Kimley-Horn) was retained by DiMucci Companies to prepare a traffic evaluation of the access driveways serving the Golf Plaza II Shopping Center, located at the southwest corner of the Golf Road/IL Route 83 intersection in Mount Prospect, Illinois. While the analysis will include a comprehensive review of the property's access driveways and potential requirements to comply with Illinois Department of Transportation (IDOT) design standards, the evaluation will focus on the property's primary access on IL Route 83 (second driveway south of Golf Road) and its proposed relocation south to align opposite the access serving the Market Place commercial property on the east side of IL Route 83. Traffic counts are scheduled for later this week at the following intersections during a weekday morning (7:00-9:00 AM), weekday evening (4:00-6:00 PM), and Saturday midday (11:00 AM -1:00 PM) peak periods: • Golf Road / IL Route 83 • Golf Road / Golf Plaza 11 East Access • Golf Road / Golf Plaza II West Access & I -Oka Avenue • IL Route 83 / Golf Plaza II North Access • IL Route 83 / Golf Plaza II Middle Access & "Market Place" Access • IL Route 83 / Golf Plaza II South Access & Dulles Road Once the traffic data is collected and summarized, Kimley-Horn will layer additional traffic associated with a proposed Starbucks at the Golf Plaza II Shopping Center, just north of the primary IL Route 83 access driveway. Further, changes to the shopping center's access system will be incorporated, as appropriate, before completing analysis of projected future traffic conditions. The analysis and preparation of a report are expected to be completed within four to five weeks. Once completed, the study will be provided to IDOT and the Village of Mount Prospect for review. We will coordinate with IDOT throughout their review and approval process to address any questions and comments, as needed. � LC iii �� m�� 111 � �� ,�� Iii iii �� lii �� IIII�� i III e 1 iii m: aiii ,, i w 2020 K'1"m1ey))o)Horr Kimley-Horn and the development team will copy the Village on submittal correspondence with IDOT and keep the Village comprised of the study progress and review status. Should the Village have any questions during the study, please do not hesitate to contact Peter Lemmon at (312) 924-7436 or Peter.lemmon(c-D-kimley-horn.com. Sincerely, Peter on, P.E., PTOE S o114 114 Iii iii g C e iii m "te NA o .iii III Ill i iii a °� iii l,l � i J,; 7 2020 D 0 L A 'N D O'l 0, Ems- N ;w L October 25, 2019 Revised February 17, 2020 Memorandum To: Anthony DiMucci DiMucci Companies From: Jason Doland, P.E., P. L.S. RE: Parking Assessment for Golf Plaza II Shopping Center On behalf of the DiMucci Companies, Doland Engineering has conducted an assessment of the parking at Golf Plaza II Shopping Center. The site is located at the southwest corner of Golf Road (IL Route 58) and Elmhurst Roads (IL Route 83). The Golf Plaza II Shopping Center is comprised of 16.55 acres of land on the following parcels: Legal Description: LOTS 17 2 AND 3 IN DIMUCCI'S RESUBDIVISION OF LOTS 3 THROUGH 7, BOTH INCLUSIVE, IN JUHNKE'S SUBDIVISION OF PART OF THE NORTHEAST QUARTER OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLE OF COOK COUNTY, ILLINOIS ON FEBRUARY 27, 19797 AS DOCUMENT NUMBER LR 3077963, (EXCEPT THAT PART OF LOT 1 TAKEN BY CONDEMNATION IN CASE No. 98L50464), IN COOK COUNTY, ILLINOIS. ALSO LOT 1 IN JUHNKE'S SUBDIVISION OF PART OF THE NORTHEAST QUARTER OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLE OF COOK COUNTY, ILLINOIS ON April 16, 1952, AS DOCUMENT NUMBER 1399754, IN COOK COUNTY, ILLINOIS. This parking assessment is being undertaken to ascertain whether the shopping center can be improved with a new 4,200 square -foot commercial retail building with adequate parking provided. As is inherent in this type of parking assessment, some attributes that are paramount to developing an accurate parking forecast are: • Total shopping center gross floor area • Individual tenant space gross floor area • Hours of operation of each tenant • Peak hours of operation of each tenant • Existing vacancies (with future occupancy estimated) 334 EAST COLFAXSTREET', T ' . LAT1N'E, ILLINOIS 60067 47.991.5 847-9343427 7 W"WW A ' G ', N .0 Golf Plaza II Shopping Center Parking Assessment 021720 Page 2 of 5 The shopping center consists of the following Commercial Retail / Services: Commerical Tenant I AddressGross Area (SF) 1 Boston Market 10005. Elmhurst 4182 2 ............................................................................................................. Vacant 1002 S. Elmhurst ........................................................ .................................................... 3500: 3 MI Dental 1006 S. Elmhurst 1900 4 Hair Cuttery 10085. Elmhurst 1900 5 Little Ceasars 10105. Elmhurst 1900 6Health .........................................................................................................................................................................................................................: Mart Pharmacy 1012 S. Elmhurst 1900 7 Sandkalp Tast of India 1014S. Elmhurst 1900 8 H & R Block 1016 S. Elmhurst 1900 9 Vacant 1018 S. Elmhurst 1900 10 ............................... Supercuts10205. .............................................................................. Elmhurst ........................................................ .................................................... 1900 : 11 Hallmark 10245. Elmhurst 4300 12 Vacant 1026A S. Elmhurst 3900 13 Gamestop 1026C S. Elmhurst 2020 14 ............................... Walgreens .............................................................................. 1028 S. Elmhurst ........................................................ .................................................... 18258 : 15 The Ball Factory 1042 S. Elmhurst 17029 16 KD Market 1046 S. Elmhurst 29275 17 Vacant 10485. Elmhurst 11188 18 ............................... Massage, Spa &Beyond .............................................................................. 10505. Elmhurst ........................................................ .................................................... 5300 : 19 Hankook Pain &Rehab 1052 S. Elmhurst 2208 20 Vacant 10605. Elmhurst 11759 21 Crystal Palace Banquets 0 S. Elmhurst r10�80S. 15300 22 Bank of America Elmhurst 5774 23 Starbucks Building TBD 4200 153393 This shopping center has a gross area of 153,393 Square -Feet. The total gross square -feet of the center is a pertinent calculation in developing the necessary parking to support this floor area to ensure the long-term vitality of the shopping center. Golf Plaza II Shopping Center Parking Assessment 021720 Page 3 of 5 The Village of Mount Prospect standard parking calculation for shopping centers (found in Village Code Section 14.2207 Off Street Parking Requirements), stipulates that shopping centers with floor area in excess of 150,000 SF shall provide 4 parking spaces per 1,000 square feet gross floor area. Below is the parking requirement for each individual tenant along with a computation of the total parking required by the applicable Village Code Section 14.2207: Therefore, in accordance with the Village calculation method for this shopping center, there are 614 parking spaces required for Golf Plaza II Shopping Center. This includes the Proposed Starbucks Building which is comprised of 4,200 square -feet. Req'd Parking Commerical Tenant Address Gross Area (SIF). (@4/1000SF) 1 Boston Market 1000 S. Elmhurst 4182 17 2Vacant ............................... .............................................................................. 1002 S. Elmhurst ........................................................ 3500 .................................................... :...................................................... 14 3 MI Dental 10065. Elmhurst 1900 8 4 Hair Cuttery 10085. Elmhurst 1900 8 5 Little Ceasars 1010 S. Elmhurst 1900 8 6Health ............................... Mart Pharmacy .............................................................................. 1012 S. Elmhurst ........................................................ 1900 .................................................... :...................................................... 8 7 Sandkalp Tast of India 10145. Elmhurst 1900 8 8 H & R Block 1016 S. Elmhurst 1900 8 9 Vacant 1018 S. Elmhurst 1900 8 10Supercuts .........................................................................................................................................................................................................................€...................................................... 10205. Elmhurst 1900 8 11 Hallmark 1024S. Elmhurst 4300 17 12 Vacant 1026A S. Elmhurst 3900 16 13 Gamestop 1026C S. Elmhurst 2020 8 14Walgreens .........................................................................................................................................................................................................................€...................................................... 1028S. Elmhurst 18258 73 15 The Ball Factory 10425. Elmhurst 17029 68 16KD .........................................................................................................................................................................................................................€...................................................... Market 10465. Elmhurst 29275 117 17 Vacant 10485. Elmhurst 11188 45 18 Massage, Spa &Beyond 10505. Elmhurst 5300 21 19 Hankook Pain &Rehab 1052 S. Elmhurst 2208 9 20Vacant .........................................................................................................................................................................................................................€...................................................... 10605. Elmhurst 11759 47 21 Crystal Palace Banquets 1070 S. Elmhurst 15300 61 22Bank ............................... of America .............................................................................. 10805. Elmhurst ........................................................ 5774 .................................................... ...................................................... 23 23 Starbucks Building TBD 4200 17 153393 614 Therefore, in accordance with the Village calculation method for this shopping center, there are 614 parking spaces required for Golf Plaza II Shopping Center. This includes the Proposed Starbucks Building which is comprised of 4,200 square -feet. Golf Plaza II Shopping Center Parking Assessment 021720 Page 4 of 5 The uses within the shopping center are very diverse and, as such, have a great variation in the need for parking. That is, the store hours of operation and peak business hours play an inherently important role in identifying the functional needs for parking throughout the day. The following chart provides the following: • List of Stores by name • Typical dail hours of o eration �=JJ NM o Peak hours in YELLOW ...................................................................................................................................................................................................................................................................................................................................................................... Tenant Hours of the Day 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 ................................................................................................................................................................................................ Boston Market ............................................. 17 17 17 17 �� .......................................¢................................................................. 17 17 17 17 Vacant (1002 S. Elmhurst) 14 14 14 14 14 14 r 7 MI Dental 8 8 8 8 8 8 Hair Cutte ry �� I 8 8 �� 8 8 8 :: �Liit�tleeasars 8 8 8 8 j f 8 8 8 Health Mart Pharmacy 1 8 8 8 8 8 Sandkalp Tast of India 4 8 8 8 4 4 8 8 8 8 8 H& R Block I �1 I'1 �� //f 8 8 Vacant (1018 S. Elmhurst) 8 8 8 8 ......... 8 ..... 8 . 4 . . ............. ............. ............. Su pe rcuts 8 8I�� I�� @j° f............ g.... g 8......... � � Hallmark 1 � �� II 17 17 17 17 � Vacant (1026A S. Elmhurst) 16 16 16 16 16 16 $ Gamestop 8 8 8 i 8 8 8 Walgreens 73 73 73 73 73 73 73 73:73 .... 73 The Ball Factory 1 68 68 i 68 68 68 KD Market 117 117 117 117 �1 117 117 117 117 117 i 1 ............................................................................................................................. Vacant (1048 S. ....................................................................................... 45 45 45 45 45 45 23 ............. Elmhurst) .............................................................................................................................¢.................................................... ........................... ....:.......: .................................................... Massage, Spa & Beyond 21 21 21 21 Hankook Pain & Rehab 9 9 9 9 9 9 Vacant (1060 S. Elmhurst) 47 47 47 47 47 47 rr( 23 Crystal Palace ¢.................................................... ............. .................................................. 61 61 61 ....................................... Banquets j ...................................................... ......... Bank of America .......... ......... ......... ............¢............. ......... ........... ........... ......... 23 23 23 23 23 23 23 ......................................................................................................... 23 Starbucks Building �I 17 . 17 17 17 17 17 17 8 17 54 54 117 151 295 447 544 552 518 528 528 523 492 396:230 89 41 37 For this analysis, we utilized the 4 parking spaces/1000 during peak hours and a 50% value for non -peak hours of operation. We inserted a typical store standardized hours of operation for each "Vacant" tenant space so that those stores would be adequately represented. This parking analysis accommodates a 100% occupancy of the tenant space. This methodology provides for a very conservative assessment to be very protective of the tenants and their parking needs. For further verification of this, we took random counts in the parking lot of cars Golf Plaza II Shopping Center Parking Assessment 021720 Page 5 of 5 during morning and afternoon times and find that the actual occupancy of cars is far below our forecast. For example, the table provided on the previous page identifies that just before 10am, on a typical day, the parking need would be 151 parking spaces. However, that accounts for the current vacant stores; so when we eliminate the vacant store areas, the current parking need just prior to 10am would be 134 parking spaces. When we took random samples of parking at 9:45am, we found that the average number of cars in the parking lot at that time was actually 110 cars. Therefore, we are confident that our 134 parking space allocation (with the current vacancies) is a conservative assessment of the parking needs. When the center is more fully occupied, then the 151 parking spaces which we tallied for just before 10am will provide adequate support for the center tenants. Therefore, from the chart on the previous page, we have confidence that our peak parking demand for this shopping center with the new Starbucks Building will occur in the 1 PM hour at a maximum parking demand of 552 parking spaces. The Proposed Site Plan (Alternate 1), shown on the following page, provides for 609 parking spaces. Furthermore, based on Illinois Accessibility Code (IAC), for a parking lot with between 501 and 1000 cars, the required handicapped accessible space count is 2% of the total number. 2% of 609 spaces tallies to 12 handicapped spaces required; there are 23 handicapped spaces provided throughout this shopping center, so the IAC requirement is far exceeded. Summary: Based on the estimated parking needs of the shopping center tenants, and their respective hours of operations, the Golf Plaza II Shopping Center can be expected to have the necessary parking to support the proposed Site Plan which includes the construction of a new 4,200 square -foot commercial building. While the Village Code calculation method based on building floor area requires 614 parking spaces, the anticipated need based upon peak -hour usage is 552 parking spaces. The proposed Site Plan provides for 609 parking spaces which is in excess of the anticipated parking need of 552 parking spaces. A variance for parking is required since the proposed parking (609) is less than the Code requirement (614), however, the provided parking (609) is in excess of the anticipated need (552) which leads us to the conclusion that the Golf Plaza II Shopping Center can be expected to have the necessary parking to support the proposed Site Plan which includes the construction of a new 4,200 square -foot commercial building. While this parking assessment identified that the parking is adequately provided, we further recommend that in order to more fully support the shopping center patrons, that the southwesterly parking area (west of "Crystal Palace Banquets") should be utilized as much as possible by employees of the center. The utilization of these spaces by employees will inherently open -up parking spaces more near the front entry doors for the use by patrons. 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L1 FK FC vl vi TENANT SPACE P�.o w � � v O rQ � w 0 0. 2B BUILDING SECTION zca�5� A300 1/4"=l' -O" U 0 H z as U � S-. s-. y_ N U o0 K U H W O O Job Number. m 18258 Sleet Number. 9 COPYRIGHT AS DATED CQ, ALAArehilecls&Planners, bis. A300 z 1 2 3 4 5 6 7 11 ID C 1B CD L ca; D S-6' C= 7'-B" 52 8 rR -MR ZE F'; 8 co c; C/') m > rTq z to glo rTq r— rTq < 77-1 Li aim 1 hL 21'-111 4 C=1 - — — — — — — — — — — — — — — — — — — — — — — — f I rTq r -m C) CD rTq r— rTqO it ==I CD I r- 77" 19'-1141. L— — — — — — — — — — — — — — — — — — — — — _J czi 21'-1114' 0 11 20'-0* 11 rT �_ 2 2 93 X 17T 7.0 7 dgym- o 20'- 0. rT'1 X 0 0 C� 0 rT'1 0-0 lit, 4'-0" le-liot H H H H H �LLLU F50.% DESIGN SET DESIGN STAGE REVISIONS NJ I DUMPSTER PLANS NEW LEASE BUILDING FOR: 1 2 3 4L CONCEPTUAL DESIGN Architects & Planners, Inc. DUMPSTER ELEVATIONS DiMUCCI COMPANIES PRELIMINARY DESIGN 10-31-19 EKW 09-25-19 IDA j 11-06-19 IDA o '7DESIGN DEVELOPMENT 11-27-19 IDA 2600 Behan Road at Rt. 176 DUMPSTER WALL SECTION GOLF PLAZA 11 RELEASE FOR DID Crystal Lake, llfinoN 60014 W. GOLF RD & ELMHURST RD FINAL REVIEW Telephone: 815-788-9200 Fax: 815-788-9201 MT. PROSPECT, IL 60056 RELEASEEVISION R PEW ,L. Nam: 18258400 1 3'-9* 3 4 601-0.1 25'-e 3'-1 4-I0° 3'-e 22'-8' Ld � o Y� Ld C:) �n V T V V V V V Twp V� w STARBUCKS LEASE SPACE 2,178 SO. FT. 2,069 SO. FT. R/ 1 L-1 1,-6* 2'-3* O DRIVE-THRU WINDOW --------- O vi 15 C4— - cG 42, cn 1'-10* 22'-0' 4-0" 61-5. B-O" 2'4 6'-3" Job Number. 182 w 78 —N--T sheet Number COPYRIGHT AS DATED ALAArdhileci,&PlzInc. A101 7 L— . I FLOOR PLAN - SHELL @ 1 4 1/4"=1'-0" 5 1 2 3 4 5 6 "7 60'-0° 3'-9" L 25'-4° 3'-10° 4'-10" 3'-4° 22'-8° a --------------------------------------- .o o .o IF I I I I I HOLO FOUNDAON I I I I,,IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII o II DOWN 4", POUR SLAB THRU OPENING Y� a \\ `WvUO^ z .�OvU�w C`�+da�aowaJow�oD � �C:) STARBUCKS LEASE SPACE 4" CONC. SLAB ON 4" CONC. SLAB ON •�; o UAW 6 MIL. VAPOR BARRIER ON 100% 4" PEA GRAVEL, NO LOOSE FILL 6 MIL. VAPOR BARRIER ON 100% 4" PEA GRAVEL, NO LOOSE FILL IIL IIIIIIIII IIIIIIIII �IIIIIIIIIIIIIIIIIII,,I,IIIIIIIIIIIIIIII,III,I " � I I OLD FOUNDA10N HOOVM 4', POUR SLAB THRU OPENING 2_, g_ 0 L__ 1'-10 J,,IIIII,,,,,,,,,,,,,I,,,,,,,I,IIII,IIIIIIII�IIIIIIIIIIIIII 21'-234• ��4,31-41'" � PLAN - SHELL A21E00 Job 1825FOUNDATION 0�z9 COPYRIGHT DATED ALA Tnc. 2 4 AS QArehilecl,&Plane,, 7LA � I� a W a o O 3 ¢ LLJw o 3'-34' C:) a ^ w a. _/ M El A W o I fo Q� p �i W �:D w O a z C:) WOO ED V. D LEASE SPACE E� 4-a O �O -- o �z �o zW z 0 E: --- Y-7 2' mm Aw a w p �4 'w w ® O ------ RIM WO s - 5-61. — c ED DINING 0 a cG v m o C' m II VESTIBULE w 2E FLOOR PLAN - INTERIOR A102 1 2 3 4 LAYOUT - FOR REFERENCE ONLY 1/4"—l'_0" 5 Job 18258 sheet Humber. 9 COPYRIGHT AS DATEDCQ. ALAArehilecl'&Plznnerc, Inc. A102 z 6 7 P.I.tiri Illinois 1. In general,contractor should become familiar with the Site and with Scope of work pro, to the submission of bid proposal and should notify Landscape Architect (LA) and/or owner ofany discrepancies between the drawings and existing Site conditions. 2 Bid Proposal shall show unit prices and quantities for all items shown on this drawing., Contractor shall follow ow and conform to the Village of Mt. Prospect, HIT building codes LANDSCAPE 4. Job site se fety a no means and methods of construction are the responsibility of the Contractor. ARCHITECTURE 5. C-:r.a,,:,,r he -veto and.dispoac of exc voted materials off site. on php�� V C b: onetio-asithl for ane damage to buildings or site as a result of executing the work which is part of this contractor additional work �p a m e I a s e f which may be added to this contract at . let., date 7. Site iDriveways I be kept clean at all times and shall be thoroughly cleaned at the end of each working day. zaoz Soum Cook street Ste u212 -eta Errington,8. ti boring properties maintained. 847.438.49"" shall shall be unobstructed at all times and consideration for the neigh22 9. Determine and verify exact locations of all underground utilities in the field before work begins. Cell JULIE 1-80M92-0123 (48 he..) borere you dig, excluding Saturdays, Sundays, and holidays. LICENSE 4 157.000683 to Plants and other materials are quantified and summarized for the convenience ofthe c,me, and jurisdictional agencies only. Confirm and install STAMP: Sufficient quantities to complete the work as drawn. in u,"d 11. Landscape Architect not responsible for installation permits unless otherwise noted. in, a "'ll 12. Determine subsoil _no itions, and Subsurface drainage requirements of all plant material. 13. Removals. Contractor Shall dear existing plant material and —de as needed where new planting is provided per pan. New topsoil shall be• •.Z provided and/or amended as needed to fine grade planting areas. jtf;--IAM� K. SEI-Offl= 14. Topsoil. Any "" "'-it shall be fertile, pulverized, friable, natural loam, surface soil, free of subsoil, clay lumps, brush, Needs, stones larger than V 157-000683 in an, dimension and other extraneous or toxic matter harmful to plant growth. Soil shall have acidity range of pH 5-7, not less than 3% hu determined by loss on ignition of moisture fee samples dried at 100 degrees centigrade, less than 36b. of material passing VSS #100 sieve of cloy by dried weights of material. 15. Amend Exist nq Soil. Amend existing soil in all planting beds. Amended soil shall be 25% soil conditioner. 25% dean Send and 50% existing pail. Rototill amendments into planting beds. 16 Plant Material. The Landscope Architect reserves the right to personally select any or all nursery stock prior to digging. At part material shall bear EXP. 8/31 /2021 the same relationship to the new grade as they bore to the previous (nursery) grade. Comply with sizing and grading standards of the latest edition 'American Standard for Nursery Stock'. All plants are subject to inspection by the Landscape Arch I tect at the job site or nursery. ARCHITECT 17. Plant Installation. Set plant material in the planting pit to proper grade and alignment. Set plants upright, plumb, and face to give the best appearance or r„ationship to each other or adjacent structure. Do not fill around trunks or stems. Do not use frozen or an uddy mixture for backfilling. Supply a minimum of 1” of Set mix on all sides of rootballe for trees and shrubs unless othe-iso noted. Plant groundcover and perennials and tamp down soil around pot so pot does not heave in frost. Water in before applying mulch. Do not cover fol lags with mulch. Balled roots shall be protected from drying out and care taken to prevent the ball from freezing. 'd Mulch. Provide 3" loose measure of mulch throughout all planting areas excluding groundcover beds. Mulch to be 6 month aid, well rotted, shredded, CIVIL ENGINEER hardwood bark mulch, not larger than 4" in length and 112" in width, free of wood chips and sawdust. 19. Sod. Supply and install new bluegrass blend sod as shown on plan. Place sod on min. 4" depth rolled fine graded, pulverized topsoil. Guarantee sod for 30 days. Time delivery of sod a, that sod will be placed within 24 hours after shipping. Protect sod against drying and breaking of roiled strips. If new sod is laid late in In, 1,11, fie guarantee shall be extended into the Spring of the next gravin- g sen. 20. Repair Disturbed Are- All disturb., a "'s shall be repaired and fine graded and tapdressed with a minimum 4" depth, rolled, pulverized topsoil. All GENERAL CONTRACTOR sul - used 1in refc—fdisturia.ci I be removed from site. Seed and blanket all repaired areas 21. Bed Edge. Spade edge where bed meets lawn if no edging is installed. 22 Uponcompletion of all landscape work, the LC shall notify the LA and owner for approval and acceptance. LC shall guarantee all work and plant material for aminimum of one year, after acceptance by the LA and owner, of completed landscape work. 91`5 7 S: t`—h- — d— 'Ni :�11- Th.arIZ Hori MB S �r- bicolor mit. k ORNAMEMAL TREES KEY OTT. SIZE BOTANICAL NAME COMMON NAME AMC 1 11 A -1 -hi- corooi Sh-bl- S -Ioiirq SHRUBS KEY citTY. SIZE BOTANICAL NAME COMMON NAME EUX 12 24' Bu- . Green a viiilvet. 6-- Velvet Boxwood DIE 6 24- DI -111. '62X82644Kodiak Orange Diervilla - HES 5 24: hBall mer' HY 4 2 g_rbo" le ... db.11, Ji 10 2 �—hlo 4 :,1. MIS 22 24 tl 'Gro-LowF" Scoriae SYS 15 24 SFN. EME,,SoT. I- rang I'= Lil. TMP 11 24: T-. . rri P-11.1ri . Y_ TOT 5 6' . Thi o- dmtoll* = M.] n NfloorylIx. VISM 5 24 Vb_ "tvrn 131- W"In Vft— MMNNIAL5, ORNAMENTAL GRASSES, AND &RO!"00VIER5 KEY ary 51ZE BOTANICAL NAME COMMON MANE ALL 51 .1 Alll- 5-- 15= 5"-- Alllun "�. Y GMK 41 :1 0 - -1 'oonitior. li braes law .I Zlaormhh. Happy RekuTe -�gl% HPC 25 -1 Hineor ... Ill. tmWine Cwp' - PAT 5 Plot. 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Description E-A:PE18A-S550-U3Z Outdoor Pole/Arm- Mounted Area and Roadway Luminaires For DiMucci Light, Loss Factor 1.00 By Chicago Sign and Light Company NUmber of Lamps 1 Lamp Lumens 18511 Ims Luminaire Watts,'-- 147 W G --30 60 Scale: Arrangement Magnification- 100 % Flas,hCwWwor 1 38 Bkkl721-7332, 1, 10 2004-202'.0 Ugbfing Analysts, Inc. I Calculations, based on [E-StA methods, and recommndah'ans, I Results der -Ned ftom content 0' photometric files, 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -02-20 Hearing Date: March 12, 2020 PROPERTY ADDRESS: 1000-1080 S. Elmhurst Road PETITIONER: Golf Plaza II Shopping Center, LLC PUBLICATION DATE: February 26, 2020 REQUEST: CU: final PUD including a drive-through establishment MEMBERS PRESENT: Joseph Donnelly William Beattie Thomas Fitzgerald Norbert Mizwicki MEMBERS ABSENT: Sharon Otteman Lisa Griffin Agostino Filippone Walter Szymczak STAFF MEMBERS PRESENT Connor Harmon, Development Planner Consuelo Arguilles, Deputy Director of Community Development INTERESTED PARTIES: Chris Giannis, Jason Doland Chairman Donnelly called the meeting to order at 7:24 pm. Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission meeting on January 9, 2020. The minutes were approved 4-0. Chairman Donnelly introduced case,. PZ - 02 -20: 1000-1080 S. Elmhurst Road as a conditional use to allow a final PUD including a drive-through establishment. This case is Village Board final. Mrs. Arguilles gave a brief description of the Subject Property. Mrs. Arguilles explained the Subject Property's existing conditions and that the Petitioner is proposing to construct an out -lot multi -tenant commercial building including a drive-through, which requires conditional use approval. Mrs. Arguilles explained because of differing timelines between a potential tenant and the time required by MOT to review and approve site improvements, the development is proposed to occur in two stages. She explained that the interim stage would use existing curb cuts and access points into the property so that the building can be constructed without needing IDOT's approval. This would allow the tenant to occupy the space on the shortest timeline possible. Mrs. Arguilles explained how the surrounding parking lot design would change from interim design to final design. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Mrs. Arguilles discussed the proposed elevations and floor plan of the proposed building. She explained that the building is to be comprised of brick with metal accents including awnings and a coping on the building. She stated that there is no planned tenant for the northern space at this time. Mrs. Arguilles stated that staff finds that the conditional use request complies with the standards as listed in the Zoning Ordinance and that staff is therefore supportive of the request. Mrs. Arguilles stated that staff feels the use complements existing businesses at the center and is consistent with development on Golf and Elmhurst Roads. She stated further that the proposal is consistent with the Village Comprehensive Plan. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To a pp rove: 1. A conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment at 1000-1080 S. Elmhurst Road, subject to the following conditions: A. Site landscaping and photometrics shall meet code requirements; B. Prior to obtaining a 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; C. Development of the site in general conformance with `Alternate 1' plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016-2001, subject to IDOT approval; D. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and E. Compliance with all Development, Fire, Building, and other Village codes and ordinances." She stated that the Village Board's decision is final for this case. Commissioner Beattie asked staff to explain the purpose of moving one of the site entrances north, closer to Boston Market. Mrs. Agruilles explained that staff, including Village Engineers, recommended the entrance be relocated north to improve traffic circulation on the site. Commissioner Beattie asked if a traffic study was required as part of this project. Mrs. Arguilles confirmed that the Petitioner has retained a traffic engineer to complete a traffic study. Commissioner Mizwicki asked if the previously proposed drive-through Walgreens project was still moving forward. Mrs. Arguilles answered that the project is no longer being pursued. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Chairman Donnelly and Mrs. Arguilles discussed the required queue length for the proposed drive-through. Mrs. Arguilles confirmed that the proposed stacking exceeds code requirements. Commissioner Mizwicki discussed traffic levels on Golf and Elmhurst Roads during peak times and how the proposed project will affect traffic in the area. Mrs. Arguilles stated that staff does not anticipate that the proposed project to significantly impact traffic and that the proposed improvements to the center will off -set any increased traffic. Chairman Donnelly asked about landscaping that is required as part of this project. Mrs. Arguilles stated that the overall site landscaping and lighting are required to meet code as part of this project. Commissioner Mizwicki asked if the project developer is the same one who developed and owns the rest of the center. Mrs. Arguilles confirmed that is the case. Commissioner Beattie and staff discussed the addition of a left turn lane to the boulevard entrance in the final design proposal. Chairman Donnelly swore in: Chris Giannis, representing the ownership of the Golf Plaza II Shopping Center Jason Doland, Doland Engineering, LLC 334 E. Colfax Street #C, Palatine IL 60067 Mr. Giannis explained that the project has been a long time in the making and that the potential tenant is ready to execute the project. Mr. Giannis explained that a sandwich shop may be the other tenant of the proposed building and that the project will generate significant sales tax revenues. Commissioner Mizwicki asked if other tenants at the center had seen the proposed development. Mr. Giannis explained that all other tenants had seen the proposal and that only one or two are not in support of it. Commissioner Beattie asked Mr. Giannis why some tenants were against the project. Mr. Giannis stated that a tenant is being difficult. Chairman Donnelly stated that supplemental information was provided today regarding the case and asked staff to explain the disposition of those comments. Mrs. Arguilles stated that the comments received were from one tenant who is against the proposal. Mrs. Arguilles stated that several phone calls were received asking for information about the project from residents. Commissioner Beattie asked Mr. Giannis to explain the lease issue presented in the documents. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Mr. Giannis stated that the matter is a lease dispute and that they responded to the tenant a year ago regarding their complaint. Mr. Giannis stated that the tenant believes ownership needs their permission to construct the out -lot building, and that ownership does not believe this to be the case. Commssioner Beattie asked if any other tenants voiced displeasure over the proposal. Mr. Giannis stated that no other tenants are opposed the development. He stated further that other tenants are excited because the proposal will increase business and traffic on the Subject Property. Chairman Donnelly reviewed the conditions of approval with the Petitioner. Hearing no further comments Chairman Donnelly closed the hearing and asked for a motion. Commissioner Fitzgerald made a motion seconded by Commissioner Beattie to approve: 1. "A conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment at 1000-1080 S. Elmhurst Road, subject to the following conditions: A. Site landscaping and photometrics shall meet code requirements; B. Prior to obtaining a 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; C. Development of the site in general conformance with `Alternate V plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016-2001, subject to IDOT approval; D. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and E. Compliance with all Development, Fire, Building, and other Village codes and ordinances." UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Donnelly NAYS: None A vote of 4-0 was taken with a positive recommendation to the Village Board. Hearing no further cases, Commissioner Beattie made a motion seconded by Commissioner Fitzgerald and the meeting was adjourned at 7:55 PM. Jason C. Shallcross, AICP Development Review Planner Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -02-20 Hearing Date: March 12, 2020 PROPERTY ADDRESS: 1000-1080 S. Elmhurst Road PETITIONER: Golf Plaza II Shopping Center, LLC PUBLICATION DATE: February 26, 2020 REQUEST: CU: final PUD including a drive-through establishment MEMBERS PRESENT: Joseph Donnelly William Beattie Thomas Fitzgerald Norbert Mizwicki MEMBERS ABSENT: Sharon Otteman Lisa Griffin Agostino Filippone Walter Szymczak STAFF MEMBERS PRESENT Connor Harmon, Development Planner Consuelo Arguilles, Deputy Director of Community Development INTERESTED PARTIES: Chris Giannis, Jason Doland Chairman Donnelly called the meeting to order at 7:24 pm. Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission meeting on January 9, 2020. The minutes were approved 4-0. Chairman Donnelly introduced case,. PZ - 02 -20: 1000-1080 S. Elmhurst Road as a conditional use to allow a final PUD including a drive-through establishment. This case is Village Board final. Mrs. Arguilles gave a brief description of the Subject Property. Mrs. Arguilles explained the Subject Property's existing conditions and that the Petitioner is proposing to construct an out -lot multi -tenant commercial building including a drive-through, which requires conditional use approval. Mrs. Arguilles explained because of differing timelines between a potential tenant and the time required by MOT to review and approve site improvements, the development is proposed to occur in two stages. She explained that the interim stage would use existing curb cuts and access points into the property so that the building can be constructed without needing IDOT's approval. This would allow the tenant to occupy the space on the shortest timeline possible. Mrs. Arguilles explained how the surrounding parking lot design would change from interim design to final design. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Mrs. Arguilles discussed the proposed elevations and floor plan of the proposed building. She explained that the building is to be comprised of brick with metal accents including awnings and a coping on the building. She stated that there is no planned tenant for the northern space at this time. Mrs. Arguilles stated that staff finds that the conditional use request complies with the standards as listed in the Zoning Ordinance and that staff is therefore supportive of the request. Mrs. Arguilles stated that staff feels the use complements existing businesses at the center and is consistent with development on Golf and Elmhurst Roads. She stated further that the proposal is consistent with the Village Comprehensive Plan. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To a pp rove: 1. A conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment at 1000-1080 S. Elmhurst Road, subject to the following conditions: A. Site landscaping and photometrics shall meet code requirements; B. Prior to obtaining a 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; C. Development of the site in general conformance with `Alternate 1' plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016-2001, subject to IDOT approval; D. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and E. Compliance with all Development, Fire, Building, and other Village codes and ordinances." She stated that the Village Board's decision is final for this case. Commissioner Beattie asked staff to explain the purpose of moving one of the site entrances north, closer to Boston Market. Mrs. Agruilles explained that staff, including Village Engineers, recommended the entrance be relocated north to improve traffic circulation on the site. Commissioner Beattie asked if a traffic study was required as part of this project. Mrs. Arguilles confirmed that the Petitioner has retained a traffic engineer to complete a traffic study. Commissioner Mizwicki asked if the previously proposed drive-through Walgreens project was still moving forward. Mrs. Arguilles answered that the project is no longer being pursued. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Chairman Donnelly and Mrs. Arguilles discussed the required queue length for the proposed drive-through. Mrs. Arguilles confirmed that the proposed stacking exceeds code requirements. Commissioner Mizwicki discussed traffic levels on Golf and Elmhurst Roads during peak times and how the proposed project will affect traffic in the area. Mrs. Arguilles stated that staff does not anticipate that the proposed project to significantly impact traffic and that the proposed improvements to the center will off -set any increased traffic. Chairman Donnelly asked about landscaping that is required as part of this project. Mrs. Arguilles stated that the overall site landscaping and lighting are required to meet code as part of this project. Commissioner Mizwicki asked if the project developer is the same one who developed and owns the rest of the center. Mrs. Arguilles confirmed that is the case. Commissioner Beattie and staff discussed the addition of a left turn lane to the boulevard entrance in the final design proposal. Chairman Donnelly swore in: Chris Giannis, representing the ownership of the Golf Plaza II Shopping Center Jason Doland, Doland Engineering, LLC 334 E. Colfax Street #C, Palatine IL 60067 Mr. Giannis explained that the project has been a long time in the making and that the potential tenant is ready to execute the project. Mr. Giannis explained that a sandwich shop may be the other tenant of the proposed building and that the project will generate significant sales tax revenues. Commissioner Mizwicki asked if other tenants at the center had seen the proposed development. Mr. Giannis explained that all other tenants had seen the proposal and that only one or two are not in support of it. Commissioner Beattie asked Mr. Giannis why some tenants were against the project. Mr. Giannis stated that a tenant is being difficult. Chairman Donnelly stated that supplemental information was provided today regarding the case and asked staff to explain the disposition of those comments. Mrs. Arguilles stated that the comments received were from one tenant who is against the proposal. Mrs. Arguilles stated that several phone calls were received asking for information about the project from residents. Commissioner Beattie asked Mr. Giannis to explain the lease issue presented in the documents. Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair Mr. Giannis stated that the matter is a lease dispute and that they responded to the tenant a year ago regarding their complaint. Mr. Giannis stated that the tenant believes ownership needs their permission to construct the out -lot building, and that ownership does not believe this to be the case. Commssioner Beattie asked if any other tenants voiced displeasure over the proposal. Mr. Giannis stated that no other tenants are opposed the development. He stated further that other tenants are excited because the proposal will increase business and traffic on the Subject Property. Chairman Donnelly reviewed the conditions of approval with the Petitioner. Hearing no further comments Chairman Donnelly closed the hearing and asked for a motion. Commissioner Fitzgerald made a motion seconded by Commissioner Beattie to approve: 1. "A conditional use for a final planned unit development (PUD) consisting of four (4) principal buildings, including a drive-through establishment at 1000-1080 S. Elmhurst Road, subject to the following conditions: A. Site landscaping and photometrics shall meet code requirements; B. Prior to obtaining a 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; C. Development of the site in general conformance with `Alternate V plans prepared by Doland Engineering, LLC dated February 17, 2020, except that the entrances adjacent to American Bank and along Golf Road be modified to be consistent with Permit #2016-2001, subject to IDOT approval; D. Development of the building in general conformance with the elevations prepared by ALA Architects, dated February 10, 2020, except that the northern half of the building shall have a height consistent with the southern half of the building; and E. Compliance with all Development, Fire, Building, and other Village codes and ordinances." UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Donnelly NAYS: None A vote of 4-0 was taken with a positive recommendation to the Village Board. Hearing no further cases, Commissioner Beattie made a motion seconded by Commissioner Fitzgerald and the meeting was adjourned at 7:55 PM. Jason C. Shallcross, AICP Development Review Planner Planning & Zoning Commission Meeting — March 12, 2020 PZ -02-20 Joseph Donnelly, Chair