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Home My WebLink About3.2 PZ-18-17 / 801 E. Rand Road / Speed-GMX Mount Prospect, LLC, Village of Mount Prospect / Zoning Map Amendment, Plat of Subdivision, and Conditional Use for final PUD. Access4/17/2020 BoardDocs® Pro Agenda Item Details Meeting Jan 25, 2018 - MOUNT PROSPECT PLANNING AND ZONING COMMISSION Category 3. NEW BUSINESS Subject 3.2 PZ -18-17 / 801 E. Rand Road / Speed-GMX Mount Prospect, LLC., Village of Mount Prospect / Zoning Map Amendment, Plat of Subdivision, and Conditional Use for final PUD. Access Public Type Action Absolute to Jan 25, 2018 Recommended Action Recommend approval of the following: 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 a planned 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 Greenberg Farrow,, to January 12th,, 2018; and G. Compliance with all applicable development, fire, building, and other Village Codes and regulations..", Goals 15. Mitchell Buick Redevelopment Public Content Information The Petitioner, Speed-GMX Mount Prospect, LLC, is seeking a zoning map amendment to rezone the property located at 801 E. Rand Road and a portion (0. 13 acres) of Thayer Street right-of-way between N. Louis Street and E. Rand Road (the "Subject Property"). The Peoner proposes to rezone the Subject Property from R1 Single Family Residential to the B3 Community Shopping District, a plat of subdivision which vacates a portion (0. 13 acres) of Thayer Street right-of-way, dedicates the southern thirty-three feet •r the Subject Property to the Village, creates easements as necessary for utility and walking path maintenance, and creates one lot of record. The Peoner is also seeking a condonal use for a planned unit development. The Subject Property is located at the northwest corner of E. Henry Street and E. Rand Road. The Subject Property 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. With the exception of two points of ingress and egress on Rand Road, the Subject Property is vacant green space. The parcels are zoned R1 Single Family Residential. The Subject Property is bordered by the R1 Single Family Residential District to the west, an R2* Attached Single Family Residential PUD to the north, the B3 Community Shopping District to the east, and R1 Single Family Residential, R3 Low Density Residential, and B3 Community Shopping Districts to the south. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/5 4/17/2020 BoardDocs® Pro The Petitioner proposes to rezone the Subject Property to B3 Community Shopping and to construct a planned unit development (PUD) consisting of four (4) principal buildings. Proposed tenants include a restaurant (Texas Roadhouse), automobile maintenance and service center (AAA), tile store (The Tile Shop), and a future drive-through restaurant. The Village Code requires conditional use approval for a PUD that allows for unified zoning control over the entire development. Site Plan — The proposed site plan indicates the buildings will front onto an internal access drive that provides entry and exit onto Rand Road via two existing points of ingress and egress. The main entrance to the site will utilize the northern existing point of ingress and egress, and will consist of one in -bound lane, two outbound lanes, and a proposed traffic signal system. The southern existing point of ingress and egress on Rand Road is shown as a right -in, right -out access only. The site plan also proposes a one-way access into the development via a proposed right -only access from E. Henry Street. Parking is provided around all proposed buildings. All building setback requirements are met as part of this project. The proposed traffic signal will need to be approved by the Illinois Department of Transportation (IDOT) through their formal permitting process. The petitioner has submitted a traffic study that states that the signal meets IDOT's warrant standards and staff is supportive of the installation of the signal to benefit the subject development and the Walmart store located on the east side of Rand Rd. The petitioner will need to work with the Village, IDOT and Walmart to pursue the traffic signal at this location. The petitioner is providing a shared use path along the Rand Road frontage which is consistent with the recently approved Rand Road Corridor Plan. Site Layout/Floor Plansplan • . an 8,370 square • • 1 1� auto center on •' portion of the site with five (5) service bays on each side (north and south building elevations). The floor plan indicates offices in the front of the space and the service bays in the back. The proposed Tile Shop home improvement store is 11,990 square -feet in size and located in the central portion of the site. The proposed - Roadhouse restaurant. southwest corner of _ site is 7,420 square feet in area with a bar that Multipleprovides seating for fifteen (15) people. The southeastern portion of the site is reserved for the future development of a restaurant with a drive-through. The proposed restaurant with a drive-through is 3,150 square feet and provides stacking for nine (9) automobiles. stormwater features and . public sidewalk are proposed . • I • Road. The sidewalks . • extend • .:: • throughout interior of the site, providing pedestrian accesses to the proposed development. • Coverage The B3 District • coverage to '' • more than seventy-five percent ' of total I •. area. plan .ndicates a lot coverage of seventy-three percent (73%). Building Elevations —The attached elevation drawings show the buildings will not exceed the maximum height of thirty-five feet (35') permitted in the B3 District. AAA will be twenty-four feet (24') tall, The Tile Shop will be twenty-seven feet (27') tall, and Texas Roadhouse will be twenty-nine feet (29') tall. Building materials for AAA include stone, brick, and exterior insulation and finish systems (EIFS). Building materials for The Tile Shop include stone, brick, aluminum, and EIFS. Building materials for Texas Roadhouse includit. wood • • 1:. • brick, I. • I metal roof 1 • gutter Parking The Village Code requires twelve parking spaces foreveryone thousand square feet (1,000 sq. ft.) of dine -in space plus • - (1) space forevery- bar seats,• - per every • - thousand square feet111 for -- • • stores, one (1) space per employee plus two (2) spaces per bay for quick serve automotive service uses, and twelve (12) spaces per • - thousand square feet111 sq. of drive in plus - • • spaces forthe first window.proposed development w• • require two hundred parking spaces,• - accessible parking spaces. -r plans indicate a total of two hundred forty-five (245) parking spaces, including fourteen (14) accessible parking spaces, and stacking for nine (9) vehicles at the drive-through. The following table summarizes the parking requirements: Parking Requirements Classification Parking Requirement Square feet or Spaces Required Number of units Restaurant with Bar 12 stalls per 1,000 sq.ft. plus 7,420 sq.ft. + 94 1 stall per 3 bar seats 15 bar seats Freestanding Store 4 stalls per 1,000 sq.ft. 11,990 sq.ft. 48 Automotive Service — 1 stall per employee plus 25 employees + 45 Quick Serve 2 stalls per service bay 10 service bays Restaurant with Drive- 12 spaces per 1,000 sq.ft. + 3,150 sq.ft. + 38 stalls + in 8 stacking spaces for the first window 8 stacking spaces 8 stacking spaces Total Spaces Required 225 (inc. 7 accessible) Total Spaces Provided 245 (inc. 14 accessible) Landscap�ng — The landscape plans indicate a six-foot (6') privacy fence and landscaping along the west property line, providing a buffer between the proposed development and the existing single-family homes. The plans show perimeter landscaping for the lengths of E. Rand Road and E. Henry Street. The plans also show landscape islands with trees and shrubs throughout the interior of the development.Building •' • • . • .• • is provided where• development will be required to complyall applicable Village Code landscape and screening requirements. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/5 4/17/2020 BoardDocs® Pro Lighting — The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety degrees (90'), and requires flat lenses for all lighting fixtures. The development will be required to comply with all applicablit. Village Code lighting requirements. Plat of Subdivision — The Petitioner is proposing a plat of subdivision as part of this project. The proposed plat would vacate a portion (0.13 acres) of Thayer Street right-of-way between N. Louis Street and E. Rand Road, dedicate the southern thirty-three feet (33) of 801 E. Rand '•• (parcels 03-35-302-006-0000 • 03-35-302-007-0000) t• the village,dedicate a twenty•• 1 easement f• walkingutility access along the north end of the subject property, dedicate an easement for maintenance of the proposed ten foot (10') wide path along E. ter' • R•f# f • consolidate all of `' I • parcels into one lot of • • Staff has - ••' the proposed plat a • recommends its approval at time, with final details to • ' worked out before si• r are obtained. The Village Comprehensive Plan designates the Subject Property as Corridor Commercial. This land use designation is appropriate for large format retail, restaurants, and other commercial uses, including auto oriented 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 ofusIt es.r •encourages•consolidationas .e•'• to provide •- •• • fir• Map Amendment Standards The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case wit respect :. •... •. • : •. . • • '. following •. y ' • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. The proposed r • classification will nothave -•.tive impact to the surrounding property or - • •• ••• zoning classification would be consistent with existing land uses of adjacent • ••- the B-3 Community Shopping District will be r - both the Rand '•• Corridor Plan'sand the Comprehensive Plan's future land use designation. ' proposed : district borders- : district •' ' -r f • south. Conditional 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; • 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. The Petitioner states that the proposed project will be beneficial to the public health, safety, morals, comfort, and general welfare. Per the Petitioner, the development will remove safety and security issues that exist on large, vacant parcels of land. The Petitioner states that the buildings will be constructed of high quality and attractive materials, will be well lit, and will be maintained to high standards. The project will enhance the Village I s real estate and sales tax base and promotes economic vitality to the benefit of the general welfare. The development will provide a buffer to existing residential areas adjacent to the west of the property. The Petitioner states r all proposed e are compatible character • • r • Road •••.., which consists of retail, restaurant, office, and residential Staff has reviewed the Petitioner's request for a conditional use to allow a planned unit development and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. The proposed PUD will be in one of the key development sites identified ' Village's r • •r • Corridor r e proposal •constructrcommercial development • •• ofmultiple buildings is consistent with other property along Rand Road and with the Village's Rand Road Corridor Plan and Comprehensive Plan. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/5 4/17/2020 BoardDocs® Pro The proposed development will provide a new commercial destination for both residents and those in the region seeking new retail, automobile service, and restaurant choices. The applicant is providing more plantings and screening than what is required by code in an effort to mitigate the impacts of development on its residential neighbors. Recommendation Staff finds that the proposal meets the zoning map amendment and 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 staff's finding as the findings of the Planning and Zoning Commission and recommend ap of the following motions: masys =9 I 11A,11111111 • •1 10 2. A Plat of Subdivision for Mount Prospect Pointe. 3. A Conditional Use for a planned 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: • Removal of the E. Henry Street access; • 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; • 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. • Install a 10' wide shared use path In the and Road frontage. Provide any necessary easements to locate the shared use path. • 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. • thvelont ofthe site in genrl conformance with the plans prepared byGrnrg Farrow, dated January 12 5 2018; and • Compliance with all applicable development, fire, building, and other Village Codes and regulations." 2. Action at the discretion of the Planning and Zoning Commission. 111111111111 ��ilillll 11 1 liiiiiq� 11 � 111111i��p;:I��11111111 i BDApplication.pdf (208 KB) BD Letter and Standards.pdf (85 KB) ALTA Topo, Survey.pdf (2,791 KB) AAA Elevations, Signage, and Floor Plan.pdf (1,947 KB) Texas Elevations, Signage., and Floor Plans.pdf (2,291 KB) it Shop Elevations., Signage,, and Floor Plan.pdf (534 KB) Multi -Tenant Sign.pdf (125 KB) Operation and Easement Declaration - Mount Prospect.pdf (232 KB) Final Plat of Subdivision.pdf (1,689 KB) Civil and Landscape Plans.pdf (8,468 KB) https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/5 4/17/2020 BoardDocs® Pro Traffic ignal Warrant Report for Mount Prospect Pointe Retail Development i - - PZ -18-17 iComment.pdf (436 KB) Administrative Content Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 5/5