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HomeMy WebLinkAbout 3.3 PZ-03-18 / Vequity LLC / Variations to building and parking lot setbacks and signage requirements Access4/17/2020 BoardDocs® Pro Agenda Item Details Meeting Feb 22, 2018 - MOUNT PROSPECT PLANNING AND ZONING COMMISSION Category 3. NEW BUSINESS Subject 3.3 PZ -03-18 / Vequity LLC / Variations to building and parking lot setbacks and signage requirements Access Public Type Action Preferred Date Feb 22, 2018 Absolute Date Feb 22, 2018 Fiscal Impact No Recommended Action Approval of variations to the building and parking lot setbacks, subject to the conditions of approval listed in the staff recommendation and denial of the variations to the signage requirements. Public Content IMISTINN1451i The Petitioner, Vequity LLC, is proposing to demolish the existing gas station and construct a new gas station and convenience store with related improvements. The project requires variations to the building setbacks, parking lot setbacks, and signage requirements. The various elements of the proposal are outlined below. Site Plan — The site plan indicates the building would be placed at the northwest corner of the site, next to the intersection of Central Road and Rand Road. The building would be setback five feet, one inch (5-l") from the north lot line, which is the front line. The building would be setback four feet, six inches (4'-6") from the exterior side lot line (Rand Road) and one hundred forty-three feet, eight inches (134'-8") from the interior side lot line (east lot line). The Petitioner is seeking variation approval to allow the proposed building's front yard and exterior side yard setbacks. The parking lot setbacks would be five feet (5) along the north lot line, five feet two inches (5-2") along the eastern lot line, and seven f leet seven inches along the south lot line. The Village Code requires a minimum ten foot parking lot setback. Therefore, the Petitioner is seeking variation approval to allow a five foot (5) parking lot setback along the north lot line, a five foot, two inch (5-2") setback along the east lot line, and a seven foot, seven inch (T -T') setback along the south lot line. The number of access drives would be reduced from four (two on Rand Road and two on Central Road) down to two (one on Rand Road and one on Central Road). Lot Coveragg_— The Village Code allows a maximum of seventy-five percent (75%) overall lot coverage in the 134 Commercial Corridor District. The existing overall lot coverage is seventy-one percent (71%). The proposed development would increase the overall lot coverage to seventy-four percent (74%). The following table compares the existing and proposed improvement to the B4 requirements. The italicized items require variation approval: Setbacks: B4 Requirements Existing Proposal 30' Min. (building) 52-54' (building) 5-11" (building) Front (N) 10' Min. (parking) 0.0' (parking lot) 5' (parking lot) Exterior Side (S) 30' Min. (building) 49.83' (building) 4'-6" (building) https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/4 4/17/2020 BoardDocs® Pro Building Elevations — The elevation plans indicate the building materials will consist of metal and fiber cement wall panels with aluminum accents and prefinished aluminum canopies. Both the principal building and canopy will not exceed the maximum thirty-five foot (35) height permitted. The elevations indicate the principal building will measure twenty feet and four inches (20'-4") in height and the canopy will measure seventeen feet and six inches (17'-6") in height. Parking —The Village Code requires four (4) spaces per 1,000 square feet of gross floor area for a new automobile fueling station and convenience store. The proposed 2,720 square foot building would require eleven (11) parking spaces. The Petitioner's plans indicate eleven (11) parking spaces, including one (1) accessible space, would be provided. Trash Enclosure — A trash enclosure will be located at the northeast corner of the building. The elevation plans indicate the enclosure will be constructed out of fiber cement wall panels with metal accents and solid metal doors to match the building. I,flechanical and 4Ai", nerl T, :11i _ck xiric4Jrid1c;!i I AeXime ft[cam at--Srare MIng ae - of any ground or roof mounted mechanical and utility equipment will be required. Landscap�ng — The proposed landscape plan would not comply with all of the Village Code's landscape requirements. The landscap plan will be required to be revised to provide additional perimeter landscaping. A revised landscape plan will be required at time of building permit application. I The Zoning Ordinance requires the installation of an automatic underground sprinkling system. An irrigation plan was not submittelt' and will be required for the proposed development. Ughting — The photometric plan indicates the proposed lighting for the development. The proposed parking lot maximum average illumination levels exceed the allowed five foot-candles (5 fc.). In addition, the fixture cut sheets indicate not all of the proposed light fixtures will comply with Village Code. Revised photometric plan and fixture cut sheets will be required at the time of building permit application. The Petitioner is not seeking variations to the lighting requirements and will be subject to comply with the Village Code. Signage — The proposed signage does not comply with all of the Village Code I s signage requirements. One freestanding sign is allowed for each street frontage. The Petitioner is proposing to locate three (3) monument signs on the site. The Subject Property has two (2) frontages. Therefore, the Petitioner is seeking variation approval to allow for a third monument sign. The proposed canopy signage (logo) is considered secondary canopy/awning signage and is therefore limited to fifteen percent (15%11 of the total canopy area up to a maximum of four square feet (4 sq. ft.) each. The proposed signage is nine square feet (9 sq. ft.) each. Therefore, the Petitioner is seeking variation approval to allow for secondary signage that is nine square feet (9 sq. ft.) in area. No building, structure, sign, planting, or other obstruction which is over three feete shall be located wn a triangular area established at the intersection of a street and a driveway. The triangle shall have legs of ten feet (10') along the property line and th4, driveway. The proposed northeast monument sign is setback five feet from the property line and is located in the vision clearance area. Therefore, the Petitioner is seeking variation approval to allow for the location of a freestanding sign in the vision clearance area. Additional Staff Comments Fire — A fire sprinkler system in accordance with NFPA 13 and a fire alarm system will be required. All new sprinkler risers and associated equipment shall be located in a separate room with a minimum of one hour construction. 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 all auto oriented uses. The proposed development will be consistent with the Comprehensive Plan's designation. Variation Standards The standards for a variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a variation. The following list is a summary of these findings: https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/4 10' Min. (parking) 0.0' (parking lot) 7'-7 (parking lot) 10' Min. (building) 34.78' (building) 134'-4" (building) Interior Side (E) 10' Min. (parking) 42.68' (parking lot) 5-2" (parking lot) Lot Coverage 75% Max. 71% 74% Building Elevations — The elevation plans indicate the building materials will consist of metal and fiber cement wall panels with aluminum accents and prefinished aluminum canopies. Both the principal building and canopy will not exceed the maximum thirty-five foot (35) height permitted. The elevations indicate the principal building will measure twenty feet and four inches (20'-4") in height and the canopy will measure seventeen feet and six inches (17'-6") in height. Parking —The Village Code requires four (4) spaces per 1,000 square feet of gross floor area for a new automobile fueling station and convenience store. The proposed 2,720 square foot building would require eleven (11) parking spaces. The Petitioner's plans indicate eleven (11) parking spaces, including one (1) accessible space, would be provided. Trash Enclosure — A trash enclosure will be located at the northeast corner of the building. The elevation plans indicate the enclosure will be constructed out of fiber cement wall panels with metal accents and solid metal doors to match the building. I,flechanical and 4Ai", nerl T, :11i _ck xiric4Jrid1c;!i I AeXime ft[cam at--Srare MIng ae - of any ground or roof mounted mechanical and utility equipment will be required. Landscap�ng — The proposed landscape plan would not comply with all of the Village Code's landscape requirements. The landscap plan will be required to be revised to provide additional perimeter landscaping. A revised landscape plan will be required at time of building permit application. I The Zoning Ordinance requires the installation of an automatic underground sprinkling system. An irrigation plan was not submittelt' and will be required for the proposed development. Ughting — The photometric plan indicates the proposed lighting for the development. The proposed parking lot maximum average illumination levels exceed the allowed five foot-candles (5 fc.). In addition, the fixture cut sheets indicate not all of the proposed light fixtures will comply with Village Code. Revised photometric plan and fixture cut sheets will be required at the time of building permit application. The Petitioner is not seeking variations to the lighting requirements and will be subject to comply with the Village Code. Signage — The proposed signage does not comply with all of the Village Code I s signage requirements. One freestanding sign is allowed for each street frontage. The Petitioner is proposing to locate three (3) monument signs on the site. The Subject Property has two (2) frontages. Therefore, the Petitioner is seeking variation approval to allow for a third monument sign. The proposed canopy signage (logo) is considered secondary canopy/awning signage and is therefore limited to fifteen percent (15%11 of the total canopy area up to a maximum of four square feet (4 sq. ft.) each. The proposed signage is nine square feet (9 sq. ft.) each. Therefore, the Petitioner is seeking variation approval to allow for secondary signage that is nine square feet (9 sq. ft.) in area. No building, structure, sign, planting, or other obstruction which is over three feete shall be located wn a triangular area established at the intersection of a street and a driveway. The triangle shall have legs of ten feet (10') along the property line and th4, driveway. The proposed northeast monument sign is setback five feet from the property line and is located in the vision clearance area. Therefore, the Petitioner is seeking variation approval to allow for the location of a freestanding sign in the vision clearance area. Additional Staff Comments Fire — A fire sprinkler system in accordance with NFPA 13 and a fire alarm system will be required. All new sprinkler risers and associated equipment shall be located in a separate room with a minimum of one hour construction. 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 all auto oriented uses. The proposed development will be consistent with the Comprehensive Plan's designation. Variation Standards The standards for a variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a variation. The following list is a summary of these findings: https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/4 4/17/2020 BoardDocs® Pro • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character. The Petitioner has requested variations from the Village Code's building and parking lot setbacks. Per the Petitioner, the Subject Property's unique characteristics create a hardship due to the lot's shape and size. The property is a triangular shaped lot surrounded by roads on two (2) out of three (3) sides. Per the Petitioner, satisfying all required setbacks and providing proper vehicular and traffic flow into and out of the site is not possible. The Petitioner states that the building was placed on the northwest corner of the site with access to the site as far east as possible in order to create better on-site vehicular flow for both customers and loading. Village Staff believes the Petitioner's building and parking lot requests comply with the variation standards and is supportive of those requests. The proposed development would reduce the number of points of ingress and egress on the site and would meet all other applicable code requirements. The proposed improvements would provide foundation and perimeter landscaping along Rand Road and Central Road where none is currently provided. Further, the proposed development would improve the safety and traffic flow into the site by reducing the number of access drives from four (4) to two (2). The access drive improvements would be consistent with the Rand Road Corridor Plan, which calls for eliminating curb cuts where possible to improve the safety and flow of traffic. Staff does not f leel the proposed development would be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. The proposed development will comply with the Comprehensive Plan. 5�ign Variation Standards Required findings for sign variations are contained in Section 7.605 of the Village of Mount Prospect Sign Code. The section contains specific findings, listed below, that must be made in order to approve a variation: The sign allowed under code regulations will not reasonably identify the business; The hardship is created by unique circumstances and not serve as a convenience to the petitioner, and is not created by the person presently having an interest in the sign or property; • The variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood; and • The variation will not impair visibility to the adjacent property, increase the danger of traffic problems or endanger the publit safety, or alter the essential character of the neighborhood; and be in harmony with the spirit and intent of this Chapter. The Petitioner is seeking sign variations to allow more than one freestanding sign per street frontage, larger canopy signage, and the location of the northeastern monument sign. Staff has reviewed the sign variation requests and does not support them. Staff does not find that any of the requested sign variations meet the variation standards. Staff feels the allowable signage per code requirements will adequately identify the business. Recommendation Std-fi finds that the standards for variation have been met for the building and parking lot setbacks, as set forth in the Petitioner ) s responses to the standards. Staff does not find the sign variation requests to allow more than one freestanding sign per street frontage, to allow secondary canopy/awning signage to exceed four square feet (4 sq. ft.), and to allow a freestanding sign to be located in the vision clearance area meet the variation standards and that granting such requests would not be in the best interest of the Village. 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 ap of the setback variations and denv the signage variations, as stated in the following motions: F.Al 1. A variation to allow a five foot, one inch (5-1 ") front yard building setback along the north lot line. 2. A variation to allow a four foot, six inch (4'-6") exterior side yard setback along the south lot line. 3. A variation to allow a five foot (5) parking lot setback along the north lot line. 4. A variation to allow a five foot, two inch (5-2") parking lot setback along the east lot line. 5. A variation to allow a seven foot, seven inch (7'-7") parking lot setback along the south lot line. 6. The Subject Property will be developed r to the following condons: a. Development of the site in general conformance with the site plan prepared by CivWorks Consulting, LLC dated January 11, 2018. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/4 4/17/2020 BoardDocs® Pro b. Development of the building in general conformance with the elevation plans prepared by Warren Johnson Architects, Inc. dated January 11, 2018. c. Submittal of a landscape and photometric plan that comply with Village Code requirements; and d. Compliance with all Development, Fire, Building, and other Village codes and regulations. 2. Action at the discretion of the Planning and Zoning Commission. 7. A variation to allow three freestanding signs. 8. A variation to allow secondary canopy/awning signage to be nine square feet (9 sq. ft.) in size. 9. A variation to allow a freestanding sign to be located in the vision clearance area. 2. Action at the discretion of the Planning and Zoning Commission. • Toy 2 ijir; 0 111 Application.pdf (1,015 KB) Architectural. pdf (576 KB) Civil.pdf (8,740 KB) Elevations.pdf (810 KB) Landscape.pdf (561 KB) Photometrics.pdf (6,203 KB) ResponsesToStandards.pdf (203 KB) Staff Report.pdf (427 KB) Survey.pdf (980 KB) Signage.pdf (3.,592 KB) Administrative Content Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/4