HomeMy WebLinkAbout 3.2 PZ-05-17 / 1000-1080 S. Elmhurst Road / Golf Plaza II / Preliminary PUD Approval and four (4) sign variations. The Planning and Zoning Commission's decision is final for the sign variations; the Village Board's decison is final for the conditional us4/28/2020
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3.2 PZ -05-17 / 1000-1080 S. Elmhurst Road / Golf Plaza H / Preliminary PUD Approval and
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four (4) sign variations. The Planning and Zoning Commission's decision is final for the sign
variations; the Village Board's decison is final for the conditional use.
The Petitioner
Golf Plaza H Shopping CenterLLC, is seeking a conditional use to allow a preliminary planned unit
development and sign variations for two freestanding signs at 1000-1080 S. Elmhurst Road (the "Subject Property").
The Subject Property is located at the southwest corner of Elmhurst Road and Golf Road. Three out of the four
parcels that make up the Subject Property are zoned B3 Community Shopping. The fourth parcel is zoned Bl Office.
The Subject Property is bordered by the Rl Single Family Residential District to the north and west,, an R4 Multi -
Family Development PUD and B3 Community Shopping PUD to the south, and the Market Place shopping center in
Des Plaines to the east.
The Subject Property consists of four separate parcels. The Petitioner is proposing to construct an outlot building with
a drive-through, demolish part of an existing building to install a drive-through, locate two freestanding signs, install
landscape islands, and make related improvements. The elements of the proposed redevelopment are outlined below.
Conditional Use for a Preliminary Planned Unit Develo - The Petitioner is requesting approval of a conditional
use for a preliminary planned unit development (PUD) consisting of five (5) principal buildings. The Village Code
requires conditional use approval of a PUD when more than one principal building will be located on a zoning lot. The
PUD process also allows 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 five (5) buildings
totaling more than 151,000 square feet of commercial space. The Peoner is proposing to demolish the vacant store
front north of Walgreens and install a drive through for the Walgreens store. The rest of the site consists of Boston
Market, Bank of America, and a new multi -tenant building. Entrance locations would be modified to align with cross -
streets, a boulevard parking lot entrance would be constructed, and landscape islands would be installed. Finally, two
freestanding signs are proposed. One sign would be placed near the primary entrance on Golf Road, and the other
would be placed near the primary entrance on Elmhurst Road.
Lot Coverage - The Bland B3 Districts have a lot coverage limitation of seventy-five percent (75%). The attached
plans increase greenspace by approximately 000 square feet and reduce lot coverage to 63.9% from 66.5%.
Building Elevations - The attached elevation drawings show recently approved fagade improvements for the southern
building, and one of the two proposed drive-throughs. The elevations for the northern building and the outlot building
are still being finalized at this time and shall be provided at the time of final approval. w improvements for
the southern building consist of updated textures such as brick, stone, and metal. The new fagade greatly improves
architectural interest in the site.
Parking, - The Village Code requires four (4) parking spaces per 1,000 square feet of gross floor area. The proposed
commercial development would require a total of five hundred ninety-three (593) parking spaces, including an
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additional twelve (12) accessible parking spaces. The attached plans indicate a total of six hundred thirty-eight (638)
parking spaces, including an additional twenty-one (21) accessible parking spaces.
Landscaping, - Parking lot and landscape improvements are currently underway at the site. The new parking lot
islands will have shade trees and fifty percent (50%) live coverage as required by code. Improvements currently
underway include the planting of a variety of new landscaping materials along the boulevard entrance and perimete
of the site. The currently approved Landscape Plan does not match the plan submitted in this application. I
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.
Lig g - The Village Code requires a photometric plan and cut sheets of the fixtures to be reviewed for zoning
compliance. The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angl
of not more than ninety (90) degrees, and it also requires flat lenses for all lighting fixtures. I
Signage - The proposed development includes the location of two freestanding signs. One sign would be located near
the newly constructed boulevard entrance on Elmhurst Road, and the other would be placed near the entrance off of
Golf Road at the intersection of Golf Road and I Oka Ave. Four variations are needed for the proposed signage:
• Variation to allow two electronic messaging centers to be located above permanent items of information;
• Variation to allow two changeable copy/electronic messaging centers to be combined with multi -tenant signs;
• Variation to allow two freestanding signs to exceed twelve feet (12") in height;
o The proposed signs are twenty feet (20') in height;
• Variation to allow two freestanding signs to exceed the maximum area of seventy five (75) square feet;
• The proposed signs each have an area of two hundred sixty-six (266) square feet.
Planning, - The Petitioner will need to submit for final PUD approval once detailed plans are ready. Approval of a
preliminary planned unit development plan does not constitute approval of the final plan, rather it is deemed an
expression of approval of the layout submitted on the preliminary plan as a guide to the preparation of the final plans.
A cross access easement will need to be granted over the 131 lot (parcel #08-14-204-006-0000). This lot will remain a
separate lot of record that may be incorporated with Golf Plaza II if the adjacent Township -owned parcel is acquired
and the Petitioner redevelops the north portion of the property. The parking lot and fagade improvements did not
require PUD approval. The proposed outlot building triggered this requirement. Staff is concerned about the turning
radius into the proposed drive-through for the outlot building. Northbound traffic would have to make an almost one
hundred eighty degree (1800) turn to enter the outlot drive-through as proposed. Staff supports the proposed drive-
through for Walgreens if and only if the Illinois Department of Transportation (IDOT) approves the proposed westerly
curb cut on Golf Road. This curb cut may be required to be right -in, right -out only.
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 public safety, or alter the essential character of the neighborhood; and be in harmony with the
spirit and intent of this Chapter.
Staff has reviewed the Petitioner's request for sign variations and finds that the standards have been met, as set forth
in the Petitioner's responses to the standards. Golf Plaza II is one of the largest shopping centers in the Village with
stores set back over three hundred fifty feet (350"). Therefore, staff supports providing its tenants with visible signage
along two major roadways. The variation requests are not detrimental to the public welfare or injurious to other
property or improvements in the area. The signs in no way impair visibility to the adjacent property., increase the
danger of traffic problems, or endanger the public safety,, or alter the essential character of the neighborhood. The
proposed signs are consistent with large shopping center signs previously approved at Randhurst Village (Ordinance
No. 5705).
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:
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• 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.
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 commercial
redevelopment would complement the surrounding neighborhood and be consistent with existing commercial uses
adjacent to the site. The commercial development would serve as a destination for the community and greatly update
the existing center. The proposed redevelopment is in keeping with previously approved projects in the Village.
Staff finds that the conditional use and variation standards have been met 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 adopI
staff's findings as the findings of the Planning and Zoning Commission and recommend aDDrovall of the following
'•
Alternatives
1.
• approve a:
A. Variation to allow two freestanding signs to exceed twelve feet (12') in height;
B. Variation to allow two electronic messaging centers to be located above permanent items of information;
C. Variation to allow two changeable copy/electronic messaging centers to be combined with multi -tenant signs;
D. Variation to allow two freestanding signs to exceed the maximum area of seventy-five (7 5) square feet; subject
to the following conditions:
2. The signs are not located within the "vision clearancelf area;
3. A minimum of two square feet (2 sq. ft.) of landscaping be provided for every one square foot (1 sq. ft.)
of sign face;
E. Conditional Use for a preliminary planned unit development (PUD) consisting of five (5) principal buildings; Tht
following must be provided prior to final PUD approval:
1. Submittal of building elevations of the northern end of the shopping center and the proposed outlot
building for staff review and approval;
2. Submittal of a photometric plan for staff review and approval;
3. Submittal of a rooftop plan for the proposed outlot building for staff review and approval;
4. Submittal of an irrigation plan for the proposed landscaping for staff review and approval;
5. Submittal of a maintenance plan for the proposed landscaping for staff review and approval;
6. Submittal of an updated landscape plan for staff review and approval;
7. Submittal of a detail showing how northbound traffic will access the proposed outlot drive-through;
8. Approval of the proposed westerly curb cut on Golf Road from IDOT;
9. Development of the site in general conformance with the plans prepared by Doland Engineering, dated
April 27., 2017;
10. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and
11. A building permit, in accordance with the current regulations and requirements of the Village of Mount
Prospect., must be issued within one (1) year from the to of adoption of the enabling ordinance by the
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Village Board which authorized the development proposal. The development approvals granted herein,
without need for further action by any Village board, commission or official, shall become null and void i
no building permit is issued within the one (1) year requirement and improvements completed within a
period • eighteen (18) • I
Plat of Easement granting cross access rights between Golf Plaza II and the B1 zoned lot (parcel #08-
14-204-006-0000).
2. The Planning and Zoning Commission ruling is final for the sign variation requests. The preliminary PUD approva'
allows action at the discretion of the Village Board.
PZ -05-17 1000-1080 S. Elmhurst Rd.(CU- Preliminary PUD & Sign VARs)-pdf (208 KB)
Proposed Sign.pdf (135 KB) Site Plan.pdf (221 KB) GPII Application.pdf (1,,835 KB)
Administrative Content
Executive Content
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