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Subject PZ -02-20 / 1000 - 1080 S, Elmhurst Road /
Conditional Usefor planned development
Meeting(PUD)
June 11, 2020 - MOUNT PROSPECT PLANNING AND ZONINC
COMMISSION -
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 M izwicki
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 IDOT 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
Joseph Donnelly, Chair
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PZ -02-20
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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 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 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
Joseph Donnelly, Chair
PZ -02-20
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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
Joseph Donnelly, Chair
PZ -02-20
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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 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."
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