HomeMy WebLinkAbout7.3 PZ-21-19 / 300 E. Rand Road / 1st reading of AN ORDINANCE GRANTING A CONDITIONAL USE AND PARKING LOT VARIATIONS TO THE SIDE YARD SETBACKS FOR THE PROPERTY LOCATED AT 300 E. RAND ROAD8/7/2020 BoardDocs® Pro
Agenda Item Details
Meeting Jan 07, 2020 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
%Ca teg o ry 7. NEW BUSINESS
Subject 7.3 PZ -21-19 / 300 E. Rand Road / 1st reading of AN ORDINANCE GRANTING A
CONDITIONAL USE AND PARKING LOT VARIATIONS TO THE SIDE YARD SETBACKS FOR TH
PROPERTY LOCATED AT 300 E. RAND ROAD I
Access Public
Type Action
Preferred Date Jan 07, 202C
Absolute Date Jan 071 2020
Fiscal Impact Nit
Recommended Action Approval of a Conditional Use to for a car wash and variations to the parking lot setbacks at
300 E. Rand Road, subject to the conditions listed in the staff report.
Goals 22. Major Corridor Revitalization: Next Steps
10. Rand Road Corridor Study - TP
Public Content
Information
The Petitioner, Everclean CW., LLC. is requesting conditional use approval to allow for a car wash, and parking lot
variations to the side yard setbacks for the property known as 300 E. Rand Road (subject property). The conditional
use request meets the goals of the Rand Road Corridor Study and the future land use map of the Comprehensive
Plan.
The Subject Property is located on the north side of Rand Road and is currently vacant. The Subject Property is
bordered by the R-1 Single Family Residential zoning district to the east, and the B-3 Community Shopping zoning
district on all other sides. A portion of the existing parcel which fronts Kensington Road will be subdivided off to 401
E. Kensington Road in conjunction with a new senior housing facility, which received board approval earlier this year.
As part of that approval, a new Plat of Subdivision is required to properly subdivide that piece of property to the
future facility.
The proposal consists of three (3) drive-through pay station bays (21 stacking spaces overall), a central car wash
facility, eighteen (18) vacuum stalls to the west, nineteen (19) vacuums, and seven (7) employee parking stalls. The
proposed facility will operate from 7 A.M.-8 P.M. Monday -Saturday, and 7 A.M.-5 P.M. on Sunday. The business will
employ 2-3 employees per shift, with a maximum of six (6) employees during peak times. The Petitioner proposes to
encroach into the required parking lot setbacks along the interior side yard property lines (east and west). A B-3
zoned parcel requires ten foot (10') minimum interior side yard setbacks; however, the Subject Property to the east
abuts single-family residences thus requiring a twenty-five foot (25') transitional setback to the east. The proposal
has a five foot (T) interior side setback to the west and a ten and one tenth foot (10.1') interior side setback to the
east. The Petitioner will provide heavy landscaping and a six foot (6') privacy fence on the eastern property line to
properly screen the carwash from the adjacent homes.
Staff received two letters, one in general support of the development with a concern regarding the retaining wall to
the west, and one against the proposal which referenced concern to the noise the proposal would bring. Staff also
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received a video clip demonstrating the noise at the Everclean establishment located in Hanover Park which is
attached.
At the Public Hearing held on December 12, 2019, one resident attended the meeting to voice his concerns wit
potential noise issues from the proposed car wash. The owner of the adjacent Animal Hospital also testified wit
questions about a proposed retaining wall's height, to ensure that the signage to his business was not obstructed. i
At the December 12 meeting, the Planning and Zoning Commission recommended approving the Petitioner's request
for a conditional use and variations by a vote of 6-0, subject to the following conditions:
• Development of the site in general conformance with the site prepared by Haeger Engineering to October
lif 2019;
• Development of the building in general conformance with the elevations prepared by Barker/Nestor
Architectural Design dated October 10th 1 2019;
• Compliance with all Development,, Fire, Building, and other Village codes and regulations;
• Submittal of an irrigation plan;
• Submittal of a landscape plan which complies with Village Code requirements and exceeds perimeter
landscaping requirements along the eastern property line;
All exterior lighting shall be full cutoff and pointed straight down;
• Forty-five (45) degree angled parking stalls shall measure 12.7' in width and 17.5' in length;
• Trash and vacuum equipment enclosures shall be effectively screened from all sides with brick walls and metal
doors that are not less than six feet (6");
• Retaining wall to the west shall not block the view of the existing monument sign of 212 E. Rand Road from the
right-of-way (ROW);
All rooftop units shall be screened from the public right-of-way and property line of all adjacent residentially
zoned property;
Submittal of a preliminary and final building code analysis; and
Subject to IDOT and MWRD approval.
Alternatives
1. To approve a Conditional Use for a car wash located at 300 E. Rand Road,, a variation to allow a 10.1" parking lot
side yard setback along the eastern property line, a variation to allow a 5" parking lot side yard setback along the
western property line subject to conditions in the attached ordinance.
2. Action at discretion of Village Board.
Staff Recommendation
Staff believes that the proposed conditional use and parking lot variations meet the conditional use and variation
standards, subject to complying with the conditions listed. The proposal is consistent with development along the
Rand Road Corridor and with several long-range planning documents adopted by the Village. Based on these findings,
staff recommends that the Village Board approve the conditional use and parking lot variation requests.
The applicant has submitted a letter requesting the Board waive the second reading so work on the site can begin as
soon as possible; the letter is attached.
Administrative Content.pdf (3,,010 KB) Plans.pdf (19,.521 KB) Minutes.pdf (164 KB)
Waive Second Meeting Request.pdf (171 KB) HanoverPark Everclean.AVI (9.,494 KB)
pz 21-19 300 e rand rd.pdf (24 KB) Public Comment.pdf (438 KB)
Administrative Content
Executive Content
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