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HomeMy WebLinkAbout09/28/2006 P&Z minutes 26-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-26-06 Hearing Date: September 28, 2006 PROPERTY ADDRESS: 1800 S. Elmhurst Road PETITIONER: Laura Williamson, Amcore Bank N.A. PUBLICATION DATE: September 13,2006 PIN NUMBERS: 08-23-401-028-0000 REQUESTS: Conditional Use (Drive-thru) MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist Mary Johnson, Alternate STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: Laura Williamson, Michael Capusic, Dean Vass, Steve Zalusky, Babu Patel Chairperson Arlene J uracek called the meeting to order at 7 :31 p.m. Richard Rogers moved to approve the minutes of the August 24, 2006 meeting, as amended, and Joseph Donnelly seconded the motion. The motion was approved 7-0. Joseph Donnelly made a motion to continue case PZ-17-06 to the October 26, 2006 Planning and Zoning Commission Meeting. Marlys Haaland seconded the motion. The motion was approved 7-0. Chairperson Juracek introduced Case Number PZ-26-06 at 7:34 p.m.; a request for a Conditional Use for a drive- thru. Judith Connolly, Senior Planner, stated the Subject Property is located on the southwest comer of Algonquin and Elmhurst Roads. She said the site contains a vacant a pizza restaurant and a vacant Mexican restaurant with related improvements. She stated that the Subject Property is bordered an II Limited Industrial Planned Unit Development to the west and south, by the B3 Community Shopping and B4 Corridor Commercial zoning districts to the north, and a variety of commercial uses located within Des Plaines to the east. Ms. Connolly said the Petitioner revised the proposal since the Staff Report was sent. She stated that the foot print of the building was scaled back and the site now complies with the 10-foot perimeter landscape setback as well as the 10-foot foundation landscape requirement. She said the Petitioner is no longer seeking Variations, just Conditional Use approval for the drive-thru aspect of the bank. Ms. Connolly said the Petitioner proposes to demolish the two former restaurant buildings and construct a new, 5,598.92 square foot bank building with five drive-thru lanes (located on the south elevation of the building). She stated that the size of the building is smaller than previously requested in order to meet the Village's setback requirements. She said the building's exterior will be constructed from a combination of materials, but primarily face brick. The building will have a peaked roof. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-26-06 Page 2 Ms. Connolly said although the site currently contains two separate buildings, the site is one lot of record. She stated that subject to IDOT approval, the Petitioner proposes to close existing curb cuts and reconfigure access to the site. She stated that a 'right-in/right-out' driveway will provide access from Algonquin Road, and Elmhurst Road will have one driveway located towards the south end of the Subject Property. She said the driveway closings will improve traffic flow to/from the site. She stated that as previously noted, the proposal now meets the Village's setback regulations and Variation approval is no longer being sought. Ms. Connolly stated that the site plan illustrates the proposed parking lot layout for the bank. She said the site plan indicates 25 stacking spaces will be provided, which meets zoning regulations. The site exceeds the minimum off-street parking requirement of 3 spaces per 1,000 square feet and provides 39 parking spaces. Ms. Connolly said the landscape plan details the proposed plant materials and sizes. She stated that the proposed plant list includes a variety of plant materials and trees. However, the perimeter of the site lacks sufficient year- round materials and should be revised to provide adequate coverage and interest for all four seasons. Ms. Connolly stated that the Village's Traffic Engineer reviewed the proposed project and agreed with the Petitioner's decision to close the existing driveways and reconfigure access to the site. Also, the number of proposed stacking was found to be adequate for the site. Ms. Connolly said the Petitioner submitted a preliminary lighting plan that indicates light levels will comply with the Village's lighting regulations. She stated that fixture details were not included, but can be addressed at time of Building Permit application. She said the site is required to use full cut-off fixtures and drive-thru canopy lights need to be installed flush with the canopy and may include the use of directional surface mount lights, as cited in the Village Code. Ms. Connolly stated that the Petitioner submitted a sign package for the Subject Property. She said the proposal depicts the types of signs to be installed and each signs' location. Since the Staffreport was sent, the Petitioner verified the correct elevations and the size ofthe proposed wall sign. In fact, the size of the wall sign was reduced to less than 20 square feet, which continues to comply with the Village's Sign Code regulations. Ms Connolly stated that the Petitioner's sign package calls for a freestanding sign to be located along the Algonquin Road frontage and for another freestanding sign to be located along the Elmhurst Road frontage. She said the number of signs and the size of the proposed signface complies with Sign Code regulations. She stated that the Petitioner has worked with their sign installer to verify that the freestanding signs will not be located within the 10-foot sight triangle. Therefore, the sign proposal meets Village Code requirements. Ms. Connolly said the revised proposal meets the current setback regulations. Since the Petitioner is no longer seeking Variations, that section of the Staff report is no longer applicable and will not be reviewed. However, the Petitioner's request to construct a drive-thru bank requires Conditional Use approval for the drive-thru lanes. She said the proposed bank has been designed to meet current Village Code requirements and the overall site development will meet all Building, Fire, and Development Code requirements. She stated that access to the site, the drive-thru lanes, and parking spaces have been designed according to Village regulations. Ms. Connolly stated that the Petitioner's request to construct a drive-thru bank meets the standards for a Conditional Use. She said the bank will not have a detrimental impact on the adjacent retail center and the manner in which the parking lot will be reconfigured will not impair the use or value of the adjacent properties. The bank-use complies with the Comprehensive Plan and will be constructed according to Village Codes. Ms. Connolly said based on these findings, Staff recommends the following revised motion; the Planning & Zoning Commission approve the following: Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-26-06 Page 3 To approve the Petitioner's request for a Conditional Use permit to operate a bank with a drive-thru subject to the following conditions: 1) Develop the site in accordance with the site plan prepared by Marchris Engineering, Ltd, revision date September 25, 2006 which reflects all the required setbacks including the landscape setbacks; 2) Develop the site in accordance with the elevations prepared by Larson & Darby Group dated July 20, 2006; 3) Develop the site in accordance with the landscape plan prepared by Thomas Graceffa & Associates dated August 15, 2006 but revised to reflect the required setbacks and include additional landscaping along the west and south lot lines, and to include additional year-round plants throughout the site; 4) Develop the site in accordance with the signage proposed by Sign Productions, Inc, revision date September 25, 2006; 5) Prior to submitting a building permit application, revise the photometric (lighting) plan to include fixture information and light levels under the drive-thru canopy; the plan shall comply with Sec. 14.314 & 14.2219 of the Village Code; 6) The development shall meet all Development, Fire, Building, and other Village Codes and regulations, which include but is not limited to installing automatic sprinklers and fire alarm, and signage that meet the Village Sign Code regulations. 7) Approval of appropriate permits by I.D.O.T. and M.W.R.D. Ms. Connolly stated that the Village Board's decision is final for this case. Chairperson Juracek called for questions for Staff. Joseph Donnelly asked if this property is one lot of record now. Ms. Connolly confirmed that this is one lot of record. There were no additional questions for Staff. Chairperson Juracek swore in Laura Williamson, representing Amcore Bank, 501 7th Street, Rockford, Illinois. Chairperson Juracek asked Ms. Williamson if they agree to all of the conditions of the Staff Report. Ms. Williamson stated that they are in agreement with the conditions and thanked Staff for working closely with them in revising the project. Ms. Williamson showed exhibits demonstrating what the exterior of the building will look like. She stated that she was here to answer any questions the Commissioners may have for her. Richard Rogers stated that the project calls for 25 stacking-parking spaces; however the plan only shows 23 spaces. Ms. Connolly stated that the revised plan does account for all 25 spaces. Leo Floros asked for more information on Amcore Bank. Ms. Williamson showed a map with over 70 branches located in Wisconsin and Illinois, showing expansion into the Chicago-land area. She stated that the key market for Amcore is the mid-size business and middle-market customers. Chairperson Juracek asked what the capitalization of the bank is; Ms. Williamson said she was not sure, but did state that the bank is publicly traded. There were no further questions for the petitioner. Chairperson Juracek stated that the Commission did receive two letters of support for the project. She then asked for comments from the audience. Chairperson Juracek swore in Babu Patel, 3730 West Devon, Lincolnwood, Illinois. Mr. Patel is the owner of the AAA Tower Inn located at 303 West Algonquin Road. He stated that they oppose the project because it would eliminate access to the hotel from Elmhurst and westbound access from Algonquin. Mr. Patel also stated that exhaust and pollution from the stacked cars in the drive-thru is a concern for the hotel guests. He said another concern is future development of the site; with the bank going into this property, it eliminates the opportunity for future development of restaurants or other tax generating businesses. Arlene Juracek, Chair Planning & Zoning Commission Meeting September 28, 2006 PZ-26-06 Page 4 Chairperson Juracek stated that she understands Mr. Patel's two primary concerns as pollution from stacked vehicles and his property's access to Elmhurst. As to his first concern, she stated that the revised plan includes a 10-foot landscape buffer between his hotel and the drive-thru to reduce the impact on the hotel property. As to his second concern, she said that as the sole owner of the hotel property, and without a legal agreement preserving access through another property, he would be responsible for ensuring access for his own property. Chairperson Juracek stated that his request to ensure access to his property is beyond the scope of the Planning and Zoning Commission. She suggested that Mr. Patel submit his proposal and work with staff to address his concerns regarding the access points to his property. Chairperson Juracek called for additional questions, hearing none, the public hearing was closed at 7:56 p.m. Richard Rogers made a motion to approve a Conditional Use for a drive-thru as presented, with the conditions presented by Staff, for the property at 1800 South Elmhurst Road, Case Number PZ-26-06. Marlys Haaland seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek NAYS: None Motion was approved 7-0. After hearing one additional case, Joseph Donnelly made a motion to adjourn at 10:37 p.m., seconded by Richard Rogers. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dun , Community Development AdministratIve Assistant H:\PLAN\Planning & Zoning COMM\P&Z 2Q06\MinutesIPZ.26.Q6 Amcore 1800 S. ElmhW'st.doc