HomeMy WebLinkAbout1289_001VILLAGE OF MOUNT PROSPECT
PLANNING DEPARTMENT
Mount Prospect, Illinois
...............
TOO MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: WILLIAM J, COONEY, JR., DIRECTOR OF PLANNING
DATE: AUGUST 9, 1994
SUBJECT: MEIER ROAD FINAL PLAT OF SUBDIVISION
210 AND 230 MEIER ROAD AND 2100 WHITE OAK STREET
The applicant, Gettysburg Development Corporation, is seeking approval of a nine lot single family
subdivision on the west side of Meier Road, between White Oak Street and the Moorings
Development in Arlington Heights.
The Plan Commission met in regular session on May 11, 1994 and voted 7-0 to recommend approva
of the Meier Road preliminary plat of subdivision, which would create nine new lots on Meier Roa(
and would allow Meier Road to extend through to Central. The preliminary plat was forwarded t(
the Village Board who recommended that the final subdivision plat create a cul-de-sac bulb an(
terminate Meier Road south of the Moorins. The cul-de-sac bulb requires the approva
gl of thre'
Development Code modifications, as well as the vacation of road right-of-way to create part of Lo -
9. The Development Code modifications are required for the lot depths of Lots 7, 8 and 9 and fo:
a 110 foot road riplit-of-way cul-de-sac bulb. Section 16.403.C.2.e requires that the minimum deptl
of any residential lot shall be 120 feet and Section 16.403.A.5.b requires the cul-de-sac bulb to hav4
A minimum right-of-way diameter of 120 feet.
0
The Plan Commission met in regular session on Wednesday, August 3, 1994 and voted 7-0 in favor
of recommending the approval of these mocations, the vacation of approximately 2,400 square
feet of road riht-of-way at the north end of the development, and the approva
gl of the Meier Road
final plat of subdivision.
WJC:hg
'all
BEING A S UDD I VISION JIV THE jV0,R THWEST 114 OF SECTION 10. TOWNSHIP' 41 NOR 'I I
EAST OF THE MIRD PRINCIPAL MERIDMN, IN COOK COU&W, IL1,1NOIS.
IVOR rW L INE or THE Ser
, 4 0orrp IF NW & Op SFC 10. 4,. 11
AiSO COPPOtAff I tlOWIrS OF TAOF VIII AGE Or MT PROSPCrT
16575 1 aqr-a or
OAK
1f517
Al '0 At 1ya o r s f Yo ar N #v,* ci ir r /0 41 Of
MI5UTES OF THE Rl�-]GULAR 1`,',1E--2-j'TING OF THE
.lid v1,11UUAT ?EUbijt�UT ±j-LAiN WivilvllbbiWN
August 3. 1994
CALL TO ORDER"
The regular meeting of the Mount Prospect Plan Commission was called to
order by Chairman 'We3`.bel at 8.e0O PM at Village Hall, 100 South aaerson
10
Street, Mount Prospect, Illinois*
ROLL CALL
Present at Roll 'Call : Frank Boege Louis Velasco
Thomas McGovern Angela Volpe
Mars�all Ponzi Donald 'Y'leibel, Chairman
Carol Tortorello
Absent: Edwin Janus
Village Staff Present: Michael Sims, Planner
Press Present. Peter Dujardin, Daily Herald
Others Present 0 . Larry McKone
Patrick McCloskey
APPROVAL OF MINUTES
MjUr7,7111 A Pave 2
.L -tUgust 0
P L x�!i C 0 1 J- .j AD "It 1994
?.
vir. tricMcClskey udre -y Lane thanked the Commiss* on for our help
iPak oof A
n e f fval y t erminat, 3. ng' 1�1 e i e r Ro adi Mr. Yic,Govern then, "noted. that the,
Ro
udrey, Lane rasid , ents ��iho woul'd benefwt from the vacat'lon of Meler ad
behin,dproperties should" have these arcels, r' c,orded, by the end of
P
1994 because of the 1995 re - assessments* This "issue All now go before
the Village Board on 8-16-94 where there will be a publ-I c hearing,*
The Anast Resubdivision ,,rill be discussed at a later meetingo
COM14ITTEE REPORTS
A. Community Development No report
B.. Co mp r eh en si v Plan Mr. Sims states this update Will be reviewed
agmen by the Village Board 8-23-94 and any
members of the committee are invited to attend.
C. Development Code Mr. Sims states changes have been made to the
11
Code and a meeting of the committee W"*I be
scheduled at a later date.
D. Text Amendment No report
OLD BUSINESS
A letter from Rev* Robert Lo Shaner of the Moorings was circulated, thanking
the Commi-scion members for our attention to the Meier Road situationo
NEW, BUST N�SS
I
Per Chairman ',,'Iei*bel. rs request Mr. Sims said a new roster of comm ottee
assignments Will be forthcoming,. Chairman 'li'lleibel has now submitted his
letter of resignation to Mayor Farley effective 9owl50-94 because of his
move out of the Village at that tunes
The meeting was adjourned at 8*43 PM
Respectfully subRi tted,
Carol H. Tortorello
VILLAGE OF MOUNT PROSPECT
PLANNING DEPARTMENT
Mount Prospect, Illinois
�i
TO MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: WILLIAM J. CONEY, JIFL9 DIRECTOR OF PLANNING
DATE: AUGUST 9, 1994
SUBJECT: ZRA-29-CU-94, ROUSE/RAND T COMPANY
LOCATION: 3009 330,350-370 EAST KENSINGTON ROAD
Rµ r: SHOPPING CENTER)
The Zoning Board of Appeals transmits for your consideration their recommendation on a request
for an amendment to PUD Ordinance No. 3604 to allow for removal of the existing structures and
construction of a general retail building and an auto service center.
The request was reviewed by the Zoning Board of Appeals at their meeting of July 28, 1994. At the
meeting, Mr. Mark Gershon of Rudnick and Wolfe, presented the request. Mr. Gershon indicated
that Rouse Randhurst and Home Depot have been working with Village staff for over two years on
this request. He indicated that they believe that Home Depot will be a beneficial addition to the
Village. He indicated that the proposal would create approximately 200 construction jobs and 225
full and part time jobs with a $6 million payroll. He stated that the center will generate approximately
$5 million in sales tax revenues and $325,000 in real estate revenues.
Mr. Gershon, with the assistance of Rouse Randhurst, Home Depot and Gorove/Slade (traffic
consultants) representatives gave an overview of the development. Home Depot is proposing a
122,750 square foot facility with a 28,106 square foot garden center at the southeast comer of the
Randhurst Shopping Center. Home Depot is the world's largest home improvement retailer and ranks
among the twenty largest retailers in the nation. The stores stock approximately 30,000 different
kinds of building material, home improvement supplies and garden products. They believe that they
will provide Mount Prospect residents with the greatest supply of materials with the best service at
this location.
Ray Forsythe, Planner, summarized the staff report. He indicated that staff has been working with
the petitioners M* order to bring g forward an appropriate site plan. He indicated that staff supports the
request with several conditions of approval.
The Zoning Board of Appeals discussed the request. There was a lengthy discussion about the site
plan and the revised plans which were submitted by the petitioners. The revised site plan addressed
several of the conditions of staff s approval. Specific comments of the members are detailed in the
minutes of the meeting. By a vote of 5-1, the Zoning Board of Appeals recommends approval of the
request. Mr. Cassidy explained his negative vote as a concern with the proposed traffic plan.
Michael E. Jandnis, Village Manager
Page 2
August 9, 1994
Staff has' reviewed the revised plans and recommends' approval with the following conditions:
The following variations are necessary from the Village Code:
Section 14.704.8 - to allow a maximum building height of 40 feet instead of the
permitted 30 feet.
Section 14.304.D. IS - to allow fence height of 14 feet for the garden center and
12 feet for the loading area instead of the maximum allowed 8 feet.
qW Section 14.1704.A - to allow a comer sideyard setback of 20 feet instead of the
minimum required 30 feet.
2. The petitioner shall stagger the build*1119 footprint along the Kensington Road frontage
to provide shading and reduce the visual impact of the building mass along this
roadway.
The nine parking spa ' ces along Kensington Road for the Montgomery Ward Aut
Center shall be relocated a minimum of 10 feet from the property line.
4. The petitioner shall submit a final landscape plan in conformance with Village Code
requirements. All landscape material and berms shall be located on the Randhurst
property.
5. The petitioner shall install a traffic signal and additional turning lanes at the
Kensington Road/East Drive intersection at such time that warrants are met per
I.D.O.T. standards. All costs associated with these improvements shall be the
responsibility of the property owners.
6. The petitioner shall install a public sidewalk along its Kensington Road frontage.
7. The petitioner shall submit final engineering plans demonstrating adequate storrnwater
detention. All infrastructure improvements shall meet Village Code standards.
84, The petitioner shall submit a signage package for staffs review and approval. All
signs shall comply with Village Code.
9'. The petitioner shall construct a 12 foot perimeter fence with similar materials as
utilized on the building. The garden center fence shall be reduced to 14 feet and shall
be constructed of wrought iron material.
10. The petitioner shall comply with all Village Codes relating to the demolition and
construction of the buildings.
WJC:hg
Mr. William Cooney
Director
Village of Mount Prospect
Department of Planning and Zonin
100 S. Emerson
Mount Prospect, IL 60056
August 10, 1994
1994
Re: Randhurst Shopping Center
Home Depot - Request for Variance
of Building Height Restrictions
As a part of the review and approval process of our PUD Amendment request, the
Village must decide whether to allow Home Depot to construct their proto-typical
building, as described by Sheet A3 of our application, as prepared by Greenberg -Farrow,
recognizing that portions of the exterior wall system of the building exceed the Village's
30'-00" building height restriction. We believe, for the following reasons, that the Home
Depot building as proposed does not violate the spirit of the ordinance, is consistent with
the shopping center's previously approved PUD agreement, and would be consistent
with, and complement, the existing center.
1) The rear (Kensington facing) elevation, and a majority of the side elevations, do
not exceed the maximum allowable building height (23'-00" vs. 30 ordinance),
2) The Total Sales/Child World building (which the Home Depot will replace)
does currently exceed the maximum allowable building height at all four
building elevations.
3) Virtually all of the Home Depot building will be shorter than the existing Child
World building (only 120 linear feet of wall, on the front, mall facing, elevation,
will be greater in height than the Child World building).
4) The front, mall facing elevation of the proposed Home Depot building will be
consistent in height with other shopping center buildings, such as:
J.C. Penney
531-611
Carson's
3T-311
Wards
359-1001
Bank Plaza
671-311
10275 Lite PatUxent Parkway Columbia, Maryland 21044-3456
Randhurst Shopping Center - Home Depot
August 10, 1994
Page 2
5) The height of tallest portion of the Home Depot wall (above the main entry) is
virtually the same as the existing building's entry "feature".
6) The Home Depot building is set back further from both Kensington Road and
the adjacent (to the east) residential community than the Child World building,
thereby helping to mitigate the effects of the height of the walls.
7) The proposed landscaping materials along the side and real elevations, as well
as the stepped effect of the loading dock and Garden Center walls, will also
mitigate this condition, as will the offsets and other modifications proposed for
the rear elevation.
As a result, we do not believe that enforcing, to the letter of the ordinance, the
maximum allowable building height restrictions is warranted in this instance, and request
that the Village accept the building wall heights and elevations as proposed. The Rouse
Company strongly believes that the plan we have presented, amended to address the
Planning Department's other concerns, will be a dramatic improvement for the shopping
center and the community from today's existing condition, and will satisfy the intent of
all of the Village's ordinances.
We appreciate all of your, and your staff s help on this project. Together we have
developed a plan that we will all be proud of.
Sincerely,
rome N. Morstein
Senior Project Manager
JNM/Imb
cc: Anthony F. Albanese
F. Scott Ball -
Christopher B. Carlaw
Michael Folio - Home Depot
Tony Lucenko - Greenberg-FarrovI
PUBLICATION DATE :
Hearing Date: July 28, 1994
3 001 3 3 07 3 50-3 70 East Kensington Roa
(Randhurst Shopping Center) I
The peoners are requesting to amend
Planned Unit Development Ordinance 93604
as adopted on February 4, 1986 to allow for
the removal of three existing structures and
the construction of a general retail building
and an auto service center with any
necessary variations.
Gilbert Basnik, Chairman
Robert Brettrager
Ronald Cassidy
Leo Floros
Peter Lannon
Elizabeth Luzern
Jack Verhasselt
Chairman Basnik then M*troduced case ZBA-29-CU-94 being a request to amend Planned
Unit Development Ordinance 43604 as adopted on February 4, 1986 to allow for the
removal of three existig structures and the construction of a general retail bm*lding and an
auto service center with any necessary variations.
Mr. Mark Gershon introduced himself to the Zoni*ng Board of Appeals. Mr. Gershon
works for Rudnick & Wolf Company and represents the petitioners. Mr. Gershon stated
that Rouse-Randhurst Corporation has been working for about 2 years with regards to the
development of the Home Depot. The petitioner feels the addition of Home Depot in this
. 0
area would stron
gly •benefit the residents and community in terms of revenues for the
Village, creating new employment opportunities, and since the residential homes in the
surrounding area are generally older, they feel there is a genuine need for this type of retail
store. Mr. Gershon stated that this proposed project would create approximately 200
construction jobs and after the building is erected, approximately 225 to 250 jobs. The
payroll would be approximately $6 million. The center would generate approximately $5
million in sales tax revenues and approximately $325,000 in real estate revenues. Mr.
Gershon further stated that the Home Depot is rated #I in the U.S. to work for. He stated
that the Rouse-Randhurst Shopping Center generates approximately 30% of the Village
revenues due to property and sales tax and by bringing Home Depot to this location, it
would increase the economic growth in the community. Mr. Gershon explained the site
plan 'Included a new landscape with 15' to 18' of trees in front with a 3' berm along
Kensington Road. The current building would be torn down and built further away from
the residents. Mr. Gershon then explained the elevations of the buildings. Also, the new
auto express building would be constructed north/south as opposed to the current building
east/west. There will also be a reduction in the amount of bays.
Mr. Gershon introduced representatives of the project who are with him to answer any
questions that they may have with regards to this proposed project. They are Todd
Fishbein with Rudnick & Wolf & Tony LeSenco with Greenberg & Ferro, who are the
site development coordinators for all Home Depots in the U.S. Also, Scott Ball with
Rouse-Randhurst Corporation, Fred Gorove with Gorove/Slade Associates (who prepared
the traffic report), Jerry Morstel*n, Project Manager with Rouse-Randhurst and Joe Earl,
Operations Manager with Rouse-Randhurst.
Planner, Ray Forsythe then summarized the staff report for the Zoning Board of Appeals.
Mr. Forsythe noted that the home 'improvement center is a permitted use in the B-3 zoning
Classification. The auto center is a replacement of the existing wito service which is a
Conditional Use in the zoning district. The petitioners are proposing a 37 foot setback
along Kensington. Staff would note that this setback does not include a 17 foot right-of-
way dedication which would increase the total dedicated right-of-way to 50 feet along
Kensington. This results in a 20 foot setback for the building. Staff recommends approval
Is's 'A
of the PUD amendment with the following conditions: 1. The petitioner shall dedicate the
northern 17' of the Kensington Road right-of-way along the northern border of the
Randhurst property during approval process. 2. The Home Depot building footprint shall
be staggered along the front and rear and additional architectural features be added to the
building to create a more visually appealing facade. Staff, has not had a chance to review
the new plan submitted this evening which appears to address this issue. 3. The petitioner
must demonstrate a hardship warranting the approval of a variation to allow building
height to exceed 30 feet. 4. The 9 parking spaces along Kensington for the Auto Center
shall be relocated 18 feet to the north and additional landscaping shall be installed. Staff is
asking for parking to be shifted because after the 20 foot right-of-way dedication, those
parking spaces will be on the right-of-way line. 5. A revised landscape plan which
provides a significant buffer and visual impact along the Kensington frontage shall be
submitted for approval by the Planning Director. 6. A traffic signal and additional turning
lanes shall be installed on Kensington Road at such time that traffic counts warrant their
installation as determined by the Village and/or IDOT. 7. The petitioner shall submit
engineering plans demonstrating adequate storage of storm water detention. Staff does
note that the new site plan *indicates additional storms sewers which appear adequate. 8.
All signage shall comply with Village Code. 9. The petitioner shall construct the 12'
perimeter fence of sinu*lar materials as utilized on the building and reduce the garden
center fence to a maximum height of 12' or alternative screening. 10. All Village Codes
regarding the demolition and construction of the buildings shall be complied with. Also,
Mr. Forsythe noted the variations required. They are: 1. A variation from Section
14.704.E to allow a maximum building height of 40 feet instead of the maximum allowed
. a-
30 feet. 2. A variation to Section 14.304.D. IS to allow fence heights of 20 feet for the
garden center and 12 feet for the loading area screening *instead of the maximum allowed 8
feet. 3. A variation from Section 14.1704.A to allow a comer sideyard setback of 20 feet
instead of the minimum allowed 30 feet after a 17 foot dedication along Kensington Road.
Bill Cooney referenced staff recommendation of number 6 listed above. The petitioner has
requested that this requirement by tied to IDOT service standard levels so that there is an
objective standard applied. He stated that staff concurs with this request and will reword
this condition. Currently,, there is no fight at the intersection of East drive and Kensington
Road. Mr. Lannon asked if there were plans to eliminate the current left turn lane. Mr.
Forsythe stated that currently there is an arrow on a stop fight in a through lade and there
is a proposed installation of a specified left lane. Mr. Forsythe further noted that the new
Jewel facility will deter traffic with the re -alignment of the east drive. Mr. Gershon stated
that the Center has always made it clear their willingness to dedicate the Kensington Road
right-of-way. They have and will continue to work with staff with regards to the concerns
listed above.
Ms. Luxem asked about condition number 4 which would eliminate parking spaces and
enable the customers to park of the North side where customers normally do not go. Mr.
Morestein, Senior Project Engineer, Rouse-Randhurst Corporation stated they have
concerns with staff recommendation with regards to the shifting of the parking in this
location. He stated that the end of the building is sales and stock and by eliminating this
area it would dramatically reduce the customer service area. Also, the configuration is
different from the majority of other Wards Auto Service Centers by reducing the drive to
42' from 60'. The new curb lane would be the same as the existing.
Mr. Lannon asked what percentage of the mall is currently leased. Mr. Gershon stated
that current leasing in Randhurst Mall is 90%. Mr. Scott Ball, Vice -President General
ZBA-29-CU-9
Page 4 1
Manager Randhurst Corporation added that what they consider leased is how many are
currently paying rent. In response to Mr. Lannon's question, Mr. Ball stated that currently
there is approximately 80% in operation at the mall at this time.
Mr. Cassidy asked the petitioner to ex plam* why the elevation is 42 feet. Mr. Tony
Irv,
LeSenco, Site Development Coordinator for nome Depot stated that the building drops
14' from front to back. Approximately 8' will be used for storm water run off (1/4" per
foot). The tallest part of the building would be the Home Depot sign which is their only
identification on the building. Ms. Luzern inquired about the elevations of the other mall
buildings. In response, Mr. LeSenco stated that Carson's elevation is 37.3'. JC Penneys
36.61 1 Child World 42% and BD Bank 54.9' elevation. The Home Depot will be facing
the interior of the Center and that the requested height is consistent with other building
heights.
The proposed screening wall will be 110 feet off the street. The proposed 12' wall will be
of a masonry construction. The 20' fence will be wrought iron. There will be significant
i ---
improvement of the current property with berm 'wig and landscap*mg. There will also be a
canopy top to be used seasonally for the outdoor garden supply area.
Mr. Cassidy asked about the drainage concerns by the Auto Service Center. In response,
0
Mr. Cooney stated that they will provide underground storage m a 60' pipe.
Cassidy referenced concems with IDOT recommendation for the Kensigton/Rand
Road traffic. Mr. Cooney noted that IDOT is working on two configurations for that area
and no final decision has been made.
The Zoning Board of Appeals discussed the proposed traffic concerns in and around the
Mall. Specifically, East Drive and Kensington Road with regards to narrowing and
eliminating a lane and possible future traffic lights at this intersection.
Mr. Verhasselt then moved that the Zoning Board of Appeals approve an amendment to
Planned Unit Development Ordinance 93604 as adopted on February 4, 1986 to allow for
the removal of three exi'sting structures and the construction of a general retail building
and an auto service center vn*th the following variations. 1. A variation from Section
14.704.B to allow a maximum building height of 40 feet 'Instead of the maximum allowed
30 feet. 2. A variation to Section 14.304.D. Lf to allow fence heights of 20 feet for the
garden center and 12 feet for the loading area screening instead of the maximum allowed 8
feet. Andl 3. A variation from Section 14.1704.A to allow a comer sideyard setback of 20
feet instead of thelln1flUnurn allowed 30 feet after a 17 foot dedication along Kensington
. Also, petitioner agrees to comply with the recommendations that staff
Roadhas made in
A
their letter to the Zoning Board of Appeals on June 13, 1994. Conditions are listed above,.
The mofion was seconded by Mr. Floros.
Upon Roll Call: AYES: Basnik, Brettrager, Floros, Luxem, Verhasselt
NAYS: Cassidl,
FR 'aR, .11 It 0 -tv ORM W, •
The motion was approved by a vote of 5-1.
Please note Mr. Cassidy would approve but has concerns with the intersection design
Kensington Road and the East Drive. I
Alsol Mr. Lannon's abstention is because he is a shareholder in Home Depot.
MOTtmolm
MI
&"4-4A
ullie Ann Bouris
Secretary
TO:
1 ROM•
DATE:
CASE NO.:
APPLICANT.
ADDRESS:
LOCATION MAP,
VILLAGE OF MOUNT PROSPECT
PLANNING
�w�
EP A
Mount Prospect, IlI I
BOARDMOUNT PROSPECT ZONING
RAY P. FORSYTHE, PLANNER
JUNE 13,11994
ROUSE/RANDHURST COMPANY:
300, 3309 350-370 EAST KENSINGTON ROAD
(RANDHURST
SHOPPING M
PROPERTY DESCRIPTION:
ZONING: B-3 Community Shopping with a PUD
LCAT SIZE: NIA
% CO VE RA GE: IIIA
Gil Basnik Chairman
Mount Prospect Zoning Board of Appeall
Page 2
The petitionen are requesting to amend Planned Unit Development Ordinance #3604 as adopted on
February 4, 1986 to allow for the removal of three existing structures and the construction of a
general retail building and an auto service center with any necessary variations.
Q
Summary of Applicatiow The petitioners have submitted an application, site plan, landscape plan,
elevations, a site plan and a b-affic impact analysis for the proposal. The application indicates that the
PUD Amendment involves (i) the demolition of two existing vacant buildings; (U**) the construction
of a new Home Depot Store; and (iii) the removal and replacement of the Auto Service Center with
a more modern flicility. The underlying purpose of the proposed PUD amendment is to allow for the
development of a Home Depot Store which will provide significant revenue and employment
opportunities for the community. In addition, the proposal would further serve the public
convenience by providing the community with a state of the art home improvement center.
Impact on Surrounding Properties: The petitioners are seeking to change the approved PUD for
Randhua-st Shopping Center. The original site plan which was approved in 1986 indicated the existing
Wards Auto Center and the Child World/Total Sales Furniture building.
-1 N-446 A
Staff i
would note that the home improvement center s a pane rt use in the B-3 zoning classification.
The auto center is a replacement of the existing auto service which is a Conditional Use in the zoning
district.
Following is an analysis of the site plan as presented:
The Home Depot facility consists of approximately 122,750 square feet of general retail
space, a 28,106 square foot garden center and an enclosed truck loading area. In addition,
the Montgomery Wards Tire, Batteries and Automotive Center is proposed to be replaced
with an 11,280 square foot building with parking. The petitioners are proposing a 37 foot
setback along Kensington. Staff would note that this setback does not *include a 17 foot right-
of-way dedication which would 'increase the total dedicated right-of-way to 50 feet which is
similar to that which is along Kensington. This results in a 20 foot setback for the building.
The site plan also indicates a setback of approximately 80 feet for the auto center and a 20
foot setback for parking for the auto center.
The proposal would eliminate a driveway for the auto center and an access drive into the Mall
which is currently between the Child World building and the auto center. The petitioner is
proposing a traffic light at East Drive without a left -tum lane. Traffic issues will be further
discussed in the traffic analysis section of this report.
Gil Basnik, Chairman
Mount Prospect Zoning Board of Appeals
Page 3
Because the proposal is located within the Randhurst Shopping Center, parking is calculated at 4
spaces per 1,000 square feet. The property is currently improved with 6,390 parking spaces which
is 1,700 spaces in excess of the Zoning Ordinance requirements. Staff would recommend the 9
spaces along Kensington be moved 18 feet north to increase the green space along Kensington Road.
Staff would note that at peak times there could be a large concentration of parking demand in this
general location due to the existence of Home Depot, J C Penney, and Kohls all sharing this field of
parking. However, there is clearly an abundance of parking located on the Randhurst property to
adequately serve the proposed use.
The petitioners have submitted a preliminary landscape plan. Staff would recommend additional
foundation plantings along the rear. If the petitioner is proposing locating berms along Kensington,
it should be indicated on the landscape and engineering plans. Staff would recommend that the
landscaping be shifted to the north to within 20 feet of the building so that the long-term maintenance
can be ensured after the 17 foot dedication. Staff would also recommend that a greater variety of
species be chosen to break up the monotony. The Zoning Ordinance requires that a final plan be
submitted to the Planning Director for approval prior to issuance of building permits.
#
The petitioners have submitted a traffic impact analysis prepared by Gorovel/Slade Associates, Inc.
The study concludes that a traffic signal will be warranted at East Drive and Kensington after the
Home Depot is constructed. Staff would also note that East Drive is proposed to be reduced from
the existing 63.5 feetin width to 41 feet along the building and to 30 feet into the center. It is also
suggested that no left -turning lane is warranted at the proposed signal. Staff has reviewed this
information and at this time can support the recommendation. However, staff would recommend that
the petitioner be required to install left -turn lanes from Kensington Road into the Center at such time
that traffic counts warrant their installation. It should be noted that IDOT has jurisdiction on this
roadway and permits from IDOT will be required.
Randhurst has previously committed to dedicating the northern IT of the Kensington Road right-of-
way when IDOT requests the dedication. For the purpose of this submittal the documents show a
37 foot setback from the current property line to the Home Depot facility. Because the 17 foot
dedication is eminent the actual setback will be reduced to 20 feet. The existing Child World facility
is approximately in the same setback as the proposed Home Depot. By increasing the landscaping
an berming along Kensington as well as minimizing the monotony of the building, staff can support
the requested 20 foot setback.
Gil Basnik, Chairman Page 4
Mount Prospect Zoning Board of Appeals
The front of the fixity faces north towards the shopping center. The plans indicate that the building
shall be constructed of tan concrete block with water repellant coating. There is a 7 foot orange
accent band approximately 12 feet from the ground that continues along the front, rear and west
elevations. Also indicated are two orange metal roofs which are extended above the entrance and
exit areas. The garden center includes a greenhouse and fenced -i
Gil Basnik, Chairman Page 5
Mount Prospect Zoning Board of Appeals
IFF
The Engineering and Inspection Services Departments have indicated that the 17 foot right-of-way
dedication along Kensington should be done at this time. Engineenng, has also inquired about the
plans for detention.
V;
. .......... M
The petitioners are seeking an amendment to the PLO to construct a Home Depot Center and
reconstruct a Montgomery Wards Tire Battery and Automotive Center. Staff recommends approval
of the PUD amendment with the following conditions:
The petitioner shall dedicate the northern 17 of the Kensington Road right-of-way
along the northern border of the Randhurst property.
2. The Home Depot building footprint shall be staggered along the front and rear and
additional architectural features be added to the building to create a more visually
appealing facade.
The petitioner must demonstrate a hardship warranting the approval of a variation to
allow building height to exceed 30 feet.
4. The 9 parking spaces along Kensington for the Auto Center shall be relocated 18 feet
to the north and additional landscaping shall be installed.
A revised landscape plan which provides a significant buffer and visual impact along
the Kensington frontage shall be submitted for approval by the Planning Director.
6. A traffic signal and additional turning lanes shall be installed on Kensington Road at
such time that traffic counts warrant their installation as determined by the Village
and/or :IDOL".
7. The petitioner submit engineering plans derno adequate storage of storm
water detention.
8. All signage shall comply with Village Code.
9. The petitioner shall construct the 12' perimeter fence of similar materials as utilized
on the building and reduce the garden center fence to a maximum height of 12'.
10. All Village Codes regarding the demolition and construction of the buildings shall be
complied with.
W"r-O