HomeMy WebLinkAbout8.1 1st reading of AN ORDINANCE GRANTING AN AMENDMENT TO A CONDITIONAL USE FOR THE PROPERTY LOCATED AT 950 N. ELMHURST ROAD (PZ-23-21)Mr�GauC �'d'+rt;�iect
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Information
Ist reading of AN ORDINANCEGRANTING
AMENDMENT
PROPERTY LOCATED AT 950 N. ELMHURST ROAX
March 1, 2022 - REGULAR MEETING OF THE MOUNT
PROSPECT VILLAGE BOARD -
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Action Item
The Subject Property has an existing conditional use (Ord 5872, approved in
2011) for drive through lanes and several variations related to parking lot and
foundation landscaping setbacks in association with the Chick-fil-a restaurant
located at 950 N. Elmhurst Road. The parking lot variation reduced the ten foot
(10') setback requirement to six feet and six inches (6' 6") along the northern
property line, and three feet and eight inches (3' 8") along the southern property
line. At the time, code required foundation landscaping around the perimeter of
the principle building to be ten feet (10') (Code requires four feet (4') of
foundation landscaping today). The related Ordinance approved the reduction of
the foundation landscaping requirement to six feet and eleven inches (6' 11")
along the northern building elevation, eight feet (8') along the eastern building
elevation, and zero feet (0') along the southern building elevation. As existing, the
restaurant has a 4,866 square foot building footprint with sixty five (65) parking
spaces, two (2) drive through lanes, a masonry trash enclosure, and associated
signage. The property has two full access points, one along Rand Road, and one
along Elmhurst Road, and a full cross access with the property to the south.
The Petitioner proposes to amend the existing conditional use to construct two (2)
canopies over the drive through lanes. The freestanding canopy would be nine feet
1
and six inches in height (9' 6"), and 1,334 square feet. The canopy would be
located over the existing menu boards, and provide shade and safety from
weather related elements to cars ordering through either drive through lane, and
to Chick-Fil-A employees collecting orders during peak drive through hours. The
second canopy, which would be attached to the principle structure, measures nine
feet and six inches in height (9' 6"), would be 511 square feet in area, and
provide similar benefits as the freestanding canopy. Each canopy would have
lighting illuminating the area the canopy will cover. The Petitioner will be required
to submit a photometric plan that meets Village Code requirements during
building permit submittal.
The site plan shows the outlines of the proposed canopies. Although no new
pavement is proposed, the freestanding canopy covers a portion of pervious
surface, meaning the overall lot coverage of the property would increase. Per
Section 14.1804.C. of the Village Code, no property located in the B-4 Commercial
Corridor district can exceed 75% impervious surface. Due to recent parking lot
and drive through lane improvements on the property in January of 2022, a net
increase in pervious surface was attained. Combine the recent improvements with
the Petitioner's request, and the proposed lot coverage meets Village Code
requirements.
Staff is supportive of the Petitioner's request. Staff does not believe the request
will have an adverse impact on the public or adjacent properties. Further, staff
believes the proposed amendment to the existing conditional use improves the
safety and efficiency of the drive through lanes. The Petitioner will be required to
meet all exterior lighting regulations as part of the building permit process.
At the Planning & Zoning Commission meeting on February 10th, the Commission
voted to recommend approval of the request by a vote of 5-0. The neighboring
property owner (102-108 W. Rand Road with Potbelly Sandwich Shop, Smoothie
King, Nikki Nails, Joint Chiropractic as tenants) had concerns related to the
visibility along Rand Road of his property should the canopies, particularly the
detached canopy, be constructed. Staff noted the canopies are within the
buildable area, and the Petitioner provided several exhibits showing site line
visibility demonstrating the canopies would not be in detriment to the neighboring
property. The Petitioner also provided a street view showing considerable
landscaping blocking visibility of the neighboring property along Rand Road in the
site line visibility area in question.
Public comment can be found in the attached documents section related to the
neighboring property owners concerns.
The Petitioner is requesting the Village Board to waive the second reading.
2
Alternatives
1. Approve an amendment to a conditional use to allow for drive through lanes
(Ordinance 5872) to allow for the construction of one freestanding canopy,
measuring nine feet and six inches in clearance height (9' 6") with a total
area of one thousand three hundred thirty four (1,334) square feet, and a
canopy attached to the principle building, measuring nine feet and six inches
in clearance height (9' 6") with a total area of five hundred eleven (511)
square feet, subject to the conditions listed in the staff report.
2. Action at the discretion of the Village Board.
Approval
1. An amendment to a conditional use to allow for drive through lanes
(Ordinance 5872) to allow for the construction of one freestanding canopy,
measuring nine feet and six inches in clearance height (9' 6") with a total
area of one thousand three hundred thirty four (1,334) square feet, and a
canopy attached to the principle building, measuring nine feet and six inches
in clearance height (9' 6") with a total area of five hundred eleven (511)
square feet, subject to the conditions listed in the staff report.
ATTACHMENTS:
Staff Report. pdf
Administrative Content.pdf
Plans. pdf
Public_Comment.pdf
Ordinance 5872.pdf
Minutes.pdf
2nd Meeting Waiver Request Letter.pdf
Amend Conditional Use 950 N ELMHURST.pdf
3
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056��,d&,
PRT FROM THE DEPARTMENT OF Community ���.�
STAFF REO
Development
William J. Cooney,P
__._._._............w.._....
AICa .......................wwww..._ _......� ....
P Connor Harmon
Director of Community Development Senior Development Planner
DATE:........Febr.u.ar....._ ..2022
,..2........................_._._.vw..._..._.._....._............................................................................. ._...................................,""I._.........w...._._.........................................................
February 3, 0 2
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ -23-21 Frank Gawdun, Esencia Arch itecture/Ch ick-fil-A
PUBLIC HEARING DATE
February 10, 2022
Inc.
PROPERTY ADDRESS/LOCATION
950 N. Elmhurst Road
BRIEF SUMMARY OF REQUEST
The Petitioner, Frank Gawdun of Esencia Architecture, is requesting an amendment to an existing
conditional use for a drive through on the behalf of Chick-fil-A Inc. at 950 N. Elmhurst Road, also known as
the Subject Property. In 2011, the Village Board approved a conditional use (Ord 5872) and variations to the
Subject Property to construct a Chick-fil-A drive-through restaurant. The Petitioner is proposing to amend
the conditional use to construct two canopies, one free standing, and one attached to the principle building,
each over the existing drive through lanes.
The Village Zoning Code designates the Subject Property as B-4 Corridor Commercial. The proposed
conditional use amendment meets the standards for a conditional use and therefore staff is supportive of
the request.
2021 Village of Mount Prospect Zoning Map
" IWIt
Subject Property
,*E,B-3
i
CL
W KENSINGTON RD
EXISTING EXISTING LANDwUSE/SITE SURROUNDING ZONING L LAND USE SIZE OF
ZONING IMPROVEMENTS North: B-3 Community Shopping, Medical Office, RA Single PROPERTY
B-4 Commercial restaurant with Family Res, Single Family Residential 1.54 Acres
East: B-3 Community Shopping, Shopping Mall
Commercial related improvements South: B-4 Corridor Commercial, Commercial
Corridor West: B-3 Community Shopping, Medical Office, Restaurant
4
STAFF RECOMMENDATION
... ---- DENY
APPROVE APPROVE WITH CONDITIONS
DISCUSSION OF PROPOSAL
BACKGROUND/PROPERTY HISTORY
The Subject Property has an existing conditional use (Ord 5872, approved in 2011) for drive through lanes
and several variations related to parking lot and foundation landscaping setbacks. The parking lot variation
reduced the ten foot (10') setback requirement to six feet and six inches (6' 6") along the northern property
line, and three feet and eight inches (3' 8") along the southern property line. At the time, code required
foundation landscaping around the perimeter of the principle building to be ten feet (10') (Code requires
four feet (4') of foundation landscaping today). The related Ordinance approved the reduction of the
foundation landscaping requirement to six feet and eleven inches (6' 11") along the northern building
elevation, eight feet (8') along the eastern building elevation, and zero feet (0') along the southern building
elevation. As existing, the restaurant has a 4,866 square foot building footprint with sixty five (65) parking
spaces, two (2) drive through lanes, a masonry trash enclosure, and associated signage. The property has
two full access points, one along Rand Road, and one along Elmhurst Road, and a full cross access with the
property to the south.
PROPOSAL
The Petitioner proposes to amend the existing conditional use to construct two (2) canopies over the drive
through lanes. The freestanding canopy would be nine feet and six inches in height (9' 6"), and 1,334 square
feet. The canopy would be located over the existing menu boards, and provide shade and safety from
weather related elements to cars ordering through either drive through lane, and to Chick-Fil-A employees
collecting orders during peak drive through hours. The second canopy, which would be attached to the
principle structure, measures nine feet and six inches in height (9' 6"), would be 511 square feet in area, and
provide similar benefits as the freestanding canopy. Each canopy would have lighting illuminating the area
the canopy will cover. The Petitioner will be required to submit a photometric plan that meets Village Code
requirements during building permit submittal.
The site plan shows the outlines of the proposed canopies. Although no new pavement is proposed, the
freestanding canopy covers a portion of pervious surface, meaning the overall lot coverage of the property
would increase. Per Section 14.1804.C. of the Village Code, no property located in the B-4 Commercial
Corridor district can exceed 75% impervious surface. Due to recent parking lot and drive through lane
improvements on the property in January of 2022, a net increase in pervious surface was attained. Combine
the recent improvements with the Petitioner's request, and the proposed lot coverage meets Village Code
requirements.
CONDITIONAL USE STANDARDS
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:
• 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
2
5
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
Per the Petitioner, the proposed canopies will help provide a healthy environment for employees required
to work outdoors, and help with public safety with respect to quicker service in the drive through lanes to
prevent significant stacking from occurring during peak hours. The Petitioner states the powder coat finish
and modern look will blend in with the rest of the property. Further, the Petitioner states all utilities, access,
and ingress & egress are existing and no changes are proposed. Finally, the Petitioner states the request is
for safety and efficiency purposes, and the request is not contrary to the objectives in the current
comprehensive plan.
Staff is supportive of the Petitioner's request. Staff does not believe the request will have an adverse impact
on the public or adjacent properties. Further, staff believes the proposed amendment to the existing
conditional use improves the safety and efficiency of the drive through lanes. The Petitioner will be required
to meet all exterior lighting regulations as part of the building permit process.
Staff finds that the conditional use amendment request meets the conditional use standards and that
granting the amendment would be in the best interest of the Village. 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 an amendment to a conditional use to allow for drive through lanes (Ordinance 5872) to allow
for the construction of one freestanding canopy, measuring nine feet and six inches in clearance height (9'
6") with a total area of one thousand three hundred thirty four (1,334) square feet, and a canopy attached
to the principle building, measuring nine feet and six inches in clearance height (9' 6") with a total area of
five hundred eleven (511) square feet, subject to the following conditions:
1. A photometric plan signed and sealed by a professional engineer shall be submitted during the
building permit review; and
2. A landscape plan detailing the addition and/or removal of trees and shrubs in the areas of canopy
construction; and
3. Compliance with all applicable Village Code requirements, including, but not limited to, fire code,
lighting regulations, landscaping regulations, sign code regulations, and building regulations."
The Village Board's decision is final for this case.
NISTRATI1"" PLAtVS OTHER
ATTACHMENTS: honing Request Application, Responses to PNat of Survey, Site Plan, etc. (Supplemental Information„ Public
Standards, etc... Comments Received, etc—
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William J. Coney, AICP
Director of Community Development
3
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eqw Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - - Date of Submission: Hearing Date:
Project Name/Address:
1. Subject Property
Address(es):
Zoning District (s): Property Area (Sq.Ft. and/or Acreage): 67,105
Parcel Index Number(s) (PIN(s). 03-27-307-024-0000
II. Zoning Request(s) (Check all that apply)
rAConditional Use: ForWN n ww.. µd sry m 41Y(All-,11)
riati
❑ Zoning Map Amendment: Rezone From To
❑ Zoning Text Amendment: Section(s)
❑ Other:
IV. Applicant (all correspondence will be sent to the applicant)
Name:Corporation:
Frank,wGawdun� Project Manager _
Address:
City, State, ZIP Code: Tempe. AZ 85283
Phone: Email:
480-755-0959 ._�............_.............._..........._......_w__.._.__....._..�_ ..�.\y
Interest in Property: Architects & Project Manager for Chick-Fil-A Canopy
(e.g. owner, buyer, developer, lessee, architect, etc...
1
7
V. Property Owner
❑ Check if Same as Applicant
Name: Chick-fil-A, Inc. Corporation: Chick-Fil-A
Address:
City, State, ZIP Code: Atlanta. GA 30349
Phone: (470) 539-0522
Email: jason.rosier@cfacorp.com
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and acc 7
ate to the best of my knowledge.
Applicant:
......Date: ...... ... ..........
j�/�� j
(Slg at re)
(Prin or' ype Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated porting maters i.
Properly Owner: .._..� Date:
� �...�.�...__, "�-._....._._._._...
(Signature)
(Print or Type Name)
1, -A 0, under oath, state that I am
(print name)
the sole owner of the property
an owner of the property
R,q-jgutW - dovicerfort
W, HIM
(property address and PIN)
Chick-fil-A, Inc.
(print name)
me this -Z' day of
Notary Public
as of this date.
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January 4, 2022
Village of Mount Prospect
Planning Department
50 S. Emerson Street
Mt. Prospect, IL 60056
(847) 392-6000
Regarding: Conditional Use Standards
Chick-Fil-A # 2845 Canopy Program
950 N. Elmhurst Rd.
Mt. Prospect, IL. 60056
PZ -13-11 / 950 Elmhurst Rd.
Conditional Use - No conditional use shall be recommended for approval by the planning and zoning
commission unless it finds:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental
to, or endanger the public health, safety, morals, comfort, or general welfare;
Response:
The addition of the canopies will help provide a healthy environment for Team Members
required to work outdoors, and help with public safety with regards to the speedier service in
the drive-thru will help with traffic congestion during peak hours of the day.
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is to be located;
Response:
The addition of the canopies will not cause property values to decrease, they are designed to
have a slim -line appearance at the roof, while the framing can be left exposed with powder -coat
paint finish for a modern look, or the columns can be framed out and finished with materials
matching the exterior adjacent restaurant building. Once completed with build -out the canopies
will look as if they were part of the original construction.
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3. That the establishment of the conditional use will not impede the normal and orderly development
and improvement of'the surrounding property.for arses permitted in the district;
Response:
Chick-Fil-A is applying for an amendment to their existing Conditional Use Permit that already
allows the use of a drive-thru with their restaurant, the canopies will be an accessory to the
drive-thru to help enhance their operation during peak hours of the day.
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will
be provided;
Response:
This is an existing developed parcel, therefore there will be no need to bring in any additional
utilities. Regarding the grading and drainage, there is no requirement to remove any large
sections of pavement, only the area in where a caisson footing installation taking place will be
disturbed, storm water form the roof will daylight on to the existing pavement below the canopy
and water will be deflected to use the same established grades and mitigated by the existing on-
site retention system already in place.
S. That adequate measures have been or will be taken to provide ingress and egress so designed as
to minimize traffic congestion in the public streets;
Response:
The purpose of the canopies is to provide shelter to employees working outdoors equipped with
smart tablets, several cars at one time can be served which will provide a faster food delivery
service in the drive thru, the canopies are constructed in the existing drive-thru lane and pick-up
window areas, therefore no on-site traffic patterns will need to be altered, and the same ingress
and egress points will remain.
6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive
Plan for the Village; and
That the conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located, except as such regulations may, in each instance, be modified
pursuant to the recommendations of the Planning & Toning Commission,
Response:
The canopies are designed architecturally to blend in with the existing village concept on an
aesthetics level. The intent of these canopies is to help provide a healthy work environment and
aide in public safety with mitigation of traffic during peak hours of operation, we feel the
canopies are a much-needed accessory to this site, they will meet and comply with the current
adopted Zoning Ordinance design standards and the amendment to the existing Conditional Use
Permit will not detract nor cause a negative impact on this property or surrounding
neighborhood while aiding in providing public safety.
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—w --'Aa rg 480 755,0959 F.. 490.755.0956
January 4, 2022
Village of Mount Prospect
Planning Department
50 S. Emerson Street
Mt. Prospect, IL 60056
(847)392-6000
Regarding: Project Narrative
Chick-Fil-A # 2845 Canopy Program
950 N. Elmhurst Rd.
Mt. Prospect, IL. 60056
PZ -13-11 / 950 Elmhurst Rd.
Dear Planning Dept.,
Chick-Fil-A would like to submit the following documents as they are seeking an amendment to the existing
Conditional Use Permit and Minor Site Plan for their existing site located at 950 N. Elmhurst Rd., the southwest
corner of Randhurst Village Dr. and N. Elmhurst Rd.
The existing parcel is a 1.49 -acre pad site, currently zoned B-4 and is located across the street adjacent to the
Randhurst Village Shopping Center. The fast-food restaurant has been in operation for several years and fully
developed per the Village of Mount Prospect design standards and as stipulated under the Use Permit granted
under PZ -13-11 setback variation for a drive-thru restaurant. The existing 4,866 sq. ft. fast-food restaurant
building is located at the southeast portion of the Chick-Fil-A parcel. Existing site amenities include a dual lane
drive-thru, equipped with two-way communication order point menu boards, and drive -up window offering for
take-out food service, illuminated off street paved shared parking lot, an existing masonry screen wall trash
enclosure with metal gates. The property, and street scape are fully landscaped with trees, turf and shrubbery
native to the area. The existing order point menu boards and drive-thru lane was designed to encircle around the
restaurant building on the west, south and east side of the property. There are two points of access to this site
both are existing drive entrances from N. Elmhurst Rd. and Rand Rd. Chick-Fil-A also maintains / shares a
common access entrance between their property and the commercial property to the south.
Chick-Fil-A has seen success with the order point menu boards located in the queuing aisle, and they would like
to install two canopies in the existing drive thru lane to help enhance their operations further. The Face -to -Face
canopy a 1,334 sq. ft. steel structure at 9'-6" above top of pavement is proposed to be located in the drive-thru
lane near the existing menu boards. The Meal Delivery Canopy, a 511 sq. ft. steel structure, at 9'-6" high from
bottom of deck to top of pavement would be installed on the south side of the building over the existing pick-up
window. Both shade structures would be located along the south property line. Chick-Fil-A is seeking an
amendment to the Conditional Use Permit case no PZ -13-11 ( Conditional Use Drive -Through & Variations,
Parking lot setback, Foundation landscaping & Signage)
Chick-Fil-A has recognized that at their sites during peak hours of operation that the existing menu boards
cannot process the orders quick enough, at some sites this has led to on site traffic congestion as well as vehicles
blocking entrances to other business, or even backing up out onto the public streets creating public safety issues.
The issue is further complicated as that at several of their sites Dining Rooms are still closed causing the drive-
thru lane to be the primary manner to order and pick-up food. To help improve the issue Chick-Fil-A now
requires their employees to be out -fitted with Smart Tablets and work out -doors during those peak hours of
operation. These efforts continue to be hampered, as the weather remains a big factor and employees only are
able to work outdoors sporadically.
I of 2
17
and W,bi Deign
1743 F., McNair Drive, IY200 1'-11Pe, Arizona 85288
w w w,. encia—g 480,755,0959 F 480.755 0956
The city has allowed Chick-Fil-A to install these types of canopy structures at other locations across the country.
Those communities have benefited from these canopies as traffic back-ups have been reduced, while providing a
much healthier employee environment.
The Face -to -Face Canopy and Meal Delivery Canopies will provide team members relief of the inclement weather
conditions allowing team members to work longer shifts and serve several vehicles at one time. Public safety
with regards to traffic backing up onto adjacent properties or into the street will be reduced as the drive-thru
lane will produce a quicker meal delivery service.
Both canopies will be independent open sided free-standing structures, constructed of steel framing,
cantilevered beams with caisson footings. The supporting columns can be left exposed with powder coat paint
finishes, or can be framed and wrapped, with finishes matching the existing exterior restaurant building. These
design options allow the structures to remain architecturally harmonious with the rest of the Shopping Center
and neighboring community. The new canopies will be outfitted with recessed L.E.D. lighting installed within a
premanufactured metal deck with a powder -coat paint finish. Fans and heaters are installed to provide relief to
the Team Members from the various weather conditions and direct sun.
The installation of the canopies will not cause an adverse effect on the site, will not emit noise or noxious odors,
nor add or alter existing drainage water flow patterns, not cause any flooding or cause a negative impact to the
adjacent neighboring properties or cause property to devalue in the neighborhood. Existing landscaping will not
be affected as no trees or shrubs will need to be removed for the canopy installation, pervious and non -pervious
areas will not be altered. The construction of the canopies will not have an adverse effect on the neighboring
parcels as all rain water from the canopies is directed to drain and daylight on to the existing pavement by the
use of internal rain gutters, using the existing water flow pattern previously designed on the site and is mitigated
by the properties existing drainage system already in place. Fire danger is non-existent as the canopies are
constructed of steel.
With Chick-Fil-A being closed on Sundays, the construction of the canopies is a three-phase process. In the first
week, the footings, and underground conduit are installed, backfill of trenching and patching the pavement
occurs, the work takes place starting on Saturday at 9:00 PM and finishes on Monday morning at 6:00 AM. All
excess dirt from the footing and trenching is immediately hauled off the site, so no storm water pollution occurs.
During the second week, steel is erected, roof decking installed, along with the lights, and fans, in the third week,
utility connections are finalized and the C of O is scheduled. Between the construction weekends, during normal
hours of operation there is no impact to the site or adjacent properties as the restaurant and drive thru service
remain in operation and the construction areas are safely barricaded off protecting the public during the
duration of construction.
Chick-Fil-A is excited about this proactive opportunity in providing a healthier work environment for their team
members as well as help provide public safety before it becomes a matter of contention. We feel the canopies
are a much-needed accessory to this site and we are looking forward to working with the Village of Mt. Prospect
Planning Department staff to help achieve Chick-Fil-A's goals for this vibrant community.
Frank Gawdun, Project Manager
esencia Architecture & Urban Design LLC
480-755-0959 ext. 121
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From:
costa kouniaris
To:
Harmon. Connor
Cc:
John Mantas; Helen Albani; Simeon Soirrison
Subject:
Fwd: Zoning case PZ -23-21 Mt. Prospect- Chick-fil-A
Date:
Tuesday, February 8, 2022 12:27:09 PM
Attachments:
Scan 2022-2-8 12.24.37.pdf
ATT00001.htm
Dear sir of Madam
I am the owner of the property commonly known as 100-5 West Rand Road. Mount Prospect, IL
60056. In connection therewith I received the notice PZ -23-21 in which the Petitioner is seeking an
amendment of a conditional use to construct 2 canopies over the existing drive through lanes, and
other relief from the Village of Mount Prospect Village Code as may be required for this project.
As owner of the property right behind this site I strongly oppose this project as this will block the
visibility of the center from Rand road and hurt the viability of the center and its current Tenants.
The sightlines to the street are already limited and the construction of the proposed canopies as
proposed will further hinder an already difficult situation.
Accordingly I hereby request that the Village deny the current proposal from the Petitioner.
Please note attached I have a plan of how it will block the visibility of our 3 new tenants. The
proposed canopy takes up 7 parking spots according to the plan sent to us. I understand that this
operator wants to serve its customers better due to rain or snow, but they can build it behind the
building line,sight lines, as I have proposed on the 2nd and 3rd page on the attached.
Our new tenants just opened up in 2020, 2021 and one is completing their buildout.
Help us help them with to be able to survive these difficult times.
We will be on the zoom call this Thursday, either myself, my partner Helen or our property manager.
Thankyou
Costa Kouniaris
Midwest Mt. Prospect
Sent from my Whone
Begin forwarded message:
From: costa kouniaris <costa.koumaris@yahoo.ca>
Date: February 8, 2022 at 12:27:27 PM EST
To: costa kouniaris <costa.kouniaris@yahoo.ca>
Subject: Zoning case PZ -23-21 Mt. Prospect
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0
ORDINANCE NO. 5872
ANORDINANCE GRANTING ACONDITIONAL USE (DRNE-THROUGHLANES)
AND VARIATIONS (PARKING LOT SETBACK AND FOUNDATION LANDSCAPING)
FOR PROPERTY LOCATED AT
950 NORTH ELMHURST ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, Chich-fil-A.Inc. (PeUUonehhas filed for a Conditional Uto operateodrive-through
restaurant and Certain Variations (parking |otsetbacks and foundation landscaping) for property located at
950 North Elmhurst Road and legally described as:
Lot 1 in Rand -Elmhurst Subdivision being a Subdivision of part of the East 1/2of the Southwest|4of
Section 27.Township 42North, Range 11.East ofthe Third Principal Meridian, inthe
Village of Mount Prospect, according to the Plat thereof recorded December 18,1968 as Document
20707569. inCook County, Illinois.
Property Index Number: and
WHEREAS, the "Petitione/seeks M>a Conditional Use tm anesbaunantvvithdrive-through lanes, CQa
Variation toreduce the parking lot setback honnbanfeet(1O')bosixfoot(8')andah(inoheoK6">alonothenorth
property line and from ten feet MO'>tothree feet (3' eight inches (8") along the soutb property line and(3)
oVariation toreduce the foundation |andsoapingfrornbenfeet(1O')hJsixheet8;>andeleVeninches(11^)
wide along the north building elevation, eightfeet (E[)wide along the east building elevation and zero feet k7>
along the south building elevation aeshown onthe site plan, ocopy which ioattached and made apart Cf as
Exhibit "A"; and
WHEREAS, ePublic Hearing was held onthe request for a Conditional Use and Variations being the subject
of PZ -1 3-11 before the Planning and Zoning Commission of the Village of Mount Prospect on the 28th day of
July, 2O11.pursuant tnproper legal notice having been published inthe Mount Prospect Journal & on
the 8th day ofJune, 2O11;and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations bJthe
President and Board ofTrustees ofthe Village ofMount Prospect insupport ofthe request being the subject
of PZ -1 3-11; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given considerationto
the requests and have determined that the requests meet the standards of the Village and that the granting of
(1) a Conditional Use to operate a restaurant with drive-through lanes, (2) a Variation to reduce the parking lot
setback from ten feet (10') to six feet (6) and six inches (6") along the north property line and from ten feet
(10') to three feet (T) and eight inches (8") along the south property line and (3) a Variation to reduce the
foundation landscaping from ten feet (10') to six feet (6) and eleven inches (11 ") wide along the north building
elevation, eight feet (8') wide along the east building elevation and zero feet (0') along the south building
elevation as shown on the site plan, attached as Exhibit "A," would be in the best interest of the Village.
NOW, THEREFORE. BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OFMOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING |NTHE EXERCISE {}FTHEIR
HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated oofindings of fact by the President and
Board ofTrustees ofthe Village #fMount Prospect.
The President and Board ofTrustees ofthe Village ofMount Prospect dohereby grant (1)a
Conditional Use to operate a restaurant with drive-through laneo. Q\ a Variation to reduce the parking lot
setback from ten feet(10'}tusix feet (6)and six inches (O") along the north property line and from ten feet
MO'\tothree feet (3Y)and eightinohee/8lolonnUleoout line and(3)oVariation toreduce the
foundation landscaping from ten feet (10') to six feet (6) and eleven inches (11 ") wide along the north building
29
E
0
elevation, eight feet 08'>wide along the east building elevation and zero feet KY> along the south building
elevation as shown on the site plan, a copy which is attached and made a part of as Exhibit "A."
Approval ofthe Conditional Use and Variations is subject to compliance with the following
1. Development of the site in general conformance with the plans prepared by Woolpert, Inc. dated
May 11.3O11; and
2. Development of the building in conformance with the elevations prepared by Chipman Design
Architecture, Inc. dated April 27.2O11;and
3. Development ofthe site in general conformance with the landscape plan prepared by Woolpert, Inc.
dated May 11.2D11.but revised hocomply with Village Code; and
4. The lane located south ofthe pickup window lane remains as apass-through lane; and
5. Submittal of a photometric (lighting) plan and fixture cut sheets that indicate the site will comply with
Village Code noquin*nnmnta; and
O. Prior to obtaining a Certificate of Occupancy, the Petitioner shall complete a Plat of Easements.
which addresses staff's review comments on utility and access easements; and
7. Compliance with all Development, Fire, Building and other Village Codes and regulations including
signage; and
8. The installation of tall evergreen shrubs along the north property line; and
8. The installation ofesix foot (6) tall privacy fence along the north property line.
SECTION FOUR: The Village Clerk and directed horecord acertified copy ofthis
Ordinance with the Recorder of Deeds of Cook County.
SECTION FIVE: This Ordinance oho|| be in full force and effect from and after its ponaoge, approval and
publication inpamphlet form inthe manner provided bvlaw.
AYES: Jurauoh.Korn, PoUt.Znda|
NAYS: None
ABSENT: Hoefed.yNotuoaah
PASSED AND APPROVED this 16mday ofAugust, 2O11.
Irvana K. Wilks
Mayor
-
M. L!i<a Angell
Village Clerk
HACLKOMMORDINANCEM VSE/V\R-pz13-950elmhurshnodvguaU611.dou
2 30
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -23-21 Hearing Date: February 10, 2022
PROPERTY ADDRESS: 950 N. Elmhurst Road
PETITIONER: Frank Gawdun- Esencia Architecture
PUBLICATION DATE: January 26, 2022
REQUEST: CU — Amendment
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Lisa Griffin
Walter Szymczak
Thomas Fitzgerald
MEMBERS ABSENT: Donald Olsen
Norbert Mizwicki
STAFF MEMBERS PRESENT: Connor Harmon —Senior Development Planner
Ann Choi — Development Planner
INTERESTED PARTIES: Frank Gawdun
Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Griffin made a motion
seconded by Commissioner Beattie to approve the minutes from the Planning and Zoning Commission
meeting on January 27, 2022. The minutes were approved 5-0.
Chairman Donnelly introduced case PZ -23-21: 950 N. Elmhurst Road, a request for a conditional use
amendment to the originally approved conditional use (Ord. 5872) at the subject property. The Village
Board's decision is final for this case.
Mr. Harmon stated that the existing restaurant on the subject property, Chick-fil-A, received conditional
use approval, and several variations in 2011 to construct the improved restaurant. Mr. Harmon further
stated other improvements have included permitted interior, exterior, parking lot, and landscaping
improvements. Mr. Harmon described the canopies and noted the attached canopy is proposed to be
511 square feet, and the detached canopy is proposed to be 1,334 square feet. Each canopy is proposed
to have a clearance height of 9.5'. Mr. Harmon stated the architectural and structural elements will
blend in with the property, and recessed lighting will be installed to light the underneath areas of the
canopies. Mr. Harmon noted that a photometric plan which abides be Village Code will be required
during building permit submittal. Mr. Harmon then showed a close up of the proposed canopy locations,
and noted both canopies are within the buildable area of the property.
Planning & Zoning Commission Meeting —February 10, 2022
PZ -23-21
31
Mr. Harmon reported that staff found that the proposal meets the conditional use standards and
recommends approval of the following motion:
"To approve an amendment to a conditional use to allow for drive through lanes (Ordinance 5872) to
allow for the construction of one freestanding canopy, measuring nine feet and six inches in clearance
height (9' 6") with a total area of one thousand three hundred thirty four (1,334) square feet, and a
canopy attached to the principle building, measuring nine feet and six inches in clearance height (9' 6")
with a total area of five hundred eleven (511) square feet, subject to the conditions listed in the staff
report."
Mr. Harmon stated that the Village Board's decision is final for this case.
Commissioner Griffin asked what the purpose is for the canopies.
Mr. Harmon stated the canopies would provide safety and protection from the elements for Chick-Fil-A
employees, and that employees take orders outdoors during peak drive through times, but don't have
any shade or coverage from weather related elements.
Chairman Donnelly asked if there is any limitation to installing signage on the canopies.
Mr. Harmon stated the existing property has reached the maximum number of wall signs allowed, and
no additional signage could be added to the canopies without further action from the Planning & Zoning
Commission.
Commissioner Beattie asked if the Petitioner is requesting any signage on the canopies
Mr. Harmon stated no, the Petitioner is not requesting any signage.
Commissioner Griffin asked about the recessed lighting proposed to be installed within the canopies
Mr. Harmon stated there is proposed lighting, but that the Petitioner will have to abide by all Village
regulations in regards to site lighting and brightness.
Chairman Donnelly swore Frank Gawdun, 1743 E. McNair Drive, Tempe, AZ.
Mr. Gawdun explained he is a consultant on the behalf of Chick-Fil-A, and Chick-Fil-A is undergoing a
national campaign to add canopies to all of their drive-throughs. Mr. Gawdun stated the canopies are
equipped with gas powered heaters in the winter, small fans in the summer, and recessed lighting
during nighttime hours. Mr. Gawdun went on to explain the process of ordering, and the increased
efficiency with employees taking orders outside. Mr. Gawdun elaborated on the canopy structure and
building material, and indicated the detached canopy was placed in its area due to the underground
stormwater drainage layout.
Mr. Gawdun prepared a couple exhibits showing site visibility lines from Rand Road driving southeast
bound in reference to the neighboring property. Mr. Gawdun showed that existing vegetation already
partially blocks the neighboring property from view as a car drives southeast bound down Rand Road.
Planning & Zoning Commission Meeting —February 10, 2022
PZ -23-21
32
Mr. Gawdun elaborated from the exhibits and noted the canopies would not be a barrier or screen to
visibility of the neighboring property.
Chairman Donnelly asked about any proposed signage.
Mr. Gawdun stated there is a safety related sign as it relates to the clearance of the canopy.
Mr. Howard Kleinstein, Communications Director for the Village, stated there was a comment posed in
the chat box by a member of the public, George Spiroson- the proposed canopies are more like tunnels
and in his opinion the canopies are not close to the menu ordering system, and that the canopies take
up 7 parking stacking spaces
Chairman Donnelly asked how the canopy is supported and the dimensions of the canopies.
Mr. Gawdun stated the canopies are supported by columns, roughly 8" x 8", with a total of 4 columns on
each canopy, and each canopy is approximately 46' long, which is about 3 car lengths.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion. Commissioner Griffin made a motion seconded by Commissioner Beattie to approve the
following motion:
"To approve an amendment to a conditional use to allow for drive through lanes (Ordinance 5872) to
allow for the construction of one freestanding canopy, measuring nine feet and six inches in clearance
height (9' 6") with a total area of one thousand three hundred thirty four (1,334) square feet, and a
canopy attached to the principle building, measuring nine feet and six inches in clearance height (9' 6")
with a total area of five hundred eleven (511) square feet, subject to the conditions listed in the staff
report."
Commissioner Beattie asked if this will be a popular trend moving forward with other chain restaurants.
Chairman Donnelly stated that some existing chain restaurants have smaller canopies
Commissioner Fitzgerald stated the canopy design would be more helpful toward cook to order
restaurants rather than pre -made and pre-packaged restaurants.
UPON ROLL CALL AYES: Fitzgerald, Beattie, Szymczak, Griffin, Donnelly
NAYS: None
The motion was approved by a vote of 5-0, with a positive recommendation to the Village Board for the
scheduled meeting on March 1, 2022.
Commissioner Beattie made a motion seconded by Commissioner Szymczak and the meeting was
adjourned at 7:51 PM.
Planning & Zoning Commission Meeting —February 10, 2022
PZ -23-21
33
I� .4, 4,o,�
Connor Harmon
Senior Development Planner
Planning & Zoning Commission Meeting —February 10, 2022
PZ -23-21
34
and Urban D—ign
nw E. m"w°., o,'.°, xmo ,°m,"' ^,u°"" 000,
=~",."'.".°m 480�755�0959 ,",^oo/,,.o,,"
February 17.2O22.
William J. Cooney,NCP
Director nfCommunity Development
Village ofMount Prospect
5OS.Emerson Street
Mount Prospect, |LGOO58
or
Via fax: O47/ 18-5329
or
Via email: bc one no riq�irLegj.org
RE: 2845 Chick Hl-ACunnpy Program
AbUElmhurst Road
Mt. Prospect, 111. 60056
Dear Mr. Cnoney,
The Planning & Zoning Commission recommended approval of our Case number PZ -23-21 by u 5-0 vote.
Our request is scheduled to go before Village Board for the ordinance's first reading March 1, 2022.
We are requesting that the Village Board waive the second mmding, tentatively scheduled for March 15'
2022. and take final action at the March 1' 2022' meeting because Chid+Fi4\ is anxious to file for o building
permit hostart the project uosoon mspossible.
| appreciate your assistance in facilitating this request. Should you have any questions, feel free tocontact
me directly atthe number listed below.
Thanks for your help with this matter.
QeepentfuKy'
honkG anuger
Eoenc�LLC~~____-~/
1743 E. McNair Dr.
Tempe, Az85283
480-755-0959 ext. 121.
lofl
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE NO. 5872 GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT
950 N. ELMHURST ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect, Illinois did adopt Ordinance No.
5872 entitled "AN ORDINANCE GRANTING A CONDITIONAL USE (DRIVE-THROUGH LANES) AND VARIATIONS
(PARKING LOT SETBACK AND FOUNDATION LANDSCAPING) FOR PROPERTY LOCATED AT 950 N. ELMHURST ROAD,
MOUNT PROSPECT, ILLINOIS", to operate a drive-through restaurant and certain variations for the property
located at 950 N. Elmhurst Road at their regular meeting held August 16, 2011; and
WHEREAS, the Petitioner, Frank Gawdun of Escencia Architecture, has requested to amend the existing
conditional use, Ordinance No. 5872, to construct one (1) freestanding canopy over the drive-through lanes
measuring nine feet and six inches in height (9'6") and one thousand three hundred thirty-four ( 1,334) square
feet and one (1) canopy attached to the principle building, measuring nine feet and six inches in clearance height
(9' 6") with a total area of five hundred eleven (511) square feet; and
WHEREAS, a Public Hearing was held on the request to amend Ordinance No. 5872 and being the subject of PZ 23-
21 before the Planning and Zoning Commission of the Village of Mount Prospect on the 101h day of February, 2022,
pursuant to proper legal notice having been published on in the Daily Herald Newspaper on January 26, 2022; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the Mayor
and Board of Trustees in support of the request being the subject of PZ 23-21; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the
request herein and have determined that the same meets the standards of the Village and granting an amendment
to Ordinance No. 5872 allowing construction of two (2) canopies over the existing drive-through lanes for property
located at 950 N. Elmhurst Road would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT
PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and
Board of Trustees of the Village of Mount Prospect.
SECTION TWO: Ordinance No. 5872 is hereby amended to allow for the construction of one freestanding canopy
and one canopy attached to the principal building as illustrated on the site plans prepared Esencia Architecture
dated November 15, 2021, by subject to the following conditions:
1. "A photometric plan signed and sealed by a professional engineer shall be submitted during the building
permit review; and
2. A landscape plan detailing the addition and/or removal of trees and shrubs in the areas of canopy
construction; and
3. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting
regulations, landscaping regulations, sign code regulations and building regulations."
SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and
publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
36
ABSENT:
PASSED and APPROVED this 1st day of March, 2022
ATTEST:
Paul Wm. Hoefert, Mayor
Karen M. Agoranos, Village Clerk
37