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HomeMy WebLinkAbout01/25/2001 ZBA minutes 1-01 MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS CASE NO. ZBA-01-2001 Hearing Date: January 25, 2001 PETITIONER: Metro Federal Credit Union 260 N. Evergreen Ave. Arlington Heights, IL 60004 SUBJECT PROPERTY: 2440 E. Rand Road PUBLICATION DATE: January 10, 2001 Journal/Topics REQUEST: Rezone from RX to B3 to allow construction ora bank and a Conditional Use to allow a drive-thru facility MEMBERS PRESENT: Merrill Cotten Hal Ettinger Leo Floros Richard Rogers Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: EY~zabeth Luxem STAFF MEMBERS PRESENT: Michael Blue, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Kathy West, Atty. Richard Galenski Bruce Smith Richard and Lorraine Hagen Frank & Julie Greenan James and Carolyn Blaszynski Patricia Gibbons Florence Salvestrini Dolores Tomaszewski Art Dieterich Ed Madden Lawson Rermie Sal Fragale David and Richard Marra Chairperson Arlene Juracek called the meeting to order at 7:35 p.m. Minutes of the November 9, 2000 meeting were approved. At 7:38, Chairperson Juracek introduced Case ZBA-01-2001, a Map Amendment and Conditional Use to allow construction ora drive-thru banking facility. The Village Board's decision is final for this case. Judy Connolly, Senior Planner, stated that public notice had been given and introduced the staff memorandum for the item, a Map Amendment and Conditional Use request to construct a drive-thru banking facility. Ms. Cormolly described the subject property as two parcels that total just over 1.3 acres. She explained that the property was a nursery/garden supply business that was and annexed into the Village in 1999, zoned RX Single Family Residence at that time per the Zoinng Ordinance. Metro Federal Credit Union would like to raze the existing Zoning Board of Appeals ZBA-01-2001 Arlene Juracek, Chairperson Page 2 structures and build a bank that has three drive-thru lanes. Ms. Connolly said that in order to do so, the property has to be rezoned to a commercial zoning district and receive approval of a Conditional Use permit for the drive-thru. Ms: Connolty reported that Staffhad reviewed the petitioner's plat of survey, site plan, and landscape plan and visited the site, and found that the existing land use is a former nursery/garden center, adjacent to another commercial use to the west, and Old Orchard Country Club Development townhomes to the east. Ms. Connolly said the planned bank facility is an appropriate use in the B3 district because the property is commercial in nature and adjacent to a commercial use. Ms. Connolly pointed out that the banking facility would be served by 23 parking spaces, which includes two-handicap spaces. The parking lot and drive-thru lanes are designed with slightly wider traffic aisles in some areas and more parking spaces than required by Village Code. She said that the site plan shows a dedicated left-mm lane for southbound Rand Road traffic to access the site and includes right-out and left-out lanes to exit the site. The design of the parking lot meets the requirements of Article 23 Off Street Parking and Loading of the Z orfing Code. Ms. Connolly stated that the landscape plan for the proposed parking lot and site shows 53% green space and that the minimum mount of green space required for the site is 25%. She said that the interior and foundation plantings shown on the Landscape Plan meet Zoning Code requirements, but that the perimeter landscaping does not meet the requirements of the Zoning Ordinance. Ms. Connolly noted that the plan must be revised to reflect the requirements of the Village Zoning Ordinance, but also include a continuous three-foot hedge and shade trees 25-feet apart along the east property line to ensure minimal impact on the adjacent residences. In addition, the landscaping along Rand Road should be enhanced to include a continuous three-foot hedge that screens parked cars, but planted so as not to impact the sight triangle. She said that the additional landscaping would provide a higher quality, safer development. Ms. Cormolly noted that the subject property is located along a major arterial road and that the property directly across Rand Road is a golf course. She said that the corridor is a combination of commercial and open space and that the B3 zoning dish/et and the proposed use of the site will be compatible with surrounding land uses and zoning districts. The proposed landscaping and required enhancements of the subject property would significantly improve the appearance of one of the Village's major arterial roadways. Therefore, the proposed zoning district and use of the property is consistent with provisions of the Comprehensive Plan. Ms. Connolly explained that the proposed Conditional Use is a drive-thru facility attached to the bank. She said that the location of the drive-thru is on the west side of the building, and is 145' from the adjacent residential property line. She said that the building and additional landscaping will reduce noise from the drive-thru and that the drive-thru will not be used after 7 p.m. The proposed Conditional Use will be in compliance with the Comprehensive Plan and with all Zoning Ordinance requirements. Ms. Connolly briefly described the proposal in terms of the Zoning Code standards. She said that based on this analysis, the ZBA could make positive findings with respect to the standards for Map Amendments and Conditional Use Standards. Therefore, Staff recommends that the ZBA recommend approval of the project with the conditions listed in Staff's memo. Ms. Juracek asked if Zoning Board members had queshons for Staff. As there were none, Chairperson Juracek asked if the petitioner wanted to speak. Kathy West, Esq., 123 Water Street in Naperville, Richard Marra, President of Metro Federal Credit Union, Lawson Rennie, Architect, and Dennis Marra, CENCOM were sworn in. Ms. West explained that the Metro Federal Credit Union serves employees of local government agencies. She said that their office is presently located in Arlington Heights and that they want to build their own building at the Rand Road site. The property will consist of a one-story building with a basement and that there will be one driveway off of Rand Road. She said that the bank will have two dfive-thrn banking lanes and one ATM lane. There will be 23 parking Zoning Board of Appeals ZBA-01-2001 Arlene Juracek, Chairperson Page 3 spaces although 19 are required and the entire site will have stormwater detention as required by Village Codes. Ms. West said some residents expressed a desire for a fence along the east property line and said that would be acceptable to Metro. She said that the lights will be the lighfmg box type and would be focused on the site and not spill onto the adjacent properties. In addition, all existing structures, including the billboard, will be razed. Ms. West said Metro has a controlled membership of approximately 4,000 members since it serves only govermnent entities and that only the Credit Union members can use the ATM. She said that the business would generate approximately 60-90 daily visits to the site. Ms. West said Metro agrees with the six conditions listed in the Staff memo and said that they feel the facility will improve the site, which has been vacant and neglected for some time. Richard Marra, 260 N. Evergreen, President of Metro Credit Union, testified that the credit union was chartered in 1973 and has been in continuous operation since then. He said that the Credit Union has also been involved with Mount Prospect government employees since its inception and includes Mount Prospect Park District employees, and School District employees, including Northwest Special Education. Mr. Marra said Metro Credit Union is excited about relocating to Mount Prospect. He pointed out their assets include 2.5 million dollars in local government employee funds and that they have 1.5 million dollars in loans to local government employees. Lawson Rennie, Architect with Redmond Company, testified that Metro is very sensitive to the residential development to the east. He pointed out that Metro would erect a low profile, all masomy, building in scale with the residences to the east. The lower portion of the building will be decorative stone and the upper portion will be brick on all four sides. Dimensional shingles will be used on the roof. Richard Rogers asked what material would be used on the "eyebrow" above the entry door. Mr. Rennie said it would be EIFS. Mr. Rogers asked if they would substitute stucco for the EIFS. Mr. Rennie said they would be amenable to that change, although stucco would cause more maintenance problems in the long term. He said they have done many commercial buildings using E1FS without problems. Hal Ettinger had concerns with cars' headlights disturbing neighbors to the north, l¢lr. Rennie said they would be willing to add more landscaping or add a fence to the north property line to shield the lights. Ms. Jumcek asked if futare plans included adding a second story to the building. Mr. Rennie said no, the building was not designed to allow the addition of a second story. Ms. Jumcek asked if any neighbors had come to address the Zoning Board regarding this case. Dolores Tomaszewski, 904-A Persimmon Lane, President of the Old Orchard Homeowners Association, was sworn in. She said the homeowners were pleased with this project but had several questions: (1) would the billboard be removed; (2) what type of material and height would the proposed fence along the east property line be; and (3) how often would the community room in the basement be used? Ms. Connolly said that the Zoning Ordinance requires a solid screen fence at a minimum of 6' and that it could be wood (stockade, basketweave or board-on-board) or brick. The "good" side would need to face the Old Orchard community. Ms. Tomaszewski said the 6' fence would be preferred, for privacy, and that they would want the fence to be cedar. Mr. Blue added that the Zoning Ordinance allows one fence per property !ine and that individual fences would need to be removed. Mr. Richard Marra said the billboard would be removed and that he anticipated the community room would be used once or twice a month. At 8:18, Chairperson luracek closed the public hearing and asked for discussion from the Zoning Board. Members expressed their approval of the project. Many said that it was very attractive and would be a real improvement to the At 8:24, Richard Rogers made a motion to recommend to the Village Board approval for a Map Amendment from R-X to B-3 to allow construction of a banking facility at 2440 E, Rand Rd. Leo Flores seconded the motion. oning Board of Appeals ZBA-01-2001 Arlene Juracek, Ch~trperson Page 4 UPON ROLL CALL: AYES: Cotten, Ettinger, Floros, Youngquist, Rogers, and Juracek NAYS: None Motion was approved 6-0. Richard Rogers made a motion to recommend to the Village Board approval for a Conditional Use for construction of a drive-thru facility at the proposed bank at 2440 E. Rand Rd., with the six conditions listed in the Staff memo and two additional conditions: (1) that additional landscaping be installed to screen headlights from the property north of the site and (2) that a 6' wooden fence be installed along the east lot line. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Cotten, Etfmger, Floros, Youngquist, Rogers, and JuraCek NAYS: None Motion was approved 6-0. At 9:48 p.m., after three more cases were heard, Richard Rogers made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretmy Judy Connolly, Senior Planner