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HomeMy WebLinkAbout04/22/2004 P&Z minutes 14-04 MINUTES OF THE REGULAR MEETING OF mE PLAt'fflING & ZONING COMMISSION CASE NO. PZ-14-04 Hearing Date: April 22, 2004 PROPERTY ADDRESS: 2 E. Rand Road Phillips 66 Gas Station PETITIONER: William Barlow, Eagle Realty Group, Inc. Dharam Vir, T &K Enterprises, Inc. PROPERTY OWNER: Interra Petrosites PIN#: 03-34-200-063 PUBLICATION DATE: April 7, 2004 Journal/Topics REQUEST: Variations to Bulk Regulations MEMBERS PRESENT: Chair Arlene Juracek, MerriH Cotten, Leo Floros, Richard Rogers, Matthew Sledz, and Keith Youngquist MEMBERS ABSENT: Joseph Donnelly STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: William Barlow, Nick Scarlatis, and Dharam Vir Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers made a motion to approve the minutes of the March 25 meeting and Keith Youngquist seconded the motion. The minutes were approved 5-0 with one abstention by Merrill Cotten. At 9:32, Ms. Juracek introduced Case No. PZ-14-04, a request for Variations to bulk regulations to construct a gas station. She noted that the request would be Village Board finaL Judy Connolly, Senior Planner, presented the case. She said that the Petitioner has requested variations from the B4 Corridor Commercial District's bulk regulations to allow the redevelopment of the site as a Phillips 66 gas station and mini-mart. The P&Z hearing was properly noticed in the April 7, 2004 edition ofthe Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 2S0-feet and posted Public Hearing signs on the Subject Property. The Subject Property is located at the southeast comer of Rand and Kensington Roads, and contains a former Shell gas station facility with related improvements. The Subject Property is triangular in shape and has frontage on both Rand and Kensington Roads. Currently there are four driveways, two on Rand Road and hvo on Kensington Road, which provide access to the site. The Subject Property is zoned B4 Corridor Commercial and is surrounded by the B3 Community Shopping zoning district on an sides. The former Shell Station has been dosed for several years, but the kiosk, canopy, and car wash remain on the Subject Property. The Petitioner has submitted plans that indicate all of the existing structures would be demolished and a new Phillips 66 Station and mini-mart would be constructed on the property. Significant site improvements would be made as part of the project. The Petitioner has submitted building elevations for the 2,700 square foot mini-mart. The building would include expansive windows and would be constructed of varying shades of red brick material and a lighter color sign band area. To ensure the proposed building is in keeping with the character of the area, Staff has requested Planning & Zoning Commission Arlene Juracek, Chairperson PZ-14-04 Page 2 that the Petitioner provide color renderings of both the mini-mart building and the canopy. Staff has reviewed the proposed brick materials and colors and found that they are consistent with other commercial developments approved and/or currently under construction within the Village. Although the site currently contains minimal landscaping, the Petitioner has submitted a landscape plan that creates a significant amount of green space with approximately 33% of the proposed site plan being devoted to green space. However, the shape of the site and its intense vehicle usage limit the size and number of potential landscape areas 0 The Petitioner's landscape plan includes a variety of shrubs, trees, evergreens, and groundcover. The Petitioner proposes to raze the existing structures, which do not meet current zoning regulations. However, due to the size and shape of the Subject Property, the new canopy and building (mini-mart) would not meet current zoning regulations. Therefore, the Petitioner is seeking variations to locate the canopy and building within the required setbacks. It should be noted that although the proposed mini-mart building would not comply with the required setbacks, the building would provide the same setback as the existing building located on the property. The proposed 2,700 sq. ft. mini-mart requires 11 spaces and the Petitioners' site plan includes 12 standard spaces plus 1 handicap parking space, which meets the ViHage's parking requirements. The proposed Site Plan includes 2 curb cuts whereas the former Shell station contained 4 curb cuts. The reduction in curb cuts will help to improve traffic flow in the area; however, it is unclear why the proposed curb cut to Kensington Road is 45 feet wide. In addition, the proposed curb cut does not align with the internal drive aisle running north and south along the west side of the proposed mini-mart building. To ensure the proposed site plan can properly accommodate vehicular and truck access, as well as internal vehicular movements, the Petitioner shall provide a more detailed vehicular movement plan, which includes turning templates. The Petitioner has not submitted any information regarding signage. The Petitioner must provide Staff with detailed drawings regarding the proposed signage to ensure the signs will comply with Village regulations. The Village's Comprehensive Plan designates the subject property for general commercial. The site was a former Shell gas station and the Petitioner's proposal is similar to the previous lise. The Rand Road Corridor Plan calls for the elimination of curb cuts wherever possible to improve traffic flow and the Petitioner's proposal to reduce the number of curb cuts from four to two is in keeping with the Village's desire to improve traffic flow. Required findings for all variations are contained in the Zoning Ordinance. Ms. Connolly summarized the findings that must be made in order to approve a variation. She said that the Petitioner proposes to redevelop the Subject Property by constructing a new convenience store and gas station. The proposal is of a similar intensity to the surrounding commercial area and the former lise. The proposed gas station will comply with the Comprehensive Plan and the Zoning Ordinance requirements with the exception of the required setbacks for canopy and mini-mart building. The Rand Road Corridor Plan calls for eliminating curb cuts where possible to improve the safety and flow of traffic. The Petitioner's proposal to modify access to the site by reducing the width of two of the curb cuts is in keeping with this requirement. Therefore, the proposed use will not have any significant effect on the public welfare. The Petitioner has requested variations from the Zoning Ordinance bulk regulations that require a 30-foot setback for the north and south property lines, and 20-foot setback for the east lot line. The reasons for the proposed variations are related to the shape of the lot and vehicular access to the site. Since the proposed canopy is designed to protect customers utilizing the fuel pumps, the canopy encroaches into the required setbacks even though the base of the structure is located further away from the lot line. Restoring the parkway and planting parkway tress will minimize the impact of the proposed encroachments. The existing car wash structure is currently 3-feet from the east lot line and the Petitioner proposes to maintain that same setback for Planning & Zoning Commission Arlene Juracek, Chairperson PZ-14-04 Page 3 the mini-mart building. Therefore, the proposal would have minimal effect on the adjacent properties and on the public welfare. The proposed Variations meet the required standards listed in the Zoning Ordinance because the site has an irregular shape. Based on these findings, Staff recommends that the P&Z recommend approval of the requested Variations to permit the establishment of a Phillips 66 gas station and mini-mart at 2 E. Rand Road subject to the following: The site is developed in accordance with the building elevations and plans prepared by Nick Scarlatis & Associates, LTD dated April 12, 2004 but revised to reflect: It The connection of the canopy to the building shall be eliminated, as reflected on the Site Plan (Sheet 1 of4). . The Petitioner shall provide a detailed vehicular movement plan that includes turning movement templates for both automobiles and tanker trucks; . Color renderings of the proposed canopy and mini-mart building shall be provided; . Detailed information regarding the proposed signage shaH be provided to ensure it complies with the Village's Sign Code; . The proposed improvements shaH be constructed according to all applicable Village Codes and regulations; and . The Petitioner obtains permits from all appropriate agencies, including, but not limited to, IDOT, MWRD, and CCHD. The Village Board's decision is final for this case. Richard Rogers said the south elevation is not shown and the north elevation shows the brick stopping. He said he wants to be sure the face brick is on all four sides. Matt Sledz confirmed that the new canopy would not be larger than the existing one. Commission members asked whether it was clear to the Petitioner that the sign presented in the drawings was not being approved in this case. Ms. Connolly said the sign would need to meet Village Code and any exceptions be requested in a separate case. Nick Scarlatis, Architect for the project, was sworn in. He said Ms. Connolly had done a beautiful job summarizing the request and he did not have much to add except to answer questions. He said they are increasing the landscaping to the site and will provide 33% green space. He said the existing canopy on Rand Road is within 2 feet of the property line and on Kensington within 10.15 feet of the property line. The proposed driveway width is required to allow tankers to make either left or right turns on Kensington. He illustrated the traffic flow of the tanker trucks and customer vehicles and noted that they cannot relocate the driveway further west because there is an electric control panel structure located there. He agreed to put face brick on three sides and wrap the face brick around I foot on the east elevation. Mr. Scarlatis asked the Commission if the new canopy could be connected to the building to keep customers dry when it rains. The Commission concurred that he would need to abide by the Site Plan (Sheet 1 of 4) which shows the canopy disconnected from the building. Ms. Juracek asked if there were any comments from the audience. Being none, Ms. Juracek closed the hearing at 10:25. Matt Sledz made a motion to recommend that the Village Board approve the requested Variations to allow the construction of a gas station at 2 E. Rand Road, Case No. PZ 14-04, with the conditions imposed by Staff and the additional condition that face brick be used on the south, west and north elevations and a one foot wraparound of face brick be used on the east side of the building. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Cotten, Floros, Rogers, Sledz, Youngquist and Juracek Planning & Zoning Commission Arlene Juracek, Chairperson PZ-14-04 Page 4 NAYS: None Motion was approved 6-0. At 10:48 p.m., Richard Rogers made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjouq¡Jlæ Michael Jacobs, ICP Deputy Directo , Community Development