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HomeMy WebLinkAbout02/28/2002 P&Z minutes 3-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-03-02 PETITIONER: Hearing Date: February 28, 2002 Mark A. Gershon for Rouse Randhurst Shopping Center, Inc. c/o Piper Marbury Rudnick & Wolfe 203 N. LaSalle Street Chicago, IL 60601 REQUEST: MEMBERS PRESENT: Conditional Use to amend an existing Planned Unit Development to erect a Costco store at 999 N. Elmhurst Road and Variations to allow oversized signs and outdoor storage Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Arlene Juracek, Chairperson MEMBERS ABSENT: Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Blue, AICP, Deputy Director of Community Development INTERESTED PARTIES: Mark Gershon Peter Kahn Ted Johnson Mike Stratis John & Mary Czerechowicz Josie Wojciuch Chairperson Arlene Juracek called the meeting to order at 7:33p.m. Minutes of the January 24 meeting were approved. Ms. Juracek announced the withdrawal of Case No. PC-18-01 and the Commission heard Case No. PZ-02-02. At 8:00, Ms. Juracek introduced Case No. PZ-03-02, a request for a Conditional Use to amend an existing Planned Unit Development to erect a Costco store at 999 N. Elmhurst Road, at the former Wards site. She explained that this case would be Village Board final. Judy Connolly, Senior Planner, introduced the staff memorandum for the case. She explained that the petitioner is seeking to amend the Conditional Use permit for the Randhurst Shopping Center Planned Unit Development and demolish the vacant WARDS store and former auto center in order to construct a one-story Costco Wholesale warehouse building and a free standing fuel center at the former WARDS Auto Center location. She described the warehouse store as a membership store that will be located adjacent to the main mall building, in the former WARDS location. The proposed one-story building will occupy the entire footprint of the former WARDS store, extend out into a portion of the parking lot adjacent to Circuit City, and extend into the mall up to the former Lechter's. Costco members can access the store from an entrance off of the Costco parking lot. The receiving dock will be located along the north elevation of the building, in close proximity to the Circuit City Store, and more than 500-feet from the closest residence. Ms. Connolly said that, in addition to the warehouse store operation, the petitioner proposes to sell and install tires. The 5,000+ square foot tire operation will be located along the west elevation of the building. The installations will be conducted inside the tire center. Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 2 Ms. Connolly described the proposed 3-pump fuel center, which will have a Costco employee on-site to assist members with operating the fuel pumps. The Costco employee will not pump gas for the members or provide any type of maintenance assistance, but will assist members with the required key card operation needed to access the pump. Ms. Connolly said the petitioner is also seeking a Variation for approval of outdoor storage to display motor vehicles. The location of the proposed outdoor storage would be close to the building entrance, on the sidewalk. The Village's Zoning Ordinance permits seasonal outdoor storage, i.e., Christmas trees, but the petitioner's request to display vehicles year-round does not comply with zoning regulations. Ms. Connolly described the site plan, which shows several new pedestrian links, including a sidewalk from the Costco building to the fuel center. In addition, the sidewalk would extend from the fuel center south to Kensington Road. Also, the area in front of the Costco entrance is designated as a pedestrian zone. Ms. Connolly said the Costco building would be constructed of four different bricks, of varying shades and textures, in the brown/red family. The petitioner's elevations show that the store would have peaked roofs and be constructed of varying brick materials (colors and sizes). In addition, recessed walls and columns would provide vertical relief and break-up the long, expansive walls. The fuel station consists of pumps and a controller enclosure (the controller enclosure is a pre-fab metal building that contains the fuel shut-off and a restroom for the Costco employee). The columns will be constructed of the same utility brick materials as the store and the canopy would be constructed of a textured metal fascia. Ms. Connolly pointed out that the petitioner redesigned the parking lot around the Costco store and provided oversized parking spaces to accommodate Costco shoppers. Traffic circulation around the Costco store is improved by eliminating several access points and creating new landscape islands. Ms. Connolly informed the group that the petitioner revised the site plan since the Commission received their packets. The revised plan addresses staff's concerns concerning a safer, controlled pedestrian area in front of the store. The petitioner's proposal to provide oversized parking stalls will exceed the required parking ratio. Ms. Connolly noted that the petitioner proposes to install wall signs on each elevation of the building and the north and south elevations of the fuel station. The number and location of the signs meets Sign Code regulations, but two of the wall signs exceed the maximum square footage allowed by code, which is 150 square feet. The petitioner would like to install two wall signs that are 384.38 square feet. The sign on the south elevation would be located more than 500- feet from Kensington Road and the sign on the west elevation would be located approximately 400-feet from Elmhurst Road. In the past, Variations were granted for larger wall signs when businesses were located a significant distance from the right-of-way and had large front elevations. Ms. Connolly said that the petitioner's landscape plan indicates that the loading dock will be screened from view from Elmhurst Road using a berm and evergreen trees. In addition, new landscape islands will be created to improve traffic circulation, beautify the Costco site, and break-up the ~sea of parking' most often found at shopping malls. The landscape plan shows how one of the main mall entrances, by Kohl's, will be improved with the use of decorative pavement (brick pavers) and planting beds. The petitioner proposes to use a variety of plantings throughout the Costco site and will provide foundation plantings in addition to the perimeter/parking lot landscaping. However, adding landscaping 1) by the LaSalle Bank property, which is off of Kensington 2) when entering the mall from Elmhurst Road, and 3) repeating the new foundation landscaping along the Kohl's entrance would be in keeping with other redevelopment projects that upgrade sites adjacent to the project area so the site appears to be developed in a cohesive manner. Also, using brick pavers for the pedestrian walkways and sidewalks will enhance the Costco area and create a link to the decorative pavement by the Kohl's entrance. Ms. Connolly said the Village's Comprehensive Plan designates the Randhurst Shopping Center for community commercial uses. The proposed warehouse, tire center, and fuel center are appropriate uses within this designation. Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 3 Ms. Connolly conveyed the Fire Department's finding that an egress evaluation of the entire mall is necessary to determine the impact of the reduced exit width created by the construction of Costco. The petitioner is required to provide documentation that the existing fire-main can produce sufficient fire flows for the new facility. In addition, if the new building encroaches upon the existing fire main, the petitioner will have to replace that main as determined necessary by Village Departments. Ms. Connolly relayed that the Public Works Department reviewed the project and found that the existing deficiencies in the backflow prevention system for the entire Randhurst site must be addressed to the satisfaction of the Director of Public Works as part of this project, and must be included in the engineering site plans. Also, the disconnection of the existing water and sewer services must be inspected and approved by the Village before the existing WARDS building may be demolished. Ms. Connolly further explained that the Crime Prevention Department reviewed the proposal and made several recommendations concerning the landscape plan that would ensure the proposed plantings do not obstruct sight lines or create hazards areas. Ms. Connolly said the subject site is a Planned Unit Development in the B-3 Community Shopping zoning district. The Costco warehouse store, tire center, and fuel center were not part of the original approval for shopping mall. Therefore, the proposed modifications and fuel facility require amending the original Conditional Use permit through approval by the Village Board, following a public hearing with and recommendation by the Planning and Zoning Commission based on the Conditional Use standards in the Zoning Ordinance. Ms. Connolly noted that the proposed conditional use would be located within the Randhurst Shopping Center, which is an existing PUD in the B-3 Community Shopping District. The petitioner proposes to demolish the vacant WARDS store and build a one-story warehouse operation that includes a tire center, and a separate, freestanding fuel station. The proposed elevations and varying brick building materials are consistent with other new commercial developments in the Village. In addition, the store and fuel operations would have minimal impact on the neighboring residential properties because it is located 400+ feet from the residences. The proposed conditional use would be in compliance will the Comprehensive Plan and the Zoning Ordinance requirements. Ms. Connolly said that, in order to approve the Wall Sign Variations, the proposal has to meet the standards for a variation as listed in the Sign Code. Ms. Connolly said the basis for granting variations for larger wall signs in the past has been that the signs were being placed on expansive front elevations set back behind a large parking lot. In this case, the justification for the proposed wall signs is consistent with the findings for the previous cases. In addition, there are out-lots that limit the store's visibility. The proposed variation is in keeping with the Standards for Sign Variations listed in Section 7.725.A. 1-7. Ms. Connolly said that, in order to approve the petitioner's request for a variation to have outdoor storage, the Board has to find that the request meets the Standards for a Variation listed in the Zoning Code. The outdoor storage area (auto display) is located in a pedestrian area. While the proposed display may be attractive, the location is not conducive to this location and the request fails to meet the standards for a variation because there is no hardship. As an alternative, the display could be relocated to the inside of the store such as the store entrance area. Ms. Connolly said, based on the aforementioned requirements, the proposed Costco Wholesale store, tire center, and fuel center comply with the Conditional Use standards established by the Zoning Ordinance. The proposed wall sign variations are in keeping with the Standards for Sign Variations. However, the proposed outdoor storage does not meet the standards for a variation and there is a viable alternative that meets code requirements. Therefore, Staff recommends that the Planning and Zoning Commission: 1) approve the two 384.38 square foot wall signs; the Planning and Zoning Commission's decision is final for this request; 2) recommend that the Village Board deny the outdoor storage request; Village Board's decision is final; 3) recommend that the Village Board approve the requested Conditional Use amendment at 999 N. Elmhurst Road, Case No. PZ-03-02, with the following conditions: Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 4 A. Development of the site in conformance with the site plans prepared by Jerry Quinn Lee Architects, {insert current revision date} revised to reflect: · Construct pedestrian walkways and the walkway around the Costco entrance with brick pavers and provide striped pedestrian crosswalks in the parking lot at the store entrance. B. Development of the site in conformance with the landscape plan prepared by Jerry Quinn Lee Architects, {insert current revision date} revised to reflect: · The existing foundation landscaping along Kohl's west elevation with enhancements so the design is in keeping with the new Costco landscaping; · Supplemental site landscaping along the access drive of the entrance from Elmhurst Road that is in keeping with the landscaping along Costco's west lease area; · Supplemental site landscaping along the access drive by LaSalle Bank's east ~lease area' that is in keeping with the new landscaping installed by Costco (along the west lease area of the fuel station); (subject to the ability of Developer, using commercially reasonable efforts, to obtain approval from LaSalle Bank); · Increase the size of the shrubs to three-feet as required by the Zoning Ordinance. C. Submission of a Lighting plan of the Costco site=as required by Sec. 14.2219 of the Zoning Ordinance. D. Submittal and approval of final Engineering Plans meeting all Development Code requirements which include but are not limited to: · Engineering site plans that identify installing a backflow preventer on either a new potential water main tap at Elmhurst Road or at the location of the existing backflow preventers at the water tower to address the existing deficiencies in the backflow prevention system for the entire Randhurst site to the satisfaction of the Director of Public Works; · Inspection and approval by the Village of the disconnection of the existing water and sewer services before demolishing the existing WARDS. E. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements which include but are not limited to: · Egress evaluation of the entire mall; · Documentation that the existing fire-main can produce sufficient fire flows for the new facility or installing an additional water main to Elmhurst Road; · Replace the existing fire main as determined necessary by Village Departments if the new building encroaches upon the existing fire main; · Relocate existing fire hydrants, Fire Department connections, and post indicator valves as needed for Fire Department access. F. Approval of appropriate permits by I.D.O.T. and M.W.R.D. Ms. Connolly said the Village Board's decision is final for this Conditional Use case and conveyed staff's recommendation that the P&Z Commission recommend approval of Case No. PZ-03-02 to the Village Board. Ms. Juracek asked about outdoor storage as it related to this case. Ms. Connolly said this storage would be utilized as an area to display a vehicle. She said the Lake Zurich store displays the vehicle inside. Richard Rogers asked if the owners had been advised of the staff recommendations and had they agreed to the items. Michael Blue, Deputy Director of Community Development, said they had agreed, with the exception of one item, which would be discussed later. Ms. Juracek swore in speakers for this case. Mark Gershon, representing Rouse-Randhurst Center said they are very pleased to bring Costco to the area to revitalize the center and the community. He complimented staff on a great job of presenting the case. He said Randhurst had Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 5 been in the community for thirty-nine years and is the largest contributor of sales and real estate tax in the Village. Many changes have occurred in those years and in the last three years the center has seen much underutilization with the closing of Wards and J. C. Penney. It has been critical for Randhurst and the Village to work together to get to the point we are at today. He thanked staff for their part in the process and said the success of Randhurst is integral to the success of surrounding retail stores. He introduced Peter Kahn, Real Estate Development Manager, and Ted Johnson, Product Manager/Coordinator, for Costco. Peter Kahn, 999 Lake Drive in Isaquah, Washington came forward. He testified that Costco was formed in 1983, has 385 warehouses in 36 states and 7 countries and 92,000 employees worldwide. A typical warehouse does $100 million in sales per year. He said there are 9 warehouses in Chicago at this time. He said Costco provides highest quality goods and services at the lowest possible price and operates low cost facilities. They use industrial steel and pallets for displays. They accept no VISA or Master Charge cards and do not stock highly ;;pilferable" items. They do accept American Express cards. They don't advertise and do not provide shopping bags. They carry a limited selection of items and offer just their select private label. Their basic membership is $45/yr. Their executive membership offers different types of services and products such as payroll and credit card processing, printing services, and small business loans at prime rate plus 1%. They have a dedicated employee base. Most senior vice presidents started at entry-level jobs and progressed through the organization. They offer a ;~treasure-hunt" type of shopping expedition. They have the highest customer satisfaction and renewal rate, 86%. They are involved in the community by being active in United Way and other causes. Employees are the highest paid in the industry and are encouraged to participate in community projects while %n-the-clock". Costco utilizes $30,000/month in local services. Costco warehouses are typically 14-16 acres, 750-850 parking spaces, and a 148,100 s.f. building; this is basically what they are proposing for Mount Prospect and feel it will be a mutually ;;win-win" situation. Ms. Juracek asked if any Costco stores had been closed down. Mr. Kahn said they had merged with Price Club who has stores in Milwaukee and Minnesota that were very expensive to operate because they did not have a proper distribution system to support them and consequently they had to pullout of the Midwest. At present, they have a distribution center in Morris, Illinois to service stores in the Midwest. Ms. Juracek asked about the Costco store at Golf and Meacham and asked if customers would be cannibalized from that store. Mr. Kahn said they have found stores being located close to each other generate more interest and do not detract business from each other. Mike Stratis, Costco's Real Estate Consultant from Intrepid Properties, came forward to respond to Ms. Juracek's question. He said that, being membership based, Costco knows more about their customer than other stores such as Target or Home Depot. They do cannibalization studies and are able to see where most of their customers shop. Most of the customers at the Schaumburg store come from the Palatine area, and very few come from east of Arlington Heights Road. They have a store in Niles and will be building one in Glenview but, again, their studies show no cannibalization of customers will occur. Mr. Floros asked if it was unusual for Costco to be located in a mall. Mr. Kahn said they have a warehouse in a mall in the Phoenix area and possibly others, but he couldn't recall at that moment. Ted Johnson, President of Design Strategies, 2311 W. 22nd Street, Oak Brook, and Costco's Project Manager/Coordinator for this site came forward. He said he is a Planner as well as a Landscape Architect by trade. He went to the easels and explained the series of boards that depict their proposal. He described the first two boards as graphics that are the artist's rendering to show how the building ;;fit" into Randhurst mall and the other boards are site plans for the warehouse and fueling facility. He explained all the boards in great detail. Ms. Juracek asked Mr. Johnson about the proposed outdoor display area of vehicle(s). Mr. Johnson explained that Costco has a program where they work with local car dealers. A dealer displays one or two cars for a week during business hours and the next week another dealer provides cars for display. This area will be located near the cart storage. Customers look at the displayed autos, obtain a referral card from Costco, and go to the dealer to receive special pricing on the car they choose. Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 6 Mr. Johnson pointed out that the site plan had been revised since they had received their packages. This was done at the behest of the staff to include a ~T" intersection to remove curb cuts in front of the store. They will also revise the landscape plan to put shrubs in that area. This would also be the new area for the vehicle display. Additional landscaping will be placed wherever possible and with the permission of the neighboring businesses. Mr. Johnson reviewed the tentative project schedule, which includes the start of demolition and utility relocation on April 2; the pad preparation on 5/28; the building pad delivered to Costco on 6/25; and the warehouse opening on November 18. Leo Floros asked why there would be no entrance provided from the mall. Mr. Johnson said Costco wants just one combination entrance/exit area in order to exercise control and eliminate expensive duplication of services. Mr. Floros also asked if Applebee's Restaurant would need to move. Mark Gershon said Rouse is working with Applebee's to find them another location in the mall. Two other stores will also relocate within the mall. Mr. Johnson addressed the set of conditions that had been circulated to the commissioners that evening. Regarding the brick pavers in condition #2, he said they would provide brushed or colored concrete at that area but not pavers, as this is an area with heavy cart traffic, requiring a smooth surface. Costco has agreed to all other conditions. Mr. Rogers asked the size of the Concrete Masonry Units (CMUs), which he said are not bricks but actually concrete blocks. Mr. Johnson showed commissioners the display board of the proposed CMUs, typically 6" x 12", with the color throughout the concrete block. Mr. Rogers said he would want to see the 6' x 12" size included as a condition so the standard concrete block size of 8" x 16" wasn't used. Mr. Johnson said with all the architectural details they will use on the building: pilasters, columns, canopy, accents over exit doors, the surface would not be noticeable. Mr. Rogers did not agree, saying it would be a concrete block wall, Mr. Rogers said he would like the building to be face brick but Mr. Johnson said that was not possible and the other walls of the mall were everything but face brick: Mr. Rogers also asked about the composition of the back wall. Mr. Johnson said that would be concrete block but would just be a shared fire egress corridor, under roof, and not observed from outside. Mr. Cotten asked if the proposed blocks were prohibited for use by our Code and was told they were not. Mr. Donnelly asked if delivery trucks would be parked overnight at the site and was told they would not. Mr. Cotten asked about increased traffic. Mr. Johnson said there would be 420 less traffic trips in the p.m. peak time than there were with the previous tenant make-up. Bill Thebold, who had been sworn in for a previous case, came forward and asked about the entrance next to Applebee's and was told that would be eliminated and the nearest entrances to the mall would be by the Kohl's and Old Navy stores John Czerechowicz, 1105 Wedgewood Lane, asked about truck traffic and would the underground truck traffic area be eliminated along with the basement in the Ward's building? He was told they would both be eliminated. Mr. Gershon explained that retailing has changed and the needs of 39 years ago are not the same as the needs of today. Ms. Juracek closed the public hearing at 9:55 and said there would be a three-part vote, the first vote being for the wall signs. Richard Rogers made a motion to approve the requested Variation in wall signage for Case No. PZ-03-02. Joseph Donnelly seconded the motion. UPON ROLL CALL: AYES: Floros, Cotten, Donnelly, Rogers, Sledz and Juracek NAYS: None Motion was approved 6-0. Ms. Juracek said the second vote would be on outdoor storage. Planning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 7 Merrill Cotten made a motion to approve the petitioner's request for outdoor storage. Richard Rogers seconded the motion but stated if there is adequate space inside or under the canopy where the cars could be displayed that would be the appropriate space. Mr. Donnelly said he is more comfortable with the cars being displayed within a sea of cars near the parking lot. Ms. Juracek clarified the vote as outdoor storage located in the remote landscaped parking lot area for a maximum of two new cars. UPON ROLL CALL: Motion was approved 5-1. AYES: Floros, Cotten, Donnelly, Sledz and Juracek NAYS: Rogers Ms. Juracek said this would be Village Board final. Ms. Juracek said the final vote would be for the Planned Unit Development for the remainder of the request subject to the conditions in the revised recommendations received and discussed this evening by the Board. Richard Rogers made a motion to approve the Conditional Use based on all the conditions in the staff's report except that 1) the brick pavers not be required for the sidewalks; 2) landscaping on other tenant's sites receive their approval; and 3) that the CMUs not be as large as 8" x 16". Mike Blue suggested two votes, one on item 3 and one on the overall item. Ms. Juracek asked for a motion with regard to the brick pavers in the sidewalks. Richard Rogers made a motion to eliminate the brick pavers and have smooth or brushed concrete sidewalks instead. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Floros, Cotten, Donnelly, Rogers, Sledz and Juracek NAYS: None Motion was approved 6-0. Ms. Juracek asked for a motion on the size of the CMU. Richard Rogers made a motion that all exposed exterior concrete masonry units be of a textured face, but not smooth faced concrete blocks. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Floros, Cotten, Donnelly, Rogers, Sledz and Juracek NAYS: None Motion was approved 6-0. Ms. Juracek asked for a motion to approve the Conditional Use amendment subject to the two changes just made. Richard Rogers made a motion to approve the Conditional Use request subject to all the conditions put forth under the recommendation, pending the approval of the Kohl's and LaSalle Bank landscaping agreements. Matthew Sledz seconded the motion. Leo Floros moved to approve the Variation as requested by Case No. PZ-03-02. Merrill Cotten seconded the motion. lanning and Zoning Commission Arlene Juracek, Chairperson PZ-03-02 Page 8 UPON ROLL CALL: Motion was approved 6-0. AYES: Floros, Cotten, Donnelly, Rogers, Sledz and Juracek NAYS: None At 11:23 p.m., after hearing Cases PZ-04-02 and PZ-05-02, Richard Rogers made a motion to adjourn, seconded by Matt Sledz. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Connolly, Senior Planner H:\GEN\PLANNING\Planning & Zo~fing COMM\P&Z 2002\Mh~utes\PZ-03-02 Costco Randhm-st.doc