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HomeMy WebLinkAbout07/26/2012 P&Z Minutes 12-12MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -12 -12 Hearing Date: July 26, 2012 PROPERTY ADDRESS: 730 & 740 E. Rand Road PETITIONER: Menard, Inc. — Michael Simonds PUBLICATION DATE: JuIv 11, 2012 PIN NUMBERS: 03 -35- 300 -031 -0000, 03 -35- 300 -033 -0000, 03 -35- 300 -034 -0000, 03 -35- 300 -036 -0000, 03 -35- 300 -038 -0000, 03 -35- 300 -032 -0000 REQUESTS: 1) Conditional Use approval to amend the Planned Unit Development (PUD) to allow expansion of the garden center, Nvarehouse, and outdoor yard 2) Variations (Parking and Lot Coverage) MEMBERS PRESENT: Richard Rogers, Chair William Beattie Tom Fitzgerald Leo Floros Jacqueline Hinaber MEMBERS ABSENT: Joseph Donnelly Keith Youngquist STAFF MEMBERS PRESENT: Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Michael Simonds, James Dohnal Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Floros made a motion, seconded by Ms. Hinaber to approve the minutes of the June 28, 2012 Planning & Zoning Commission meeting; the minutes Nvere approved 5- 0. After hearing two (2) cases, Chairman Rogers introduced Case PZ- 12 -12, 730 & 740 E. Rand Road at 8:36 p.m. The Subject Case is Village Board Final. Ms. Andrade stated the Petitioner for PZ -12 -12 Nvas seeking Conditional Use approval to amend the Planned Unit Development (PUD) to allow expansion of the garden center, Nvarehouse, and outdoor yard and Variations to the required parking and lot Coverage Ms. Andrade said the Subject Property is located on the east side of Rand Road and includes existing Menards, Aldi, and Lube Pros commercial buildings Nvith related improvements. The Subject Property is zoned B -3 PUD and is bordered by the I -1 district to the north, R -1 district to the east, B -4 district to the south, and the R -A and B- 3 districts to the Nvest across Rand Road. Ms. Andrade stated the Subject Property Nvas originally developed as a PUD which received zoning approval in 1989 (Ord. 4142). The original plans called for five (5) uses on the property: Courtesy Home Center, Aldi, self - storage facility, quick oil change facility, and an outlot retail building. Variations Nvere approved as part of the original PUD that included parking, building setback, lot coverage, and use exceptions Nvithin the PUD. In 1993, Richard Rogers, Chair PZ -12 -12 Planning & Zoning Commission Meeting July 26, 2012 Page 1 of 5 the PUD Nvas amended to eliminate the self storage facility and outlot building and replace the home center Nvith the existing Menards retail store. Ms. Andrade said the Petitioner proposed to expand the existing Menards and demolish the Aldi grocery store. The Menards expansion Nvould include the addition of a garden center, Nvarehouse, and overall expansion of the outdoor storage area. The existing building facade Nvould remain Nvith minor alterations to accommodate the garden center and Narehouse expansions. Ms. Andrade stated the Staff Report Nvas based on the site plan dated June 20, 2012 which required Variations to the overall lot coverage, interior landscaping, fence height, and parking requirements. Access to the property Nvould remain in its current state Nvith N,-o (2) curb -cuts provided along both Rand Road and Harvest Lane. Ms. Andrade said the Petitioner submitted a revised plan to address comments listed in the Staff Report. The revised plan dated July 25, 2012, included a thirty (30) foot setback from Harvest Lane to the proposed screening Nvall, it provided an emergency access gate at the southwest corner of the site, and incorporated additional landscaping, which reduced the overall lot coverage. The number of parking spaces Nvas reduced as a result of adding additional landscaping to the site. This plan eliminated the need for a fence Variation as the Nvall met the required thirty (30) foot setback. Ms. Andrade stated the revised plan could be further modified to increase the interior landscaping. By adding landscaping islands to three (3) locations, the interior landscaping increased to meet the required five (5) percent and a Variation to the interior landscaping Nvas no longer needed. Ms. Andrade summarized and compared the required setbacks for the B -3 District and the proposed setbacks based on the June 20, 2012 and the JuIv 25, 2012 plans. She stated the primary building structure complied Nvith the zoning district setbacks. The revised plan indicated the fence and parking lot setbacks Nvould comply Nvith the requirement. The interior landscaping as shoN -,n on the July 25' plan is 4.73 %, which falls under the required five (5) percent. Once the site plan is revised to incorporate the three (3) additional interior landscape islands, the interior landscaping Nvould meet code. Additionally, the development as proposed Nvould exceed the lot coverage Variation granted under Ordinance 4142 to the Subject Property. Ms. Andrade discussed the folloNving table: Tenant Classification Size Parking Requirement Spaces Required Retail Building 160380 4 spaces per 1,000 sq. ft. 641 Garden Center 23,760 1 space per 1,500 sq. ft. 16 Warehouse 32,076 1 space per 1,500 sq. ft. 21 Total Spaces Required 678 Total Spaces Provided 340 Parking `Deficit' 338 Ms. Andrade said the table summarized the parking requirements for the Subject Property. As proposed, the 160380 square foot retail portion of the property Nvould require 641 spaces and the Narehouse portions (Garden Center and Warehouse) Nvould require an additional thirtv -seven (37) spaces combined. Overall, the Subject Property is required to provide 678 parking spaces. The revised site plan indicated that the Subject Property could accommodate 340 parking spaces, Nvhich requires a Variation for the proposed development. The Petitioner submitted a parking analysis for two (2) other existing stores in Antioch and Long Grove, which Nvere similar in size to the Subject Property. Based on the square footage of those stores and comparing it to the existing Mount Richard Rogers, Chair PZ -12 -12 Planning & Zoning Commission Meeting July 26, 2012 Page 2 of 5 Prospect store, it demonstrated that the 340 parking spaces Nvould be sufficient for the demand expected at the store. Ms. Andrade shoNved and discussed the building elevations. The existing facade would generally remain as is. Ms. Andrade stated the standards for Conditional Uses are listed in Section 14.203 of the Village Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. A summary of the findings include: The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general Nvelfare; • The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets; and Ms. Andrade said Staff found that the request to approve the PUD to expand the existing Menards store satisfied the standards for a Conditional Use. It is in compliance Nvith the provisions of the Village's Comprehensive Plan and has been designed in a manner to contain its operations on the Subject Property and not impede on the adjacent properties. Ms. Andrade stated the existing fence lines Nvould not be changing Nvith the exception of the Northeast corner of the Subject Property. Landscaping Nvould be provided between the fence and property lines to provide further buffering between the Subject Property and neighboring residential. Access to the storage area Nvould be limited to traffic alreadv on the property and Nvould not provide any additional access points from Harvest Lane or Rand Road. The parking lot cross access connections also provides access to Lube Pros and the adjacent commercial uses. The Village's Comprehensive Plans calls for the Subject Property to be utilized for communit -,T /commercial land uses Nvhich encourages large scale /big box and mixed use type developments. The proposed Menards retail building is compatible Nvith this land designation. Ms. Andrade said the standards for a Variation are listed in Section 14.203 of the Village Zoning Ordinance and include seven (7) specific findings that must be made in order to approve a Variation. A summary of the findings include: • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property,* • Lack of desire to increase financial gain; and • Protection of the public Nvelfare, other property*, and neighborhood character Ms. Andrade stated the project required relief for overall lot coverage and parking requirements. As previously* stated, a condition Nvas granted to the Subject Property* for the existing fence that is ten (10) feet in height, but Nvas also amended to allow the fourteen (14) foot fence structure that is along the perimeter of the property*. The Petitioner has revised the plans to eliminate the Variation for the fence height, as it is set -back thirty* (30) feet to comply* Nvith the required set -back along Harvest Lane, and has increased the interior landscaping requirements. With Staff recommendations to add additional landscaping, the Petitioner Nvould meet the interior landscaping requirements. The overall lot coverage Nvould still need a Variation. In regards to parking, the Petitioner Nvould be reducing the overall number to 340 spaces. Ms. Andrade said although this Nvas a significant Variation from Nvhat the Code requires, the footprint of the existing store would not be changing considerably* from the existing. Most of the improvements would be to the storage area and Nvarehouse additions. In response to Staffs request for additional information to support the parking Variation request, the Petitioner submitted the parking analysis that compared the existing store in Mount Prospect to Richard Rogers, Chair PZ -12 -12 Planning & Zoning Commission Meeting July 26, 2012 Page 3 of 5 existing stores located in Antioch and Long Grove. The study indicated that the peals demand for each location Nvas approximately 200 vehicles at any time. Staff Nvas supportive of the parking Variation as Menards is a national retailer and understood how their stores operate based on demand at other locations. If Menards Nvas to vacate the Subject Property and another retailer Nvould occupy the building, the site could be configured to add additional parking Nvhere the proposed outdoor storage area would be located. Ms. Andrade stated the proposed amendment to the PUD met the Conditional Use standards contained in Section 14.203.17.8 of the Zoning Ordinance and parking and interior landscape Variations met the standards established in Section 14.203.C.9. Based on these findings Staff recommended that the Planning & Zoning Commission approve the Conditional Use to amend the PUD and to approve a Variation to reduce the required off - street parking. Staff recommended that the Planning and Zoning Commission deny the Variation request to increase the alloNvable lot coverage. Chairman Rogers clarified Nvith Staff that Item B listed in the Staff Report Nvould be 340 parking spaces instead of 348 parking spaces; and in Item C, the interior parking landscaping Variation request Nvould be eliminated since the Petitioner Nvas able to meet code Nvith the additional green space. Mr. Simmons stated the Petitioner Nvas still requesting relief for the overall lot coverage. The lot coverage request has gone doN -,n from 90.84% to 89.77 %. The Variation request to increase the maximum fence height from ten (10) feet to fourteen (14) feet Nvould be eliminated because the Petitioner Nvas setting back the fence like structure to screen the outdoor storage area to meet the building setback requirements for the area. Staff classified the fence structure that backs up to the residential area in the past; as long as it met the building setback line; it Nvould be classified as a building structure, not a fence. Chairman Rogers confirmed that the only Variation request Staff Nvas recommending denial Nvas the lot coverage to not exceed 86 %. Mr. Beattie asked Nvhat the Petitioner Nvould need to do to reduce the lot coverage from 89.77% to 86 %. Mr. Simmons said the difference is approximately 20,000 square feet of area that Nvould need to be converted from impervious to pervious surface. Mr. Beattie asked if there Nvere any suggestions on adding the additional pervious surface. Mr. Simmons stated Staff discussed different options as to reconfiguring the lot, but changing the lot Nvould not have the full impact to reduce 20,000 square feet. Mr. Fitzgerald asked if impervious pavers could be added to reduce the lot coverage. Mr. Simmons said the Village does not recognize impervious pavement for Variation requests, it is still considered a hardscape surface. The Petitioner is providing adequate storm Nvater detention on -site that is underground in the rear of the Subject Property that Nvould accommodate the impervious surface. Chairman Rogers swore in the Petitioner, Mike Simonds of Menard Inc., 5101 Menard Drive, Eau Claire, Wisconsin. He asked the Petitioner if he had any objections to the conditions of approval placed by Staff. The Petitioner had no objections other than the lot coverage requirement. Chairman Rogers asked the Petitioner to discuss the request to reduce parking. Mr. Simonds stated Codes are typically Nvritten to accommodate a heavy user like Target or Wal -Mart. He said the guest traffic at Menards is significantIv loNver. There is not a peals season in the hardware industry that Nvould demand all the parking stalls. Mr. Simonds stated the demand is stable throughout the Near Nvith a slight peal. in the spring. He said the company operates 280 stores and Nvould not under park the Subject Property*; 340 spaces Nvould be adequate. There Nvas additional discussion regarding available spaces near the Aldi portion of the Subject Property*. Mr. Simonds discussed the parking analysis that Nvas completed for the Antioch and Long Grove stores. Chairman Rogers asked the Petitioner to address the lot coverage request. Mr. Simonds said the original proposal requested around 91 %. He stated that the Subject Property* is very* small for a Menards store. With on site detention, they* normally* require eighteen (18) acres and the Subject Property* is a fourteen (14) to fifteen (15) acre site. Underground detention is provided Nvhich accommodates for a three (3) to four (4) acre detention pond. Mr. Simonds said the overall site and its design have been maximized to accommodate the most amount of landscaping Nvhile keeping it commercially* viable for Menards. If the landscaping and parking are increased, then Richard Rogers, Chair PZ -12 -12 Planning & Zoning Commission Meeting July 26, 2012 Page 4 of 5 that Nvould decrease the size of the outdoor storage. Mr. Simonds stated that if this Nvere to happen, Menards Nvould need to verIA- and justif - the amount of money spent on construction to accommodate a three (3) to four (4) percent increase in the landscaping coverage. Chairman Rogers asked what the Petitioner would have to do if the Village only allowed 86 %. Mr. Simonds stated that even-one internally at Menards has revieNved the proposed plan and Nvas comfortable Nvith the design; this Nvas as tight as the Petitioner Nvould be alloNved to go. He said the twenty (20) foot move to get the fence thirty (30) feet off of the property line Nvas difficult to justIA- internally because it decreased the size of the yard. The Petitioner stated that this Nvas as small as the yard Nvould be able to go on the proposed site. Chairman Rogers confirmed that the Petitioner Nvould not consider decreasing the yard to reduce the lot coverage. Mr. Fitzgerald asked if there Nvas any area in the garden center that Nvould not have to be paved. Mr. Simonds said the garden center Nvould still need to be paved to provide adequate storm Nvater detention. There Nvas additional discussion regarding the lot coverage. Mr. Simonds said the lot coverage Variation Nvould need to be required in order to move fonvard Nvith the proposal. Chairman Rogers swore in James Dohnal, 706 Harvest Lane, Mount Prospect, Illinois. Mr. Dohnal stated his residence is located behind the Subject Property. He and his Nvife are the original ovmers of their house. He discussed issues in the area when the Subject Property Nvas vacant and as a flea market. Mr. Dohnal understood the Petitioner Nvas asking for many requests, but stated Menards has been a good development for the community and neighboring residents. He asked the Commission to vote favorably because he did not Nvant to see the Subject Property vacant. Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 9:04 p.m. and brought the discussion back to the board. Mr. Beattie made a motion, seconded by Mr. Floros to adopt Staff's findings in the Staff Report as the findings of the Planning and Zoning Commission and recommend approval of: A. a Conditional Use to amend PUD Ordinance 4957 to permit the proposed expansion of the Menards retail store at 740 E. Rand Road, subject to the conditions in the Staff Report; B. a Variation to reduce the required off - street parking from 678 parking spaces to 340 parking spaces. UPON ROLL CALL: AYES: Beattie, Fitzgerald, Floros, Hinaber, Rogers NAYS: None The motion Nvas approved 5 -0. Mr. Floros made a motion, seconded by Mr. Beattie to approve a Variation to increase the alloNvable lot coverage from 86% to 89.77 %. UPON ROLL CALL: AYES: Beattie, Fitzgerald, Floros, Hinaber, Rogers NAYS: None The motion Nvas approved 5 -0. The Village Board's decision is final for this case. Mr. Floros made a motion, seconded by Ms. Hinaber to adjourn at 9:08 p.m. The motion Nvas approved by a voice vote and the meeting Nvas adjourned. Rvan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -12 -12 Planning & Zoning Commission Meeting July 26, 2012 Page 5 of 5