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HomeMy WebLinkAbout07/25/2002 P& Z minutes 15-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-15-02 Hearing Date: July 25, 2002 PETITIONER: George Zervos 1050 E. Northwest Highway PROPERTY ADDRESS: 1020 E. Rand Rd. PARCEL NUMBER: 03-35-301-020-000 PUBLICATION DATE: June 12, 2002 REQUEST: Conditional Use approval and Variations to redevelop a former Shell Gas Station to a Citgo Station and install a new canopy in the required 30' setbacks. MEMBERS PRESENT: Men'ill Cotten Leo Floros Richard Rogers Matthew Sledz Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: Joseph Donnelly STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Daniel Brinkman Paul Kolpak Richard Thomas Annette Wagner George Zervos Chairperson Arlene Juracek called the meeting to order at 7:34 p.m. Minutes of the June 27 meeting were approved, with one abstention by Merrill Cotten. At 7:35, under Old Business, Ms. Juracek introduced Case No. PZ-15-02, a request for Conditional Use approval and Variations to redevelop a former Shell Gas Station to a Citgo Station and to install a new canopy in the required 30' setbacks. She explained that this case would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said the subject property is a vacant gas station at the intersection of Rand, Central and Mount Prospect Roads. The applicant proposes to remodel the existing building by removing the auto repair area and creating a convenience store/mini-mart. In addition, there would be three new gas pumps installed parallel to the building. She said that the site is currently accessed from the two driveways on Rand Road and two driveways on Central Road. The petitioner proposes to reconfigure access to the site and reduce the size of two curb cuts. However, two of the curb cuts would not be changed to allow full access for the fuel trucks. The new canopy encroaches into the required 30-foot setback along Rand Road and Central Road and the petitioner is seeking variations. She said that the gas pumps would be located 16-feet from Rand Road and 18- feet from Central Road. Ms. Cormolly said that the subject site is in the B3 Community ShoppIng District and that "Automobile repair and service stations" are listed as Conditional Uses in this district. She said although the site was a former gas station, the petitioner is required to obtain 'new' Conditional Use approval due to the amount of time the site has been vacant. The proposed gas station and variations will require approval by the Village Board, following a public hearing and recommendation by the Planning & Zoning Commission. Planning & Zoning Commission PZ-15-02 Arlene Juracek, Chairperson Page 2 Ms. Connolly said that the Village's Comprehensive Plan designates the subject property for Multi-Family Residential - Medium Density. However, Village records indicate that there has been a gas station there since 1960. Most recently, the site was a former Shell gas station and the petitioner's proposal is similar to the previous use. She said that the Rand Road Corridor Plan calls for elimination of curb cuts wherever possible and that the petitioner's proposal to reconfigure two of the four curb cuts to allow fuel trucks to use the full access curb cuts is in keeping with this requirement. Ms. Connolly reported that the petitioner does not propose to raze the existing building. She said that it is a legal non-conformity and that it is allowed to remain in its present location. The fagade will be improved and incorporate a standard Citgo design with a brick facade. The elevations show a flat roof, large windows, and pre-finished metal panels above the windows at the top of the building. Ms. Connolly said that the building is primarily brick, which fulfils the P&Z and Village Board policy of requiring masonry construction for new and redeveloped buildings in the Village, and that the exterior will be repainted a cream color and the metal panels will be a standard Citgo red color. Ms. Connolly said the applicant has submitted a Landscape Plan for the property. Currently, the site has minimal landscaping and the plan creates new green space where possible. However, the shape of the site and its intense vehicle usage limit the size and number of landscape areas. She said that the petitioner's landscape plan includes a variety of shrubs, trees, evergreens, and groundcover. She noted that the site would meet its parking requirement without a Variation. Ms. Connolly reported that other departments have reviewed the proposal and noted that the project must meet current code requirements. She said that the Traffic Engineer's concerns regarding access to the site were addressed when the applicant revised the plan and narrowed two of the driveways. She said that the project must meet the Standards for a Conditional Use listed in the Zoning Ordinance in order for it to be approved. Ms. Connolly summarized the standards. Ms. Connolly said that the subject parcel for the proposed Conditional Use was a vacant Shell gas station in a commercial corridor. She said that the applicant proposes to redevelop the site and establish a new Citgo convenience store and gas station similar to the previous use. The proposal is of a similar intensity to the surrounding commercial area. In addition, the proposed landscaping wilt complement the new landscaping that the Village is installing adjacent to the site in the triangular area. She said that the proposed Conditional Use would comply with the Comprehensive Plan and the Zoning Ordinance requirements with the exception of the canopy. The Rand Road Corridor Plan calls for eliminating curb cuts where possible to improve the safety and flow of traffic~ Ms. Connolly said that 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 Conditional Use will not have any significant effect on the public welfare. Ms. Connolly said the reasons for the proposed variations are related to the shape of the lot, the location of the gas dispensers, and access to the site. She said that the locations of where the canopy encroaches into the setbacks are close to the lot line. However, the base of the structures is further away from the lot line. Ms. Connolly said that restoring the parkway and planting parkway tress would minimize the impact of the encroachments. Therefore, the proposal would have a minimal effect on the adjacent properties and on the public welfare. Based on these findings, Staff recommends that the P&Z recommend approval of the proposed Conditional Use to permit the establishment of a Citgo convenience store and gas station and variations to locate a canopy in the required 30-foot setback, subject to the conditions listed in the Staff Report. She said that the Village Board's decision is final for this case. Paul Kolpak, an attorney with law offices located at 6767 N. Milwaukee, Niles, 1L; Richard Thomas, an architect with Richard Thomas Architects, Daniel Brinkman, a traffic engineer with GeWalt Hamilton, were sworn in. Mr. Thomas described the site, landscaping and building plans. He said that the site is very compact and that the curb cuts will be in the same place, but narrowed to 17' and 20'. The standard 34' x 26' canopy will be utilized with the lanning & Zoning Commission Arlene Juracek, Chairperson PZ- 15 -02 Page 3 gas pumps all in a row. He said that one curb cut has been designed to accommodate the largest fuel delivery truck, which is 62'. He described the landscaping planned for the site and said that hearty plants would be chosen since three roads surround the site. Mr. Thomas pointed out that the .3-acre site would not be acceptable for a residential use, as indicated by the Village's Land Use Map, because of its size, shape, and proximity to the three arterial roads. Mr. Thomas said that the present structure is antiquated and described the planned improvements to the entrance, service doors, roof shape and the repainting of bricks at the base of the building. The height of the building will remain the same, 15.9'. Daniel Brinkman, traffic engineer, stated that 75-80% of the traffic seeking access to this station was already on the roadway and new trips would not be generated by the business. He said that gas would be delivered at night after closing, 3 to 4 times/week. The Commissioners discussed the site and proposed gas station at length. They had concerns about curb cuts and access/egress from the three roads involved, traffic circulation within the station, the number and location of parking spaces for the station, access to gas pumps, landscaping, and signs. George Zervos came forward to say that he has been an owner of gas stations for 15 years and is the present owner of the Shell station on Northwest Highway. He said that he was the owner of the previous Shell station at this same site. He said that he was aware of the challenges the site presents, but said that the station was always a good revenue producer and pumped an average 110,000 gallons of gas per month. He said that traffic coming off of 1- 294 needs the station at this site because the next gas station is not until Arlington Heights Road. He said that he believes that the station would be very successful, be a good source of tax dollars for the community, and the proposed improvements would greatly improve the site and enhance the neighborhood. Several of the Commission members agreed with Mr. Zervos, and stated that since the previous use and owner had been successful that this would be the best use for the site. Mr. Rogers asked if Mr. Zervos would be willing to operate with less wall signs than originally requested. Mr. Zervos agreed to eliminate the reader board signs on the Mount Prospect Road and Rand Road frontages. Annette Wagner, 311 S. George, was sworn in and said she wished to commend Mr. Zervos on his attempt to improve this site which has been an eyesore. She did express concerns about pedestrian walkways and sight obstructions around the station. Ms. Juracek closed the public hearing at 8:43 p.m. Leo Floros moved to recommend to the Village Board approval of a request for Conditional Use and Variations to redevelop a former Shell Gas Station to a Citgo Station and mini-mart and to install a new canopy in the required 30' setbacks along the Rand and Central Road frontages, with the conditions outlined in Staff's memo and the additional condition that the reader signs on north (Rand Road) and west (Mount Prospect Road) sides of the building be eliminated. Richard Rogers seconded the motion. UPON ROLL CALL: Motion was approved 6-0. AYES: Cotten, Floros, Rogers, Sledz, Youngquist, and Juracek NAYS: None At 9:18 p.m., after heating two cases under New Business, Richard Rogers made a motion to adjourn, seconded by Merrill Cotten. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Cormolly, Senior Planner