HomeMy WebLinkAbout5. OLD BUSINESS 8/20/2002 illage of Mount Prospect
Community Development Department
MEMORANDUM
TO:
FROM:
MICHAEL E. SANONIS, VILLAGE MANAGER
DIRECTOR OF COMMUNITY DEVELOPMENT
FRo
DATE:
AUGUST 16, 2002
SUBJECT:
PZ-13-02 - MAP AMENDMENT & CONDITIONAL USE (REZONE FROM
SINGLE FAMILY TO MULTIFAMILY RESIDENTIAL & TOWNHOME
DEVELOPMENT)
791 E. RAND ROAD
INSIGNIA HOMES, LLC - APPLICANT
The Village Board heard the first reading of this case at their July 16, 2002 meeting. The petitioner has since
revised the site plan and overall development to address issues raised at this meeting. Changes to the project
include:
1. Reducing the number of buildings from five to four;
2. Reducing the number of units from 23 to 20;
3. Reducing the size of the townhome development site to create a parking lot for the commercial business
north of the proposed townhome development;
4. The location and the number of guest parking spaces for the townhome development has been changed to
reflect the reduced number and relocation of townhomes.
Attached is a revised site plan, landscape plan, and letter from Mark Janeck of Insignia Homes dated August I4,
2002 that explains changes to the plan and provides details about the "Outlot A"/parking lot for the commercial
business. The Conditions of Approval for the project have not been modified since the Village Board reviewed
the project at the July 16th meeting. For your convenience, a copy of the conditions are attached to this memo.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
August 20, 2002 meeting. Staffwill be present to answer any questions related to this matter.
William~J.~Cooney, Jr., AICP
PZ-13-02 Memo to Village Manager
August 16, 2002
Page 2
Conditions of Approval for 791 E. Rand Road:
1. Development of the site in genea'al conformance with the submitted site plan prepared by Haeger
Engineering, revision date June 10, 2002, revised to show:
· 5 land banked parking spaces;
· Driveways constructed of decorative pavement (bomanite).
2. Landscape plan prepared by Haeger Engineering, revision date June 10, 2002, but revised to reflect: · Berms scattered along the Rand Road frontage;
· Shallower detention basin;
· Increased landscaping along the Rand Road frontage: clustering plantings is acceptable, but the
quantity and species of plants must provide continuous screening from Rand Road;
· Shade trees with a caliper no less than 3";
· Foundation landscaping.
3. Development of the project using elevations presented at the June 27th Planning & Zoning meeting
that show additional brick and vinyl siding (no Dryvt) prepared by Bloodgnod Sharp Bustert and
measure no more than 28-feet from the mid:point.
4. Consolidate the site to a one-lot subdivision.
5. Dedicate right-of-way along Louis Street, Thayer Street, and Rand Road as required by Village Code.
6. Improve Louis Street as required by the Development Code.
7. Improve Thayer Street with the termination of paving done in a manner that does not impede access to the
property south of the townhome developmcmt with a design approved by the Engineering Division.
8. Approval of appropriate pernY~ts by I.D.O.T. and M.W.R.D.
9. Submittal of final building plans that meet all applicable Building Code, Fire Code, and Development
Code requirements which include but are not limited to:
· Provide hydrants on-site as determined necessary by the Village's Fire Code~ Fire Prevention Bureau,
and Public Works;
· Buildings are to constructed according to BOCA 1996 regulations;
· All construction must meet the Village's Building and Fire Codes.
10. Install fire sprinklers in each townhome unit.
11. Applicant shall create an escrow account in the amount of $25,000 to pay for the 5 land banked parking
spaces.
12. Association documents shall restrict storage in garages to ensure that two vehicles may be parked in the
garage at all times.
NSIGNIA HOMES
August I4, 2002
Judy Cormolly
Village of Mount Prospect
100 South Emerson
Mount Prospect, IL 60056
RE: RAND ROAD/LOUIS STREET DEVELOPMENT
Dear Judy:
In response to your correspondence dated August 14, 2002, I have the following comments:
1) The site plan has been altered to include increased detail concerning setbacks, nnit sizes,
property line dimensions, and parking lot connections to the north.
2) The guest parking spaces shown on the toxvnhome plan have been relocated to create a
setback of 10 feet from Louis Street, not 5 feet as was previously proposed. The
proposed parking lot for Outlot A has been designed to meet the existing setback from
Louis Street of the existing parking lot to the north.
3) Site data has altered to reflect additional road right of way dedication as requested.
4) Final ownership of Outlot A will be held by the commercial property owners to the north.
The owners wiI1 allow parking on their property by the members and guests of the
townhome development after commercial business hours. Cross access easements for
pedestrians walking to and from the commemial parking lot will also be provided.
Please call me with any questions,
Mark Janeck
Vice President
Land Acquisition and Plarming
35 W~ Slade Street · Palatine, IL 60067 ° Ph: 847-963-0885 · Fax: 847-963-0667
INSIGNIA HOMES
Townhomes
Mt. Prospect, Illinois
l
NORTH
r T"T--I--r T-T n I X X SETBAOI< DATA --
~ . . . ~ '~ ~ ' ... ~. .
~. · . · . ?,~.~:~'~ ~ · . '. · · ..........~.~'. ·
.®
SINGLE FAMILY
SITE DATA
Site Area 105,869 S.F.
ROadway Dedication 10,795 S.F.
R.O.W. Dedication 7,394 S.F.
Outlet A 9,421 S.F.
Net Area 78,259 $.F.
Building Area 15,460 S.F.
Pavement Area 19,350
Lot Coverage 44%
No. of Buildings 4
0.24 Acres
1.80 Acres
Revised: August 14, 2002
Revised: August 7, 2002
Revised: Juty 29, 2002
Reused: Ju/y 26, 2002
Revised: July 05, 2002
Re~/.sed: July 03, 2002
Revised: June 10, 2002
Revised: June 4, 2002
Revised: May 30, 2002
Revbecl: May 17, 2002
I_NSIGltlt
[~HAEGER ENGINEERING
INSIGNIA HOMES
Townhomes
Mt. Prospect, Illinois
BEAUTY \\ ~ S H 0 P
I I I (~ I
- ®
-7'--/-/-A
NORTH
SETBACK DATA
Building Setback Parking Setback
Rand Road 27.4' 7,53'
Louis Street 30.0' 4,7'
20.0'
\
; ~.i.' :'" ' :.' :"' "': % :' 'i.
®
--~-E-R ? "S-W"-X~-G--E-T --
SINGLE FAMILY
SITE DATA
Site Area 105,869 S,F.
Roadway Dedication 10,795 S.F.
2.43 Acres
0,24 Acres
0,17 Acres
0.22 Acrea
1.80 Acres
0.35 Acres
0.44 Acme
Revised: Ju~y 26, 2002
Revised: July 05, 2002
Revised: July 03, 2002
Revised: Junc 10, 2002
INSIGNIA I"IO M~ S
HAEGER ENGINEERING
vwl
7/10/02
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP
OF THE VILLAGE OF MOUNT PROSPECT
FOR PROPERTY LOCATED AT 7'91 EAST RAND ROAD
WHEREAS, Mark Janeck d/b/a Insignia Homes (hereinafter referred to as "petitioner"), has filed an
application to rezone certain property generally located at 791 East Rand Road (hereinafter referred
to as "Subject Property"), and legally described as follows:
Parcel 1: Part of the Northwest Quarter of the Southwest Quarter of Section 35, Township
42 North, Range 11 East of the Third Principal Meridian, described as follows:
Commencing in the west line of said Northwest Quarterof the Southwest quarter at a point
which is 359 feet north of the Southwest corner of said Northwest Quarter of the Southwest
Quarter; thence east parallel with the south line of said Northwest Quarter of the Southwest
Quarter for a distance of 223.85 feet to an intersection with the center line of Rand Road;
thence northerly along said center line for a distance of 71.69 feet; thence west parallel with
the south line of said Northwest. Quarter of the Southwest Quarter fora distance of 188.19
feet to an inte. rsection with the west line of said Northwest Quarter of the Southwest
Quarter; thence south for a distance of 62 feet to the place of beginning, in Cook County,
Illinois; and
Parcel 2: Parcel of land in the Northwest Quarter of the Southwest Quarter of section 35,
Township 42 North, Range 11 East of the Third Principal Meridian, in Cook County, Illinois
described as follows: Commencing at the Southwest corner of said Northwest Quarter of
the Southwest Quarter; thence north along the west line of said Northwest Quarter of the
Southwest Quarter for a distance of 359 feet; thence east parallel with the south line of said
Northwest Quarter of the Southwest Quarter for a distance of 223.85 feet to an intersection
with the center line of Rand Road; thence southerly along said centerline for a distance of
414.99 feet to an intersection with the south line of said Northwest Quarter of the Southwest
Quarter; thence west along said south line for a distance of 430.28 feet to the place of
beginning. Containing 105,868 square feet (2.4304 acres) of land, more or less,
Southwesterly of Southwesterly line of Rand Road.
Propertylndex Number(s): 03-35-300-007
03-35-300-004
and
WHEREAS, the Petitioner has requested the Subject Property be rezoned from R-1 (Single Family
Residence) to R-2 (Attached Single FamilyResidence); and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-13-02,
before the Planning and Zoning Commission of the Village of Mount Prospect on the 27~ day of
June, 2002, pursuant to due and proper notice thereof having been published in the Mount Prospect
Journal & Topics on the 8th day of May, 2002; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendation
to approve the request, to the President and Board of Trustees of the Village of Mount ProsPect;
and
791 E. Rand Road
Page 2/2
WHEREAS, the President and Board of Trustees of the Village of Mount prospect have considered
the request being the subject of PZ-13-02 and have determined that the best interests of the Village
of Mount Prospect w~uld be served by granting said request.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by
the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois, as amended, is
hereby further amended by reclassifying the property being the subject of this Ordinance from Bo1
to R-2 District.
SECTION THREE: This Ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this
day of ,2002.
ATTEST:
Gerald L. Farley
Village President
Velma W. Lowe
Village Clerk
ORDINANCE NO.
AN ORDINANCE GRANTING VARIATIONS
AND A CONDITIONAL USE PERMIT IN THE NATURE OF A PLANNED UNIT
DEVELOPMENT FOR PROPERTY LOCATED AT 791 EAST RAND ROAD
WHEREAS, Mark Janeck, d/b/a Insignia Homes (hereinafter referred to as
"Petitioner") has filed a petition for Variations and a Conditional Use permit in the
nature of a Planned Unit Development with respect to property located at 791 East
Rand Road, (hereinafter referred to as the "Subject Property") and legally
described as follows:
Parcel 1: Part of the Northwest Quarter of the Southwest Quarter of Section 35,
Township 42 North, Range 11 East of the Third Principal Meridian,
described as follows: Commencing in the west line of said Northwest
- Quarter of the Southwest Quarter at a point which is 359 feet north of the
southwest corner of said Northwest Quarter of the Southwest Quarter;
thence east parallel with the south line of said Northwest Quarter of the
Southwest Quarter for a distance of 223.85 feet to an intersection with the
center line of Rand Road; thence northerly along said center line for a
distance of 71.69 feet; thence west parallel with the south line of said
Northwest QuaKer of the Southwest Quarter for a distance of 188.19 feet
to an intersection with the west line of said Northwest Quarter of the
Southwest Quarter; thence south for a distance of 62 feet to the place of
beginning, in Cook County, Illinois;
Parcel 2: Parcel of land in the Northwest Quarter of the Southwest Quarter of
section 35, Township 42 North, Range 11 East of the Third Principal
Meridian, in Cook County, Illinois described as followsl ~0mmenCing at the
southwest corner of said Northwest Quarter of the Southwest Quarter;
thence north along the west line of said Northwest Quarter of the
Southwest Quarter for a distance of 359 feet; thence east parallel with the
sbuth line of said Northwest Quarter of the Southwest Quarter for a
distance of 223.85 feet to an intersection with the center line of Rand
Road; thence southerly along said centerline for a distance of 414.99 feet
to an intersection with the south line of said Northwest Quarter of the
Southwest Quarter; thence west along said south line for a distance of
430.28 feet to the place of beginning. Containing 105,868 square feet
(2.4304 acres) of land, more or less, southwesterly of southwesterly line of
Rand Road.
Property Index Number(s): 03-35-300-007
03-35-300-004
and
791 E. Rand Road
Page 2/4
WHEREAS, the Petitioner seeks a Conditional Use permit for a Planned Unit
Development for a twenty (20) unit townhome development, as provided in Section
14.502 of the Village Code; and
WHEREAS, the Petitioner seeks Variations from the Village Zoning Code to allow
4'x8' front stoops at each townhome unit, and a 7.5' parking setback along the
north property line, as provided in Section 14.1105.B of the Village Code; and
WHEREAS, a Public Hearing was held on the request for a Conditional Use and
Variations being the subject of PZ-13-02 before the Planning and Zoning
Commission of the Village of Mount Prospect on the 23rd of May, 2002, and on the
27th day of June, 2002, pursuant to proper legal notice having been published in
the Mount Prospect Journal & Topics on the 8th day of May, 2002; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
positive recommendation to the President and Board of Trustees in support of the
requests being the subject of PZ-13-02; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect
have given consideration to the requests herein and have determined that the
same meets the standards of the Village and that the granting of the proposed
Conditional Use permit and Variations would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY,
ILLINOIS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of
fact by the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount
Prospect do hereby grant a Conditional Use permit for a Planned Unit
Development for a twenty (20) unit townhome development, as provided in Section
14.203.F.7 of the Village Code; and
SECTION THREE: The President and Board of Trustees of the Village of Mount
Prospect do hereby grant Variations from the Village Zoning Code to allow the
construction 4'x8' front stoops on each townhome unit, and a 7.5' parking setback
along the north property line, as provided in Section 14.203.C.7 of the Village
Code; and
791 E. Rand Road
Page 3/4
SECTION FOUR: Prior to the issuance of a building permit relative to the
Conditional Use permit and Variations, the following conditions and/or written
documentation shall be fulfilled:
1. Development of the site in general conformance with the submitted site
plan prepared by Haeger Engineering, revision date August 14, 2002,
revised to show:
· 5 land banked parking spaces;
· Driveways constructed of concrete;
2. Landscape plan prepared by Haeger Engineering, revision date August 14,
2002, but revised to reflect:
· Berms scattered along the Rand Road frontage;
· Shallower detention basin;
· Increased landscaping along the Rand Road frontage: clustering
plantings is acceptable, but the quantity and species of plants must
provide continuous screening from Rand Road;
· Shade trees with a caliper no less than 3";
· Foundation landscaping; th
3. Elevations presented at the June 27 Planning & Zoning meeting that
show additional brick and vinyl siding (no Dryvt) prepared by
Bloodgood Sharp Buster[ and measure no more than 28-feet from the
mid-point;
4. Submit a Plat of Subdivision creating two lots of record;
5. Dedicate right-of-way along Louis Street, Thayer Street, and Rand Road as
required by Village Code;
6. Improve Louis Street as required by the Development Code;
7. Improve Thayer Street with the termination of paving done in a manner that
does not impede access to the property south of the townhome
development with a design approved by the Engineering Division;
8. Approval of appropriate permits by I.D.O.T. and M.W.R.D.;
9. Submittal of final building plans that meet all applicable Building Code,
Fire Code, and Development Code requirements which include but are
not limited to:
· Provide hydrants on-site as determined necessary by the Village's Fire
Code, Fire Prevention Bureau, and Public Works;
· Buildings are to constructed according to BOCA 1996 regulations;
· All construction must meet the Village's Building and Fire Codes;
10. Install fire sprinklers in each townhome unit;
11. Applicant shall create an escrow account in the amount of $25,000 to pay
for the 5 land banked parking spaces;
12. Association documents shall restrict storage in garages to ensure that two
vehicles may be parked in the garage at all times;
791 E. Rand Road
Page 4/4
13. The private street shall not be dedicated to the Village in the future and the
plat must state this requirement;
14. Townhome owners must sign an affidavit that states they understand the
property south of the townhome development is commercial and will remain
a commercial use.
SECTION FIVE: The Village Clerk is hereby authorized and directed to record a
certified copy of this Ordinance with the Recorder of Deeds of Cook County.
SECTION SlX: This Ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form in the manner provided by
law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this
day of ,2002.
ATTEST:
Gerald L. Farley
Village President
Velma W. Lowe
Village Clerk
H :\G EN\files~WIN\O RDINANC\C USE-VAR 791 E Randt'c~homsJuI,AugO2,~c,dCC
illage of Mount Prospect
Community Development Department
MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
AUGUST 16, 2002
S~JE~:
PZ-15-02 - CONDITIONAL USE (GAS STATION) AND VARIATIONS (SETBACK)
1020 E. RAND ROAD (RAND/CENTRAL/MOUNT PROSPECT ROADS)
GEORGE ZERVOS - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-15-02, a request to
open a gas station/convenience store and setback variations, as described in detail in the attached staffreport.
The Planning & Zoning Commission heard the request at their July 25, 2002 meeting and the case was forwarded
to the Village Board for their review on August 6, 2002. However, the petitioner requested that the first reading
of the ordinance be deferred until August 20t~ to allow the petitioner an opportunity to meet with [DOT and obtain
confirmation that the reconfigured driveways would receive an [DOT permit. [DOT recently contacted Staff and
confirmed that access to/from the site complied with [DOT regulations and that IDOT would not require the
petitioner to revise the site plan.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
August 20, 2002 meeting. The petitioner's exhibits have not been modified since the August 6th meeting and
Staff will be present to answer any questions related to this matter.
WilliamS. ¢oone~, Jr.,/q[CP
illage of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
AUGUST 2, 2002
SUBJECT:
PZ-15-02 - CONDrrIONAL USE (GAS STATION) AND
1020 E. RAND ROAD (RAND/CENTRAL/MOUNT PROSPECT ROADS)
GEORGE ZERVOS - APPLICANT
The Plan~ing & Zoning Commission transmits their recommendation to approve Case PZ-15-02, a request to
open a gas station/convenience store and setback variations, as described in detail in the attached staff report. The
Planning & Zoning Commission heard the request at their July 25, 2002 meeting.
The subject property is located at the intersection of Rand, Central and Mount Prospect Roads. It is a former
Shell Service Station, which was operated by the applicant. The applicant is required to obta'm Conditional Use
approval for a similar use because the former Shell Station has been closed for more than 12 months and the
Conditional Use cannot be transferred.
The applicant proposes to make site improvements that include creating landscape areas, parkway restoration, and
reeonfiguring two of the four curb cuts. In addition, the exterior of the existing building will be modified and the
interior will be remodeled to accommodate a mini-mart The new canopy will encroach into the 30-foot setbacks
along Rand and Central Roads.
The Planning & Zoning Commission dismtased the use, how a gas station would impact traffic during rush hour,
and access to the site in addition to the interior circulation pattern. The P&Z also discussed site improvements,
sigrmge, and the location of the parking spaces. The Planning & Zoning Commission members voted 6-0 to
reeon-anend that the Village Board approve a request for a Conditional use permit and variations for a gas station
subject to the conditions listed below for the property at 1020 E. Rand Road, Case No. PZ-15-02.
1. Development of the site in general eonfonnance with the site plan prepared by Richard Thomas
Architects revised July 23, 2002.
2. Submission of a final landscape plan in general conformance with the landscape plan prepared by
Riehard Thomas Architects dat~l July 1, 2002 revised to reflect decorative planter boxes along the
front elevation of the store, which include year-round plants.
3. Redevelopment of the building in general conformance with elevations prepared by Richard Thomas
Architects dated June 27, 2002, but revised to reflect only one reader board located on the Central
Road fi'enrage.
4. Submittal and approval of final engineering plans meeting all Development Code requirements.
5. Submittal of final building plans meeting all applieable Building Code and Fire Code requirements.
6. Approval of appropriate permits by I.D.O.T. and M.W.R.D.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
August 6, 2002 meeting. Staff will be present to answer any questions related to this matter.
~illia~Coen~ey, ~r., AICp
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMIVIISSION
CASE NO. PZ-15-02
Hearing Date: July 25, 2002
PETITIONER:
George Zarvos
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.
MEMEERS PRESENT:
Merrill Cotten
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
Arlene Juracek, Chairperson
MEMBERS ABSENT:
Joseph Donnelly
STAFF MEMBERS PRESENT: Judy Connolly, AICP, Seni6r Planner
INTERESTED PARTIIgS:
Daniel Brinkman
Paul Kolpak
Richard Thomas
Annette Wagner
George Zervos
Chairperson Arlene Juracek calied 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 ease 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. Connolly 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 Suracek, 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 reeonfigure 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 fagade. The elevations show a fiat 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 r~garding 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. Cormolly 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 will .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. Counolly 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 th6 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 ease.
Paul Kolpak, an attorney with law offices located at 6767 N. Milwaukee, Niles, IL; 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. Thomms said that the present sh'ucture is antiquated and described the planned improvements to the entrance,
service doors, roof shape and the repalnting 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 cimulation 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 Prospoet 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 publio 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' sutbaeks 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: AYES: Cotten, Floros, Rogers, Sleda Youngquist, and Juraeek
NAYS: None
Motion was approved 6-0.
At 9:18 p.m., after hearing 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
~ ~{d~ Conitdlly~S ~4'ior'Plann er ~
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
FROM:
DATE:
HEARING DATE:
SUBJECT:
MOUNT PROSPECT PLANNING AND ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
JUDY CONNOLLY, AICP, SENIOR PLANNER
JULY 18, 2002
JULY 25, 2002
PZ-15-02- CONDITIONAL USE APPROVAL AND VARIATIONS (CITGO STATION)
1020 E. RAND ROAD
GEORGE ZEKVOS - APPLICANT
BACKGROUND INFORMATION · --
Petitioner:
Status of Petitioners:
Lot Size:
Existing Zoning:
Existing Land Use:
Lot Coverage:
Requested Actions:
George Zervos
Zervos Shell & Food Mart
1050 E. Northwest Highway
Mount Prospect, IL 60056
Contract Purehaser
.31 acres
B3 Community Shopping
Vacant Gas Station
Existing: 95%
Proposed: 82%
Maximum permitted: 75%
Conditional Use approval to redevelop a former Shell Gas Station and install a new
canopy in the required 30-foot setbacks.
BACKGROUND
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. Currently the
site can be 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 to improve aceess to/fi.om the site.
However, two of the curb cuts would not be changed to allow full access for the fuel trucks.
The attached site plan shows the location of the gas dispensers and the canopy. The canopy encroaches into the
required 30-foot setback along Rand Road and Central Road. The petitioner is seeking variations to allow a four-
foot setback along Rand Road and a six-foot setback along Central Road. The number of gas pumps and irregular
PZ- 15 -02
P&Z Meeting of July 25, 2002
Page 2
shape of the lot make it difficult to keep the canopy within the required 30-foot setback. However, the gas pumps
would be located 16-feet from Rand Road and 18-feet from Central Road.
To conduct its analysis of the proposed Conditional Use and Variations, staff reviewed the petitioner's plat of
survey and site plan and visited the site.
ANALYSIS
Surrounding Zoning and Land Uses:
North: B3 Community Shopping / Mount Prospect Plaza
South: Outside of Village Boundaries & R1 Single Family Residence to the west
East: B3 Community Shopping / Mount Prospect Plaza & Outside of Village Boundaries
West: B3 Community Shopping / Century Tile
Approval Process
The subject site is in the B3 Community Shopping District. "Automobile repair and service stations" are listed as
Conditional Uses in the B3 district. Although the site was a former gas station, moro than 180 days has passed
since the Shell was in operation. Therefore, the petitioner is required to obtain 'new' Conditional Use approval.
The site, as proposed,~ will require a Variation to Zoning Code setback requirements because the canopy will
encroach into the setbacks. The proposed gas station and variations will require approval by the Village Board,
following a public hearing and recommendation by the Planning & Zoning Commission.
Comprehensive Plan Designation
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 fenner Shell gas station and the petitioner's proposal is similar to the provions use. The Rand Road
Corridor Plan calls for elimination of curb cuts wherever possible to improve traffic flow. The petitioner's
proposal to recorffignre two of the four curb cuts to allow fuel tracks to use the full access curb cuts is in keeping
with improving traffic flow designs.
Structure and Elevations
The existing structure is a 1,724 s.f. building. The petitioner proposes to improve the fuctade and incorporate a
standard Citgo design with a brick faqade. The elevations show a fiat roof, large windows, and pre-f'mished metal
panels above the windows at the top of the building. .
The proposed 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. The exterior will be repainted a cream color and
the metal panels will be a standard Citgo red color.
Landscape Plan
The applicant has submitted a Landscape Plan for the property. Currently, the site has minimal landscaping and
the plan creates new green spaces where possible. However, the shape of the site and its intense vehicle usage
limit the size and number of landscape areas. The petitioner's landscape plan includes a variety of shrubs, trees,
evergreens, and groundeover. Approximately 18% of the proposed site is devoted to green space.
Foundation plantings are not provided around the existing structure. Article 23 requires a 10' foundation planting
around tl~ structure, however this requirement may be reduced administratively if the intent of the code is met.
To do so in this case, the applicant must provide decorative planter boxes along the front elevation of the store
and use a variety of plants, including year-round plants. Sections of the walkway in front of the store may not be
conducive for planter boxes. Therefore, the quality and quantity of the planter boxes must be enhanced as
opportunities to locate the planter boxes are limited.
PZ-15-02
P&Z Meeting of July 25, 2002
Page 3
Setbacks
The petitioner does not propose to raze the existing building, which is located on the west lot line (Mount
Prospect Road), 9.13-fect from the south lot line (Central Road), and 48-fect from the north (Rand Road). The
new canopy would be setback 58-feet from the east lot line, five-feet from the south lot line (Central Road), and
threc-fect from the north lot line (Rand Road). The building is a legal non-conformity and allowed to remain in
ira present location. However, the canopy is new and does not meet the 30-foot sctbaek required for Rand Road
and Central Road. Therefore, the petitioner is seeking variations to locate the canopy within the required 30-foot
setbacks.
Parking and Stacking
Section 14.2224 lists a parking requirement for retail uses of 1 spaces per 250 square feet of gross floor are& The 1,724
sq. fi. convenience store requires seven spaces and the petitioners' site plan includes 6 standards spaces and one handicap
space. The site will meet its parking requirement without a Variation.
Review by Other Departments
Other departments have required the proposal and noted that the project must meet curreKt code requirements.
This includes Development Code requirements and meeting BOCA 1996 regulations. The Traffic Engineer's
concerns regarding access to the site were addressed when the applicant revised the plan and narrowed-two of the
driveways.
REQUIRED FINDINGS
Conditional Use Standards
The standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance. The section
contains seven specific findings that must be made in order to approve a Conditional Use. These standards relate
to:
· The Conditional Use will not have a detrimental effect on the public health, safety, morals, comfort or
general welfare;
· The Conditional Use will not be injurious to the use, enjoyment, or value other properties in the vicinity
or impede the orderly development of those properties;
* Adequate provision of utilities and drainage and design of access and egress to minimize congestion on
Village streets; and
· Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and
other Village Ordinances.
The subject parcel for the proposed Conditional Use is a vacant Shell gas station in a commercial corridor. 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 will complement the new landscaping that the Village is installing adjacent to the site in the
triangular area. The proposed Conditional Use will 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. 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.
Variation Standards
Required findings for all variations are contained in Section 14.203.C.9 of the Village of Mount Prospect Zoning
Code. The section contains seven specific findings that must be made in order to approve a variation. These
standards relate to:
Z~ 15-02
P&Z Meeting of July 25, 2002
Page 4
· 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 welfare, other property, and neighborhood character.
The applicant has re~luested Variations for Zoning Code Section 14.1704.A, which requires a 30-foot setback for
the north and south property lines. 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, The locations of where the canopy encroaches into the
setbacks are close to the lot line however the base of the structures are further away from the lot line. Restoring
the parkway and planting parkway tress will minimize the impact of the encroachments. Therefore, the proposal
would have a minimal effect on the adjacent properties and on the public welfare.
RECOMMENDATION
The proposed Conditional Use and Variations will meet the required standards listed in the Zoning Ordinance,
when the conditions of approval, listed below, have been met. Based on these findings, Staff recommends that
the P&Z recommend approval of the proposed Conditional Use to permit the establisbanent of a Citgo
convenience store and gas station, and variations to locate a canopy 3 and 5-feet into the required 30-foot setback
at 1020 E. Rand Road, Case No. PZ-15-02. The Village Board's decision is final for this ease. Th~ conditions of
approval are:
I. Development of the site in general co~aformanee with the site plan prepared by Richard Thomas
Architects dated June 25, 2002.
2. Submission of a £mal landscape plan in general conformance with the landscape plan prepared by
Richard Thomas Architects dated July l, 2002 revised to reflect decorative planter boxes along the
front elevation of the store, which include year-round plants.
3. Redevelopment of the building in general conformance with elevations prepared by Richard
Thomas Arohiteets dated June 27, 2002.
4. Submittal and approval of final engineering plans meeting all Development Code requirements.
5. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements.
6. Approval of appropriate permits by I.D.O.T. and M.W.ILD.
RICHARD THOMAS
a r c .h i t e c t s
639 Arbor Lane o Glenview, Illinois o 60025
TO:
Village of Moun~ Prospect
Zoning Board of Appeals
July 25~ 2002
DATE: July 8, 2002
PROJECT:
Citgo Station
Rand and Central
Mount Prospect, Illinois
PROJECT DESCRIPTION
FROM:
Richard Thomas
Site Size .317 Acres / 13,805 s.f.
BUtLDINO
Existing Masonry Building m remain
New building entry 1 Entry feature
New glass and glazing
Building repain, ted and new standing-seam.metal-fascia added
ServiCebays [0 be "Mini Mail' Sales area
.SITE
Deseripti6n oisSite Work' '~ -"
3 New Pumps
New single canopy (Replace 2 existing)
Landscape s~ips added along Rand Road and Central
Landscape Strip 15 feet wide at the Eastern,edge of the site
New. Trees added to Parkway and Site
North and West curb cuts reduced in size
North and West curb cuts made into "mm in" and "mm oUt"
Fenced (6'-0' high) dumpster north of building
LANDSCAPE
Description of Landscape Work
New plantings of Trees; Eve~greens, Shrubs, Perennials and Groundcover
Add 5 new parkway trees (See Landscape Plan)
Add 2 Shade Trees (Internal)
Turf added in parkway
SIGNAGE
Citgo name placed on canopy (4 locations)
Brand medallion place on canopy
Brand medallion place on building fascia (2 locations)
3 reader board signs placed on building (North, South and West)
Two 12'-0" high monument signs (Brand & Price)
Village of MOunt PrOspect
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING AND ZONING COMMISSION
ARLENE JURACEI<, CHAIRPERSON
FROM: JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE: JULY 18, 2002
HEARING DATE: JULY 25, 2002
SUBJECT: PZ-15-02 -CONDITIONAL USE APPROVAL AND VARIATIONS (CITGO STATION)
1020 E. RAND ROAD
GEORGE ZERVOS - APPLICANT
Attached is a portion of a plan that shows the turning movements required for a SO-foot track and 62-foot track to
service the proposed gas station. The petitioner would like to revise the site plan to accommodate the necessary
turning movements by scaling back on the landscape islands and striping the remaining area so as to deftne the
parking stalls.
The petitioner will present full, revised exhibits and explain the modification in more detail at the meeting. Please
contact me at 847/818-5314 before the meeting if you have any questions or concerns regarding this change.
.:u~-~.,::,-~ i1:15 GEWALT HAMILTON P.03/03
P4
~Q.FT.
I
TOTAL
, SLIL-16-L:~2 11:14
OR Y ~:~:f"
=====================
SO.Fr. ~:.~::
GEt,~LT HR~I LTO~
84? 4?8 97~1 P.02/03
vwl
7/17~02
7/29~02
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
AND VARIATION FOR PROPERTY LOCATED AT
1020 EAST RAND ROAD
WHEREAS, George Zervos d/b/a Zervos Shell & Food Mart (hereinafter referred to as
"Petitioner") has filed a petition for a Conditional Use permit and Variation with respect to
property located at 1020 East Rand Road, (hereinafter referred to as the "Subject
Property") and legally described as follows:
That part of the south 1653.37' of the east ¼ of the SW ¼ (measures on the east
line of said tract) and the SW ¼ of the SW ¼ of Sec. 35, Township 42 North, Range
11 East of the Third Principal Meridian, in Cook County, IL, described as follows:
Commencing at the SEC of the SW ¼ of said Sec. 35, thence west along the south
line of the said SW ¼ for a distance of 1108.91', thence north along a line which
makes an angle of 90 degrees, 0 minutes with the last described line for a distance
of 33' to an intersection with the north line of Central Road for a point of beginning,
thence west along the north line of Central Road for a distance of 150' thence north
along a line which makes an angle of 90 degrees, 0 minutes with the last described
line for a distance of 158.47' to an intersection with the southerly right of way line of
Rand Road (Rt. 12) thence southeasterly along the said southerly right of way line
of Rand Road for a distance of 176.29' to a point on the west line of Mt. Prospect
Road extended North; thence south 62.11' along said west line to the point of
beginning all in Cook County, IL (excepting there from the south 17' of the land as
condemned in case 78L15470);
P~0perty Index Number: 03-35-301-020-000
and
WHEREAS, the Petitioner seeks a Conditional Use permit to redevelop an existing 1,724
square foot gas station with convenience mart, as provided in Section 14.1703 of the
Village Code; and
WHEREAS, the Petitioner seeks a Variation from Section 14.1704.A., as provided in
Section 14.203.C.9 of the Village Code, to allow a canopy to encroach into the required
thirty-foot (30') setback along the north and south property lines, those being Rand Road
and Central Road, respectively; and
1020 E. Rand Road
Page 2/3
WHEREAS, a Public Hearing was held on the request for a Conditional Use and Variation
being the subject of PZ-15-02 before the Planning and Zoning Commission of the Village of
Mount Prospect on the 25th day of July, 2002, pursuant to proper legal notice having been
published in the Mount Prospect Journal & Topics on the 12th day of June, 2002; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
recommendation to the President and Board of Trustees in support of the request being
the subject of PZ-15-02; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
given consideration to the requests herein and have determined that the same meets the
standards of the Village and that the granting of the proposed Conditional Use permit and
Variation would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by
the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board ofTrustees oftheVillage of Mount Prospect do
hereby grant a Conditional Use permit to allow the redevelopment of an existing 1,724
square foot gas station with convenience mart, as provided in Section 14.203.F.7 of the
Village Code; and
SECTION THREE: The President and Board of Trustees of the Village of Mount Prospect
do hereby grant a Variation, as provided in Section 14.203.C.7 of the Village Code, to
reduce the thirty foot (30') front setback requirement to allow a canopyt0 be constructed,
as shown on the Site Plan, a copy of which is attached hereto and hereby made a part
hereof
SECTION FOUR: Prior to the issuance of a building permit relative to the Conditional Use
permit and Variations, the following conditions and/or written documentation shall be
fulfilled:
1. Development of the site in general conformance with the site plan prepared by Richard
Thomas Architects, dated June 25, 2002.
2. Submission of a final landscape plan in general conformance with the landscape plan
prepared by Richard Thomas Architects, dated July 1,2002, revised to reflect decorative
planter boxes along the front elevation of the store, which include year-round plants.
1020 E. Rand Road
Page 3/3
3. Redevelopment of the building in general conformance with elevations prepared by
Richard Thomas Architects, dated June 27, 2002, subsequently revised to allow only
one reader board on the south (Central Road) frontage.
4. Submittal and approval of final engineering plans meeting all Development Code
requirements.
5. Submittal of final building plans, meeting all applicable Building Code and Fire Code
requirements.
6. Approval of appropriate permits by I.D.O.T. and M.W.R.D.
SECTION FIVE: The Village Clerk is hereby authorized and directed to record a certified
copy of this Ordinance with the Recorder of Deeds of Cook County.
SECTION SIX: This Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED andAPPROVEDthis
day of ,2002.
ATTEST:
Gerald L. Farley
Mayor
Velma W. Lowe
Village Clerk
H:\G EN\files\WIN\O R DI NAN C\C USE,VAR,~ 020 E Rand,Citgo,Aug 02.doc