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HomeMy WebLinkAbout11/13/2003 P&Z minutes 27-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-27-03 Hearing Date: November 13, 2003 PETITIONER: Robert Stack, 1955 W. North Ave., Bldg. F. Melrose Park, IL 60160 Jewel Food Services, Inc. (c/o Albertson's Inc.) PUBLICATION DATE: October 29, 2003 PIN #: 03-27-401-266 REQUEST: Conditional Use -amend a PUD to construct a gas station and convenience center MEMBERS PRESENT: Richard Rogers, Chair Joseph Donnelly Leo Floros Keith Youngquist MEMBERS ABSENT: Arlene Juracek Merrill Cotten Matthew Sledz STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, Deputy Director of Community Development INTERESTED PARTIES: Chair Richard Rogers called the meeting to order at 7:32 p.m. Joseph Donnelly made a motion to approve the minutes of the October 23 meeting, seconded by Leo Floros. The minutes were approved 3-0, with one abstention by K eith Y oungquist. At 7:38, Mr. Rogers introduced Case N o. P Z-27-03, a request for a ConditionaI U se t o amend a PUD to construct a gas station and convenience center and noted that the request would be Village Board final. Judy Connolly, Senior Plmmer, presented the case. She said that the Petitioner has requested an amendment to the Planned Unit Development for Randhurst Malt, which requires Conditional Use approval. The proposed amendment would allow the development of a Jewel Express facility, consisting of a convenience store, fuel station, and car wash, on an existing mall outlot. The P&Z hearing was properly noticed in the October 29, 2003 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and posted a Public Hearing sign on the Subject Property. The Subject Property, Randhurst Mall, is located at the northeast comer of Rand and Elmhurst Roads and contains a regional shopping mall with multiple outlots. The Subject Property is zoned B3 Community Shopping PUD and is bordered by residential and commercial Districts. The Petitioner's proposal specifically involves the outlot located near the corner of the mall's northern vehicular entrance/exit from Euclid Avenue, between the existing Steak & Shake restaurant and the Jewel grocery store. The outlot, located just south of the existing detention basin, contains some parking while the remaining portion of the lot is vacant. The Petitioner is seeking to construct a Jewel Express facility consisting of a fuel center, mini-mart convenience store and a car wash, on the outlot that is located just west of the existing Randhurst Jewel grocery store. The facility is not limited to just Jewel customers. The Jewel Express building materials were designed to match the existing Jewel Osco Store. The facility would include a freestanding building consisting of a 1,989 square-foot mini-mart convenience store and an attached 852 Planning & Zoning Commission Arlene Juracek, Chairperson PZ-27-03 Page 2 square-foot drive thru car wash. The fuel pump canopy includes brick columns that would also match the Jewel Osco and Jewel Express materials. The site design is not pedestrian-friendly as its intended user is a consumer in a vehicle. The Petitioner has revised the site plan multiple times in an effort to address Staff's concerns regarding accessing the site safely, minimizing traffic conflicts, and having the Jewel Express 'fit' within the context of the existing uses. The Petitioner submitted a photometric plan that indicates lighting levels for the Jewel Express area. The plan indicates that the maximum lighting level for the canopy would not exceed 28 foot- candles, which is in keeping with the recently adopted lighting regulations. However, the Petitioner needs to recalculate the lighting levels and exclude the canopy lights to demonstrate that the new parking lot lights comply with Village regulations. The proposed development includes access from Shopping Center Drive, which is south of Euclid Avenue, and the existing Jewel Osco parking lot. Per the Petitioner's Traffic Planning Study, 65% of the fuel center trips may be from 'pass-by' traffic, which would include Jewel shoppers who pass-by the site on their way home from work. The Petitioner proposes to provide 15 parking stalls for the Jewel Express facility. As part of the project, a parking area physically connected to the Jewel Express site, but used by mall employees, would be improved in conjunction with the Jewel Express project, Ms. Connolly pointed out that the Petitioner's exhibit indicates that a total of 415 spaces will be provided for Jewel Osco shoppers and Jewel Express consumers. The overall parking ratio of 6.2 parking spaces/I,000 square-feet complies with Village's parking regulations. The Petitioner proposes to install wall signs on the front elevation of the mini-mart convenience store and the rear elevation of the car wash. In addition, the canopy over the fuel pumps would include signage on all four elevations. The size of the wall signs complies with the Village's Sign Code regulations. It should be noted that the proposed facility i s also subject to t he mall's own s ignage regulations, which would require review a nd approval by t he property oxvner. The size and location of the proposed monument sign complies with Village regulations as well. The Petitioner's landscape plan indicates that the Jewel Express area will include a variety of plants, trees, and shrubs. The plan indicates that additional landscaping will be planted along the north elevation of the existing Jewel Food Store. Minimal landscaping has been indicated for the detention area, however; including landscaping within the detention area could adversely impact the storm water management system. The Village's. Comprehensive P lan designates the R andhurst S hopping C enter for c ommunity commercial uses. Mall management is currently implementing site and structural changes to improve the appearance of the mall and attract additional shoppers to Randhurst. However, the Jewel Express facility includes elements such as a car wash that are not appropriate uses within a regional mall and may detract from existing and future uses within the mall and surrounding outlots. Ms. Connolly said Staff feels that, as one of the last remaining outlots within the shopping center as well as the close proximity to the single-family residential neighborhoods, the site would be more appropriate for a restaurant or retail use. The standards for conditional uses are listed in the Zoning Ordinance and 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 of 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 Petitioner proposes to use one of the last remaining outlots to construct a Jewel Express facility that includes a mini-mart, car wash, and fuel pumps. While the proposed development was designed to provide a safe and cohesive means of accessing the site, the use conflicts with the expectation of a regional mall. Based on the above analysis, the proposed Jewel Express is not an appropriate use for a regional mall. Therefore, Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to deny Planning & Zoning Commission Arlene Juracek, Chairperson PZ-27-03 Page 3 an amendment to the Planned Unit Development approval for the Randhurst Shopping Mai1 to allow the construct/on of a Jewel Express. However, if the P&Z does recommend approval, Staff suggests including the following list of conditions of approval: 1. Development of the site in conformance with the site plan and landscape plan prepared by CT Architecture & Engineering revised October 23, 2003; 2. Development of the site in conformance with the elevations prepared by CT Architecture & Engineering dated January 20, 2003; 3. Submittal of final building plans meeting all applicable Building and Fire Code requirements; and approval of appropriate permits by I.D.O.T. and M.W.R.D. Mr. Floros asked xvhy staff had recommended approval of a gas facility for Costco at Randhurst and not for the Jewel Express. Ms. Connolly responded that the Costco facility would have been exclusively for members, would not have included a car wash, and this is the last remaining outlot and would have a negative impact on the overall redevelopment. Mike Jacobs noted that the Costco gas facility will be located on the former Wards' automotive site, thus it ~viI1 be replacing a similar use, while in contrast the proposed Jewel Express facility would be located near recently developed and successful commercial uses including the movie theater and Steak & Shake. Rick Skrodzki, Attorney for Albertson's, Inc. presented the Commission with a list of ~vitnesses who would be available to speak at the hearing and copies of renderings and exhibits to be presented and responses to the conditions imposed by staff. He gave an overview of what they were requesting to do and said they had originally asked to have the fuel center closer to Euclid but Staff had asked to have the facility further away from residential use and into the center. He stated this will not be a typical gas station but a more low-key and subtly lit facility designed for Jewel and shopping center customers. He stated he feels this facility fills a community commercial use. He then introduced the project architect, Peter Theodore. Mr. Rogers swore in all speakers at this time. Mr. Theodore said Jewel is making this multi-million dollar investment not to compete with Costco and Dominick's but to provide convenience and savings to their customers. He said it also takes traffic off the roads when customers buy gas where they buy groceries. He pointed out they have no photometric or noise effect on the neighbors and have an all masonry building and have increased the landscaping around the roadway system. Mr. Skrodzki came to the podium again and explained his packet of exhibits more fully to the Commission and asked for questions. Mr. Rogers asked about the appropriateness of the car wash. Mr. Theodore said the car wash is a necessity. It is usually a "freebie" and where they have not included one in other projects, customers have asked for it. Hours of operation have not been established for the car wash. Mr. Rogers complimented them on architectural design and landscaping. Mr. Donnelly asked about the other stores who offer gas sales to food customers. Mr. Scrodzki said all the food chains and Wal-Mart, Target, Meiers, etc. are offering gas facilities and quoted an article in Southtown newspaper as saying food stores who don't offer customers service stations will lose 12% business in 2004 and by 2010 will be losing 35% business. He pointed out the car wash entrance is well screened and the wash cycle will only take 5 minutes. Ben Bussman, 207 S. Naperville, Wheaton, IL, Landscape Architect, clarified that the berm in front of the car wash would be 3 feet in height to screen the headlights and the area will be heavily landscaped with year-round materials. Chairperson Rogers closed the hearing at 8:15 pm. Mr. Floros complimented Jewel on their excellent presentation and said he thought it xvould be unfair to withhold permission for a gasoline station to Jewel after giving permission to Costco, a ne~vcomer to the area. The other Commission members also made favorable comments about the project. Joe Donnelly made a motion to recommend approval of the requested Conditional Use to allow amendment to the Planned Unit Development to allow the construction of a Jewel Express. gas station and convenience center for lanning & Zoning Commission PZ-27-03 Arlene Juracek, Chairperson Page 4 Case No. PZ-27-03, 999 Elrnhurst Road with the four conditions imposed by Staff. motion. UPON ROLL CALL: Leo Floros seconded the AYES: Floros, Donnetly, Rogers, and Youngquist NAYS: None Motion was approved 4-0. At 9:55 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Michael Jacobs, AICP Deputy Director, Community Development Judy Connolly, AICP, Senior Planner H:\PLAN\Pla~ming & Zoning COMM~,P&Z 2003\Minutes\PZ-27-03 Jewel Express- Randhurst dec