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HomeMy WebLinkAbout11/13/2003 P&Z minutes 42-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-42-03 Hearing Date: November 13, 2003 PROPERTY ADDRESS: 1550 S. Elmhurst Road PETITIONER: Sandra Sassano Enterprise Rent-A-Car 1050 Lombard Lombard, IL 60148 PUBLICATION DATE: October 29, 2003 PIN #: 08-14-403-027 REQUEST: Conditional Use -amend a PUD to permit on-site truck rental MEMBERS PRESENT: Richard Rogers, Acting Chair Joseph Donnelly Leo Floros KeithYoungquist MEMBERS ABSENT: Arlene Juracek, Chairperson Merrill Cotten Matthew Sledz STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, Deputy Director of Community Development INTERESTED PARTIES: Chairperson 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 Keith Youngquist. At 8:38, Mr. Rogers introduced Case No. PZ-42-03, a request for a Conditional Use to amend a PUD to permit on-site truck rental and noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located on the west side of Elmhurst Road between Golf Road and Dempster Street and contains a retail/commercial shopping center with related improvements. The Subject Property is zoned B4* Corridor Commercial Planned Unit Development and is bordered by the Conservation Recreation district to the west, Rec Plex, RX Single Family, ;vhich is the CornEd easement, and B4 Corridor Commercial to the north, R4* Multi-Family Residence Planned Unit Development to the south, and a residential development in Des Plaines to the east. The Petitioner currently operates a car rental facility within the existing shopping center. In conjunction with the recent improvements to the center, which include the opening of Kohl's within the former K-Mart store, the property owner is looking to introduce a new tenant in the Petitioner's existing space and relocate the Petitioner's use to the south end of the building, facing Dempster. The Zoning Ordinance lists truck sales, rental, and repair as a Conditional Use in the B4 District. The Petitioner's existing car rental agency is permitted as part of the Subject Property's overall Planned Unit Development. Therefore the Petitioner is seeking to amend the original Planned Unit Development, which requires Conditional Use approval, to permit on-site truck rentals. The Petitioner's rental agency office would be relocated to the Dempster Street frontage and their lease limits the total number of rental vehicles to no more than 30 vehicles at one time, including both cars and tracks. In addition, the Petitioner's lease allows a maximum of seven 14-foot trucks to be parked along the Dempster Street frontage and requires all 24-foot trucks to be parked at the northwest comer of the site~ The maximum number of trucks parked on- Planning & Zoning Commission PZ-42-03 Arlene Juracek, Chairperson Page 2 site would not exceed 14 trucks and the maximum size of the trucks parked on-site would not exceed 24'. The standards for Conditional Uses are listed in the Zoning Ordinance and relate to: the Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; the Conditional Use ~vill 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 compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Staff conducted a site inspection as part of the zoning review and found that some of the existing landscaping would not adequately screen trucks parked along the Dempster Street frontage. Also, the proposed truck rental use would not be i n keeping w itt t he recent s ire renovations unless t he trucks a re parked a long t he north 1 ot 1 ine a nd additional landscape screening is provided along the Dempster Street frontage. However, Staff found that parking the rental trucks in the proposed locations shown on the Petitioner's site plan would reduce the rental agency's impact on the shopping center because the .preferred parking spaces, in front of the stores, would remain available to shoppers. In addition, limiting the maximum number of rental vehicles to no more than the proposed 30, including a maximum of 14 trucks, would have minimal impact on the center and would not create a parking deficiency. Therefore, the proposed truck rental operation would not adversely affect the character of the surrounding neighborhood, utility provision or public streets a nd the proposed Conditional Use w ill b e i n compliance tv ith the Village's Comprehensive Plan and Zoning Ordinance. However, it is important that the Petitioner parks the vehicles as indicated on the site plan and that additional landscaping and security lighting is installed to maintain the level of improvements recently undertaken at the shopping center as well as to ensure the safety and security of the shopping center. The proposed truck rental agency meets the Conditional Use standards listed in the Zoning Ordinance subject to complying with the following conditions: 1. Submit a landscape plan for Staffreview and approval that provides year-round landscape screening for the parking areas that will include truck rental parking; 2. Submit a photometric plan for review and approval by the Police Department that indicates the location and light levels of the proposed security lighting; 3. Park all rental vehicles in the parking spaces indicated on the Petitioner's Site Plan received November 4, 2003; 4. The maximum number of rental trucks stored on-site cannot exceed 14; 5. The maximum total number of rental vehicles stored on-site cannot exceed 30. Based on this analysis and compliance with the above conditions, Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to approve a Conditional Use to permit truck rentals at the property located at 1550 S. Elmhurst Road, Case No. PZ42-03. The Village Board's decision is final for this case. Chairperson Rogers swore in Petitioners. A representative of Enterprise noted that their Waukegan facility served as the current return location for many customers from the Mount Prospect area. After reviewing the issue further they elected to pursue the required steps to include truck leasing at their existing South Elmhurst Road location. They plan to have no more than 14 trucks, with just 5-10 trucks generally parked on the lot at one time. It was noted that the proposed facility is for commercial customers only, and that truck rental to the general public is not available. Due to the nature of the business the truck rental business accounts for approximately 5 transactions a day. Greg Toste, 708 Arlington Avenue, Naperville, IL, testified that several months ago their landlord, Kimco, approached them regarding their plans to redevelop the shopping center at ~vhich they currently operate a car rental facility. They determined that due to their established clientele they did not need to maintain an Elmhurst Road frontage for their business. He noted that the 24' trucks are a small part of the rental fleet and cannot be seen when driving south on Elmhurst. He also indicated that the cargo vans, smaller trucks and other vehicles would be parked along the lanning & Zoning Commission PZ-42-03 Arlene Juracek, Chairperson Page 3 Dempster Street frontage. Sandy Sassano, 6812 Joliet Road, Indian Head Park, pointed out where Enterprise would be located in relation to Kohl's on the site drawing. She pointed out the two bays and where the other tenants would be. Mr. Toste said the stucco and other materials were designed to match the Kohl's colors and materials. Joe Donnelty asked about the lighting scheme and would the lighting be kept toward the facility for security reasons and not away from the building. Mr. Toste agreed it would. Mr. Donnelly said it would be best to keep the trucks behind the berm adjacent to their facility. Mr. Toste agreed. Mr. Floros asked if all their signage would be on Dempster and not on Elmhurst Road. Mr. Toste said yes, Enterprise would only be on the monument sign on Elmhurst Road. Mike Jacobs noted that the Village received a letter from the homeowners association of a nearby residential development indicating opposition to the requested Conditional Use. The letter did not contain any specific information as to why they opposed the proposed car and truck rental facility. Chairperson Rogers closed the hearing at 8:57pm. Keith Youngquist made a motion to recommend the Village Board approve a Conditional Use to permit truck rentals at the property located at 1550 S. Ehv2hurst Road, Case No. PZ-42-03 with the five conditions listed in the Staff report and the following additional conditions: 1) lighting scheme directs lights away from residents; 2) there will be no vehicle repairs done on-site; 3) to better screen the vehicle parking area along Dempster Street, the proposed storage area should be adjusted as necessary to fail directly behind the highest point of the existing berm; and 4) landscaping shall be added at the northern comer of the lot. Joe Donnelly seconded the motion. UPON ROLL CALL: AYES: Floros, Donnelly, 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 xvas approved by a voice vote and the meeting was adjourned. Michael Jacobs, AICP Deputy Director, Community Development Judy Connolly, AICP, Senior Planner