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HomeMy WebLinkAbout01/22/2004 P&Z minutes 02-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-O2-04 Hearing Date: January 22, 2004 PROPERTY ADDRESS: 1450 S Elmhurst Rd. PETITIONER: Harris Bank PUBLICATION DATE: January 7,2004 PIN#: 08-14-403-021 REQUEST: Conditional Use approval to construct a drive-thru bank and relief from the Village's parking setback regulations MEMBERS PRESENT: Arlene Juracek, Chair Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development INTERESTED PARTIES: Michael Aiello George Drost Amy Flairty John L. Frieburg, III Linda LaBarge David Liridgren Jeff Meindl John O'Connor Brad Pausha George Schober Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve the minutes of the December 11, 2003 meeting, but modified to have Merrill Cotten's name spelled correctly. Leo Floros seconded the motion. The minutes were approved as corrected 7-0. At 8:01, Ms. Juracek introduced Case No. PZ-02-04, a request for Conditional Use approval to construct a drive-thru bank and relief from the Village's parking setback regulations. She noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located at the west side of Elmhurst Road, between Golf Road and Dempster Street. The site is currently vacant following the recent demolition of the former Super Shops store. Although the Subject Property is a separate lot of record, it functions more like an out-lot due to its close proximity to the adjacent retail center. The Subject Property is bordered by the B4 Corridor Commercial Planned Unit Development district to the south and west, the RX Single Family district, but is the CornEd right-of-way/power lines area to the north, and a variety of commercial uses located within Des Plaines to the east. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-02-04 Page 2 The Petitioner proposes to construct a one-story, 4,300 square foot bank building with four drive-thru lanes. The drive-thru lanes would be located on the north side of the building. The building's exterior will be constructed from a combination of materials including face brick, synthetic stone materials, and aluminum/metal panels. The building's roof treatment will combine flat and peaked roof features. Although the Subject Property is a separate lot of record from the adjacent retail center, the property's location requires the proposed bank to complement the surrounding uses to ensure safe and cohesive traffic flow for the entire area. As a result of working with Staff extensively, the Petitioner proposes to change access to the Subject Property by modifying some of the existing driveways and limiting access to the Subject Property. The proposed bank building would comply with all building setback regulations. However, the Petitioner is seeking relief for the proposed parking lot bypass lane setback along the north lot line. The bypass lane to the north of the drive-thru lanes would encroach eight (8) feet into the required ten (10) foot setback, resulting in a two-foot setback along the majority of the northern lot line. The Petitioner's site plan shows the proposed parking lot layout for the bank. The thick-dashed line on the Petitioner's site plan indicates the property line for the Subject Property. The parking spaces shown outside of the dashed line are permitted as part of a cross access easement agreement between the Petitioner and the adjacent property owner. The Plat of Survey notes the existing easement areas that are located adjacent to the Subject Property. The chart in the Staff Report summarizes parking requirements and shows that the site will exceed Village parking regulations. The Petitioner's lighting plan included within their initial application submittal does not comply with Village regulations. In response to Staff comments, the Petitioner is in the process of revising the plan and has indicated that all applicable lighting regulations will be met. They will be able to provide more details on this matter during their presentation. The Petitioner's landscape plan details t he proposed plant materials and sizes. Although the proposed plan complies with the Village's regulations, the proposed plants-materials consist of primarily deciduous hedges and shrubs. The Petitioner's proposed use of mainly deciduous plant materials will not achieve the year-round screening as required by the Village's Corridor Design Guidelines. Staff has discussed modifying the landscape plan with the Petitioner so the plan includes more year-round, winter-hardy plants to ensure the development is attractive during all four seasons. Staff received a letter from the Petitioner's landscape architect after the Staff Report was mailed stating that it is the landscaper architect's contention that the plan submitted not be modified. Consequently, Staff contacted the landscape architect to request examples of what the site will look like during the winter to assist the P&Z with their recommendation to the VB regarding the proposed landscape plan. Ms. Connolly said that the Petitioner has modified their signage proposal and that they will review the revised exhibits. It is Staff's understanding that all signs comply with the Village's regulations. Staff reviewed the Petitioner's Traffic Study and found that the existing and anticipated level of service needed to be improved to ensure safe ingress and egress. Staff recommended that the Petitioner work with mOT to investigate whether a traffic signal is warranted. The Petitioner has since received a letter from IDOT stating that t here are specific spacing requirements for a traffic signal since Elmhurst Road is a Strategic Regional Arterial road. The letter ends by stating, "Minimum SRA Traffic signal spacing requirements would preclude the installation of a new traffic signal at this intersection regardless of the existing or future traffic volumes." Therefore, the level of service will remain at "F" which is the worst possible rating for some peak travel times. The proposed site plan indicates a public sidewalk along Elmhurst Road, but does not include pedestrian links between the bank and surrounding properties. In reviewing the proposal it appears that minimal consideration has been given to pedestrian movements between the Subject Property and the adjacent retail uses. Given the ~ Planning & Zoning Commission Arlene Juracek, Chairperson PZ-02-04 Page 3 proposed mix of uses it is likely that some pedestrian interaction will occur between the various uses. With this in mind, Staff recommends that the Petitioner review the plan to determine where appropriate pedestrian links between the proposed uses as well as to adjoining properties could be provided. The new bank building will comply with the required setback and lot coverage regulations. As previously noted, the Zoning Ordinance requires a ten (10) foot landscape setback for the parking lot. In order to accommodate a bypass lane without adversely impacting the drive-thru lanes, the Petitioner is proposing a two (2) foot landscape setback along the north lot line. The property adjacent to the Petitioner's north lot line is the CornEd easement, which is an open area with overhead power lines. The standards for Conditional Uses are listed in the Zoning Ordinance. They include specific findings that must be made in order to approve a Conditional Use. Ms. Connolly reviewed the standards and noted that the Conditional Use would not have a detrimental impact on the public health, safety, morals, comfort or general welfare. S he said that the Conditional Use would not be injurious to the use, enjoyment, 0 r value 0 f 0 ther 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. The Petitioner's request to construct a drive-thru bank requires Conditional Use approval for the drive-thru lanes. The proposed bank has been designed to meet current building material regulations and the overall site development will meet all Building, Fire, and Development Code requirements. Access to the drive-thru lanes and new parking spaces have been designed so the adjacent retail center traffic is not adversely impacted. Ms. Connolly said that the Petitioner's request to construct a drive-thru bank meets the standards for a Conditional Use: the bank will not have a detrimental impact on the adjacent retail center and the manner in which the parking lot will be reconfigured will not impair the use or value of the adj acent uses. The use, a bank, complies with the Comprehensive Plan and will be constructed according to Village Codes. The standards for a Variation are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Variation. The standards relate to: 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. T he bank structure complies with zoning regulations, however the bypass lane would encroach eight feet into the required parking/landscape setback. The Zoning Ordinance permits driveways to encroach into a required side yard and does not require a ten-foot setback. In this case, the proposed two-foot setback is adjacent to green space that will most likely remain undeveloped. Therefore, the proposed setback would not adversely impact other properties, the neighborhood character, or the public welfare. The size of the Subject Property and its location make it somewhat challenging to develop a drive-thru bank that would have minimal impact on the existing center and surrounding properties. The Petitioner explored alternative designs and found that locating the bypass lane along the north lot line provided the safest and most cohesive overall design. Based on these findings, Staff recommends that the Planning & Zoning Commission recommend approval of the petitioner's requests for: 1) a Conditional Use to construct a bank with four drive-thru lanes and 2) relief from zoning regulations to allow a two (2) foot landscape setback along the north lot line as indicated on the site plan subject to the following conditions: 1. Develop the site in accordance with the plans prepared by Valerio Dewalt & Train dated January 22, 2004 but revised to reflect the following: . A photometric plan that complies with the Village's Lighting Regulations; . A landscape p Ian that includes at least 50% non-deciduous plant material in addition tot he materials shown on the plan; Planning & Zoning Commission Arlene Juracek, Chairperson PZ-02-04 Page 4 . A sign package that demonstrates the proposed signs will comply with all Village regulations. 2. The Petitioner shall complete a traffic study and submit all necessary information to the Illinois Department of Transportation to determine if a traffic signal is warranted on Elmhurst Road. The Petitioner agrees to pay a proportionate share of the cost to install the signal at such time that IDOT approves the installation. T he petitioner shall work with t he V illage and the 0 wner 0 f t he adjacent shopping center to finalize an appropriate cost-sharing program (potentially based on trip generation and/or a square foot calculation) for the installation of a traffic signal. The Village shall act as the final arbitrator in determining the cost allocation for the signal and the petitioner agrees to comply with such determination. The Planning & Zoning Commission asked Ms. Connolly several questions regarding the location of the drive- thru lanes, parking lot lighting, and street lights on Elmhurst Road / Rte. 83. Ms. Connolly said the Police Department had reviewed and approved the proposed drive-thru location based on security reasons. She said that JeffWulbecker, Village Engineer, would address the Rte. 83 questions. Jeff Wulbecker came forward and spoke. He said that there is always a problem with providing lighting at one area of an mOT road because the source must be extended from another area. The Village would be responsible for installing and maintaining the streetlights. Mr. Wulbecker suggested referring the request for additional streetlights on Rt. 83 to the Safety Commission. Ms. Juracek asked the petitioners to stand to be sworn in and identify themselves when they spoke individually. George Drost, 111, Dunton, Arlington Hts., an attorney representing Harris Bank, spoke first. He said that they were there to clarify some issues and he would introduce several individuals, starting with the designer, Brad Pausha. . Brad Pausha, 500 N. Dearborn, Chicago, Valeria DeWalt & Train, stepped forward and said he would do a walk through the presentation to show the exterior, the site plan, the landscape & signage program. He introduced the next speaker. Amy Flairty, Pugsley Architects, 738 Constitution Dr., #3, Palatine, IL, presented the landscape plan. She pointed out plantings of winter character to be used on all sides of the property. The P&Z Commissioners asked whether the 50% more evergreens requested by staff had been added. Ms. Flairty said it had not. P&Z members agreed with the Staff recommendation that more evergreens be added to the landscape plan. George Schober, V3 Infrastructure Services, 7325 Jones Ave., #100, Woodridge, IL, asked if there were specific traffic questions. Ms. Juracek asked about cars coming in the property south to north. Mr. Schober said that was a potential conflict point although the site lines approaching those lanes is wide open and there is no landscaping to impede the view of cars entering those lanes. Discussion on lane usage followed. Mr. Drost suggested John Frieburg come forward to speak about operations at this time. John Frieburg, President of the Arlington-Meadows Harris Bank, 3225 Kirchoff Rd., Rolling Meadows, I L, testified that hours of operation will be 7am- 7pm at the drive-thru, with volumes being heaviest in the a.m. and p.m. T he Rolling Meadows I ayout is similar to the proposed Elmhurst Rd. layout and they have not raffic problems. Jeff Wulbecker spoke about the north driveway being right-in only, which would be taken care of through the Engineering Department in the design stage. There was discussion by P&Z members and staff about whether to allow the petitioner a Variance for brighter parking lot lighting in order to provide more lighting at Elmhurst Rd. It was finally decided that the petitioner ,¡ Planning & Zoning Commission Arlene Juracek, Chairperson PZ-O2-04 Page 5 should design and build the parking lot lighting to meet current code requirements and modify the site later if needed. Linda LaBarge addressed the Commission and said they would increase low-growing evergreens along the Elmhurst Road frontage and would submit a new plan for Staff review. She noted that they do not want to modify the proposed landscape materials along the north property line and would work with CornEd to obtain their approval to install the proposed plants in the CornEd right-of-way. Ms. Juracek closed the hearing at 9:05 pm. Richard Rogers made a motion to recommend that the Village Board approve a request for a Conditional Use for a drive-thru with the conditions imposed by staff and: 1. Develop the site in accordance with the plans prepared by Valerio Dewalt & Train dated January 22, 2004, but revised to reflect the following: a. A photometric plan that complies with the Village's Lighting Regulations, but includes a fixture in the northeast corner of the property that could be adjusted in the future if the Village determines additional lighting is needed; b. A more defined right-in curb-cut for the northernmost driveway; and c. A landscape plan that includes additional year-round/evergreen materials along the east lot line. Joe Donnelley seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, Youngquist, and Juracek NAYS: None Motion was approved 7-0. Richard Rogers made a motion to recommend that the Village Board approve a Variation to allow a two (2)-foot landscape setback along the north lot line. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Cotten, Floros, Donnelly, Rogers, Sledz, Youngquist, and Juracek NAYS: None Motion was approved 7-0. At 9:40 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\Planning & Zoning COMM\P&Z 2004\Minutes\PZ-02-04 1450 S Elmhurt ReI Harris Bank.doc