Loading...
HomeMy WebLinkAbout08/28/2014 P&Z Minutes 24-14MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -24-14 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: Hearing Date: August 28, 2014 200 W. Northwest Highway LRA Equities, LLC. August 13, 2014 08-12-100-013-0000 Conditional Use for a drive-through Agostino Filippone Thomas Fitzgerald Sharon Otteman William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chairman None Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development INTERESTED PARTIES: Scott Whistler, John Luxem, and Jim Tinaglia Chairman Donnelly called the meeting to order at 7:30 pm. Commissioner Beattie made a motion, seconded by Commissioner Youngquist to approve the minutes of the July 24"', 2014 Planning and Zoning Commission Meeting; the minutes were approved 7-0 with one Commissioner abstaining. After hearing two (2) additional cases, Chairman Donnelly introduced Case PZ -24-14, 200 W. Northwest Highway and stated the case was Village Board Final. Ms. Andrade stated that the Petitioner for PZ -24-14 is requesting a Conditional Use for a drive-through establishment as part of a new shopping center at 200 W. Northwest Highway. Ms. Andrade stated the Subject Property is located on the Northwest Highway between Elmhurst Avenue and Pine Street. The Subject Property is zoned B5C Core Central Commercial to the west, north, and east. The I2 Railroad borders to the south. Ms. Andrade stated the Petitioner submitted two (2) site plans for review. Each scenario indicates a 12,419 square foot shopping center with the drive-through establishment located at the west end. The parking would be located along Northwest Highway and the development would be accessed via a drive from Elmhurst Avenue and drive from Pine Street. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Ms. Andrade explained Site Plan "A" would maintain the existing access drive from Elmhurst Avenue and called for a twelve (12) foot wide one-way drive aisle adjacent to the drive-through lane. She further stated the site plan would require approval from the bank as the drive-through lane would encroach an existing cross access easement that the bank has rights to. Ms. Andrade stated Site Plan `B" would move the Elmhurst Avenue access drive further north, eliminate the drive aisle adjacent to the drive-through lane altogether, and provide a larger parking lot landscape island west of the drive-through lane. The site plan would also require approval from the bank. Ms. Andrade stated each scenario would comply with the parking and stacking requirements. The proposed building would require forty (40) parking spaces and four (4) stacking spaces for the drive through window. The site plans indicate fifty (50) parking spaces and eight (8) stacking spaces. Ms. Andrade stated the proposed elevation plans indicate the proposed building will include brick, stone, and metal canopies. Detailed elevation plans indicating the brick size and type of stone will be required. Ms. Andrade stated the proposed landscape plan indicates it would not comply with all of the landscape requirements. The landscape plan will be required to provide shade trees in the parking lot landscape islands and along the perimeter. Further an automatic underground sprinkling system will be required. Ms. Andrade stated the proposed photometric plan indicates light levels that exceed the Village Code limitation as measured at the east property line. The light levels at the east property line measure up to .9 foot-candles when a maximum .5 foot-candles permitted. She further explained the photometric plan does not include uniformity levels for the parking lot. The Petitioner is not seeking relief from the Village's lighting regulations and is required to revise the photometric plan and submit fixture cut sheets for all exterior lighting that comply with Village Code. Ms. Andrade summarized the standards for Conditional Uses as the following: • The Conditional Use will not have a detrimental impact 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, drainage, and design of access and egress to minimize congestion on Village streets Ms. Andrade stated the Petitioner indicated the proposed drive-through Dunkin Donuts will be an asset to the area. It will help increase the retail traffic and assist future development in the surrounding area. The Dunkin Donuts will be only the 2nd located on Northwest Highway from Des Plaines to Barrington. She further explained, the proposed improvements will eliminate the existing curb cut located on Northwest Highway and only utilize access points from Elmhurst Avenue and Pine Street. Ms. Andrade stated that Staff reviewed the Petitioner's request for a drive-through and felt that it meets the standards for a Conditional Use. She stated the proposed drive-through will comply with the stacking and parking requirements. The Petitioner submitted a traffic impact study that concluded that the new traffic to be generated is projected to have limited impact on the roadway system and adjacent intersections. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Ms. Andrade stated the traffic study further concluded that geometric modifications or improvements will not be needed or warranted at the intersections of Northwest Highway with Elmhurst Avenue and Pine Street. The proposed access drives will provide for direct and convenient access into the site and will operate at acceptable levels of service. Ms. Andrade further stated that Staff recommends adding a condition of approval to utilize site plan `B" instead of "A" as it would provide for better traffic circulation and minimize any potential vehicle conflict. Staff also recommends adding a condition of approval requiring new signs that comply with code instead of reusing the existing signs. Ms. Andrade stated Staff recommends that the Planning and Zoning Commission recommend approval of the following motion: "To approve: 1.) A Conditional Use to operate a drive-through restaurant, subject to the conditions listed in the staff report. She stated the Village Board's decision is final for the case. Chairman Donnelly asked if the drive through is the only item that needs approval. Ms. Andrade stated that was correct. Commissioner Youngquist asked if the proposed plan was included in the downtown implementation plan. Mr. Simmons stated the Village provided the downtown plans and had discussions with the developer regarding the guidelines for possible development opportunities. He further explained the developer decided to continue with the proposed plan. Commissioner Youngquist stated that the downtown plan's executive summary did not recommend a multi-tenant/strip center for the subject property. Mr. Simmons responded that the downtown implementation plan is purely conceptual and that Staff worked with the developer to integrate some of those concepts to the proposed development. Commissioner Youngquist stated the type of development being proposed limits the creativity because of where the parking is located. Commissioner Mizwicki asked if the drive-through is going through the parking lot. Ms. Andrade stated that the drive-through is located on the west end of the property and is not necessarily going through the principal parking lot. Commissioner Mizwicki stated the majority of the Dunkin Donuts are partnered with Baskin Robbins, and asked how they can ensure Capannari's Ice Cream won't have direct competition with them. Mr. Simmons stated the Village can't restrict any retail establishment from selling ice cream in the Subject Property because it is a permitted use in the zoning district. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Chairman Donnelly swore in Scott Whistler (LRA Equities) 1413 E. Wing Street, Arlington Heights, Illinois; John Luxem (Dunkin Donuts) 210 N. Stratton Lane, Mount Prospect, Illinois; and Jim Tinaglia (Tinaglia Architects) 107 W. Hawthorne, Arlington Heights, Illinois. Mr. Whistler stated they have been working with Staff for the past few months to come up with a plan that works best for the site. He stated the two proposed site plans seem to be the best options at this point. Mr. Tinaglia stated they have brought several experts that are working on the project as well. Such as a traffic engineer and civil engineer who can answer questions in more detail. Mr. Tinaglia addressed Commissioner Youngquist's concerns about the positioning of the building and how the plan will work well on the site. Mr. Tinaglia stated they chose to move forward with the proposed site plan because it works best economically for the usability of the site. He further stated his client likes the design of the building and is being mindful of the backside of the building that is facing the park and Capannari's. Mr. Tinaglia explained their plan to create painted murals by artists in the community to have along the back of the building. Commissioner Beattie asked if the Petitioner has spoken with the Village regarding the use of part of the park as outdoor dining for one of the proposed restaurant spaces. Mr. Tinaglia stated it is strictly an idea and they have approached the Village about using a portion as outdoor dining space. He stated they understand it is something they need to work out with the Village as an option and are flexible with that aspect of the project. Commissioner Beattie asked what kind of tenants they are targeting for the retail spaces because the spaces seem very small. Mr. Whistler stated that the spaces could be combined to make a bigger space if the tenant needs bigger space. Commissioner Beattie asked how the bank feels about part of the drive-through turnaround abutting into their easement. Mr. Whistler stated they have been working with Staff and the bank to come up with an agreement that will work for both parties. Mr. Tinaglia stated the easement is currently non-functional and was used for larger trucks to turn into and make deliveries. He further stated there are no trucks speculated to use that easement, and if the proposed change is made the bank is aware they would gain two (2) extra parking stalls and extra landscaping island. Mr. Beattie stated while he understands the concept he does not feel this is the right space for a strip center because it goes against the downtown implementation plan. Commissioner Youngquist asked why they could not have a concept with parking behind the building. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Mr. Whistler stated they feel building the structure right up on the roadway is not a good option for that particular space. He further stated if the Subject Property was in more of a pedestrian friendly area that concept could work. There was general discussion between the board and the Petitioner regarding the proposed plan and how it does not fit in with the downtown plan. Commissioner Youngquist stated the residents of Mount Prospect are not going to benefit from the drive through and that it is not right for the space. He also commented that there are four (4) Dunkin Donuts in the Village and that there is not a viable reason to put a drive-through at the Subject Property. Mr. Luxem stated the Dunkin Donuts' are located on the outskirts of town and feels that the location of the Subject Property would be ideal because of the proximity to the train. Commissioner Youngquist asked if the Dunkin Donuts could be built without the drive-through. Mr. Luxem explained that he would prefer not to do that because they do forty percent (40%) of their business from the drive-through. He explained that customers prefer using the drive-through as oppose to coming into the restaurant because of the convenience factor. Commissioner Beattie reiterated the fact that although the project is nice it does not fit in with the proposed concepts of the downtown plan that the Village has come up with. Commissioner Mizwicki asked where the deliveries will be made and the where the trash will be held for all of the tenants. Mr. Simmons stated there is a service walk behind the building that leads to the trash enclosure and that deliveries will be made in the front of the building. Commissioner Youngquist stated that the designated area for the trash enclosure is not big enough for the entire building. Chairman Donnelly asked if the Petitioner understood and accepted all of the conditions that were added to the motion by Staff. The Petitioner stated they understood and accepted. Chairman Donnelly asked the board if they had any further questions or comments for the Petitioner, hearing none he opened the public portion of the case. Chairman Donnelly swore in Marlys Weary 15 S. Pine Street #404, President of the Shires at Clock Tower Place Condominium Association, and Alice Summers 15 S. Pine Street #300. Ms. Weary asked if any of the business would have late night licenses; and stated their concerns about the entrance way on Pine Street. She further explained traffic could cause difficulties with parking on Pine Street which is already an issue. Ms. Summers stated that her main concerns were the garbage issue and the amount of traffic turning onto Pine Street from Northwest Highway. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Chairman Donnelly swore in Adam Fishman 301 W. Central Road from Dog Play Daycare. Mr. Fishman stated that his only concern was parking. He stated he thinks the project is needed in that area but feels taking away public parking spots will become a major issue. He said he is in support of site plan A, but thinks site plan B is not conducive to the lack of parking that already exists. Commissioner Youngquist asked Mr. Fishman where the parking is located for his building. Mr. Fishman stated he only has 2-3 spots for parking on the side of his building. Commissioner Youngquist asked how many customers the Dog Day Care has on average daily. Mr. Fishman stated around one hundred (100) total a day. Chairman Donnelly swore in Linda Larson 1401 W. Cleaven Mount Prospect, Illinois and John Green 531 W. Dundee Buffalo Grove, Illinois; both representing Mount Prospect State Bank. Mr. Green stated the Bank is supportive of the project. He further explained they understand some of the comments the board has made to the Petitioner because the Bank had to address the same concerns when they were developing the Bank. Mr. Green stated the shared easement between the Bank and the Subject Property isn't an issue; however, the Bank cannot agree to either site plan at this point because they have only been aware of it for the past week. He further stated that the Bank is willing to talk and come to an agreement that would respect the ingress and egress requirements that the Bank has. Mr. Green stated the one and only ingress and egress for the Bank is affected by each of the proposed site plans. He further stated that if the board decides to approve the project, the Bank asks that there be some time allotted for the Bank and the Petitioner to discuss and come to an agreement regarding the shared easement. Commissioner Youngquist asked if the Bank used the parking located closer to Northwest Highway through the cross easement agreement. Mr. Green stated the customers are limited to the parking area closer to the Bank; he further stated they do not see the parking as an issue just mainly the traffic flow coming into and out of the site. Chairman Donnelly called the Petitioner back to the stand to address the issues from the residents. Mr. Whistler stated they do not anticipate having any businesses that would require a late night license. He stated the restaurant use would need to comply with code. Mr. Simmons stated any business would need to comply with the hours of operation and any outdoor dining establishments would have to follow the outdoor dining regulations which would limit them to close the outdoor seating component at 11:00 pm. Chairman Donnelly asked the Petitioner to address the issue of the increased traffic on Pine. Mr. Whistler stated that there currently is a curb cut on Pine Street. He stated any type of development is going to need some type of access onto Pine Street. The proposed development excluded the curb cut on Northwest Highway for safety reasons. Planning and Zoning Commission- August 28`, 2014 PZ -24-14 Joseph Donnelly, Chair Chairman Donnelly asked the Petitioner to address the parking issues along Elmhurst. Mr. Whistler stated the elimination of the two spots along Elmhurst should not affect the area too much considering the project is over parked in comparison of what is being proposed. Chairman Donnelly asked what the hours of operation would be for the shopping center. Mr. Luxem stated that Dunkin Donuts would be open from 5:00 am until 11:00 pm. Mr. Whistler stated the parking on Pine Street should not be an issue because they are providing plenty of parking onsite for the center. Chairman Donnelly asked if the Petitioner would be willing to continue the case until the next Planning and Zoning meeting so they can have time to address the issues brought up at the meeting. Mr. Whistler said that he would be willing to continue the case. A resident who did not identify himself stated the existing curb cut on Pine Street is farther north than the proposed curb cut which is an inevitable result of moving the parking lot to the front of the center. He further stated that the proposed businesses would generate a lot more traffic than the previous tenants. Mr. Simmons stated that Staff feels the proposed stacking would be adequate for the amount of traffic that will be generated from the site. He further stated the drive-through location on the western side of the entrance provided a little more room for stacking as opposed to the eastern side of the site. Mr. Simmons further explained that on -street parking will be more convenient for existing businesses and for the residents along Pine Street; and by moving the entrance closer there will be enough space for a vehicle to stop and wait for other vehicles exiting the site. Commissioner Fitzgerald made a motion seconded by Commissioner Beattie to continue the case PZ -24- 14 to the September 25t1 Planning and Zoning meeting. UPON ROLL CALL AYES: Beattie, Youngquist, Kueter, Mizwicki, Otteman, Fitzgerald, Donnelly NAYS: NONE The motion to continue the case to the September 25th meeting was approved 7-0. After hearing one (1) additional case Commissioner Beattie Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was adjourned at 10:20 pm. Jenna Moder Jenna Moder, Administrative Assistant Community Development Department Planning and Zoning Commission- August 28t, 2014 PZ -24-14 Joseph Donnelly, Chair