Village of Glenview Plan Commission

Transcription

1 Village of Glenview Plan Commission STAFF REPORT October 14, 2014 TO: Chairman and Plan Commissioners CASE #: P FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT: Final Site Plan Review and Preliminary Subdivision Approval ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees CONTACT: David Schaefer 2500 S. Highland Avenue, Suite 340 Lombard, IL Tel: (630) APPLICANT: H Mart 3385 Milwaukee Avenue Glenview, IL OWNER: Mike Giannos 3854 Sally Court Glenview, IL Tel: (847) LOCATION: PROJECT NAME: 3385 Milwaukee Avenue H Mart PROPOSAL: The applicant, H Mart, represented by David Schaefer, proposes the renovation of the existing building and site plan changes to accommodate a food store H Mart at 3385 Milwaukee Avenue. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.

2 Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): Current B-2 General Business District North B-2 General Business District East R-18 Multi-family South B-2 General Business District West B-2 General Business District AERIAL PHOTOGRAPHY: 2

3 PICTOMETRIC PHOTOGRAPHY: North Elevation(s) East Elevation(s) 3

4 PICTOMETRIC PHOTOGRAPHY: South Elevation(s) West Elevation(s) 4

5 SITE PHOTOGRAPHY: 5

6 SITE PHOTOGRAPHY: 6

7 SITE PHOTOGRAPHY: 7

8 Project Summary PROJECT DESCRIPTION: The applicant, H Mart, represented by David Schaefer, proposes a building renovation and associated site plan changes for the building at 3385 Milwaukee Avenue to accommodate a food store. The property is currently zoned B-2 General Business District, and both properties are under the same ownership but currently the southern triangle portion of land is not developed. The subject property is comprised of approximately 0.51 acres and the existing building is comprised of approximately 11,372.0 square feet. Access to the site would be available from Milwaukee Avenue via a full access curb-cut and a full access drive off from Sanders Road via a mountable median to the east of the subject property. The existing building is legal non-conforming since the applicant is proposing no changes to the overall structure. The changes to the site include adding additional parking south of the existing parking lot in the undeveloped triangle portion of land. The proposed parking lot includes compliant parking islands with landscaped area with curbing and pavement edges. Storm water detention will also be installed in compliance with Village requirements via a storm trap storage chamber. The proposed changes on the southern portion of the site are required to comply with current site plan requirements. The site has an existing trash enclosure at the northeast corner of the site which the applicant proposes to utilize. The applicant proposes a new entry feature with a stucco façade and standing seam roof to match the finishes of the existing store. The proposed storefront system will match the existing storefront. New signage is proposed for the north, east and west elevations. The two existing pylon signs will be removed and new ground signs proposed. POTENTIAL NEIGHBORHOOD IMPACTS: The building was previously used as a food store, thus there are no anticipated negative impacts. 8

9 Plan Commission Review SITE PLAN COMMENTS: The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. Staff comments after evaluating the development for compliance with the Final Site Plan Review Ordinance Criteria: CIRCULATION Sanders Road has a mountable median. Both the Milwaukee Avenue and Sanders Road access drives are full access points. No Parking signs shall be installed at the exit of the one-way drive on the east side of the proposed parking lot addition to prevent two-way traffic. The parking spaces along the south building frontage are existing spaces, thus, they do not need to comply with the current Village requirement for parking lot islands. The applicant shall install sidewalks along Milwaukee Avenue and Sanders Road starting at the intersection and connecting to the property north of the subject property as a part of the subdivision process. BUILDING AND STRUCTURE LOCATION The applicant should verify the trash enclosure is sufficiently sized to accommodate refuse generated from the proposed use. The applicant has stated they will have trash pick-up four (4) times per week. If needed the applicant may need to increase refuse pick-up. BUILDING SCALE The applicant intends to remodel the existing building including proposed façade renovations. The applicant is proposing to add an enclosed entry feature in the same location as the existing main entry doors. The entry feature will utilize the same materials and storefront systems as the existing building. The proposed building design shall be subject to review and approval by the Appearance Commission. 9

10 PARKING LOTS The applicant plans to pile snow in winter months in the interior parking lot islands and in the landscape areas on the exterior of the site. The number of proposed parking stalls is compliant with the required parking for such a use at 1 stall per square feet of building area. SITE ILLUMINATION All lighting and photometric designs will be subject to Appearance Commission review. The applicant has yet to submit a photometric plan for staff review. LANDSCAPING The landscape plan shall be subject to the review and approval of the Appearance Commission. The parking lot is compliant with 6 trees in the parking lot interior. GRAPHICS AND SIGNAGE The applicant would be allowed to replace panels in the existing legal nonconforming pylon sign panels, however no structural changes would be permitted. If structural changes may be required to allow the proposed modifications, the existing pylon sign would be required to be removed in favor of a new ground sign designed in compliance with current ground sign design guidelines. If new ground signs are installed one (1) ground sign would be permitted on each roadway. All signage is subject to Appearance Commission Review. 10

11 Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed land use is consistent with the land uses prescribed by the Comprehensive Plan, subject to the approval of a Conditional Use ordinance. Official Map Yes The existing property zoning is consistent the property zoning prescribed by the Official Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan No The plan shows the Sanders Road and Milwaukee Avenue intersection being reconstructed to bring Sanders Road to a T- intersection. IDOT is not planning on reconstructing the roadway until 2019 and at that time has limited funding for the project. Realigning the intersection would require significant property accumulation which at this time IDOT is not able to fund and thus unlikely to occur. Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan N/A Public sidewalk would be required to cross the property on both the Sanders Road and Milwaukee Avenue as part of the Final Subdivision process. The GNAS Design Guidelines N/A - LAND USE STATISTICS: Allowed/Permitted Proposed Compliance Zoning B-2 B-2 Yes Lot Size 6,250.0 sq. ft. 37,080.0 sq. ft. Yes Building Height feet Yes Minimum Front Yard Setback 50.0 feet from centerline of Sanders Road ~75.0 feet Yes Minimum Side Yard Setback 0 or 3 feet ~180.0 feet Yes Minimum Side Yard Setback 0 or 3 feet 0.0 feet Yes Minimum Rear Yard Setback 20.0 feet 0.0 feet (existing non-conforming) Yes Lot Coverage 25% 22.7% Yes 11

12 PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Food Store Formula 1 stall for every sq. ft. Quantity Total Required Total Proposed Compliance 11,372.0 sq. ft Yes PROJECT TIMELINE: A. 09/26/14 Preliminary Site Plan Review B. 10/06/14 Application Check & Final Exhibits C. 10/14/14 Plan Commission Meeting(s) D. 10/15/14 Appearance Commission Meeting E. 10/21/14 Village Board of Trustees First Consideration F. 11/04/14 Village Board of Trustees Second Consideration G. TBD Building Permit Application & Final Engineering H. TBD Building & Engineering Inspections I. TBD Business License(s) J. TBD Certificates of Occupancy 2014 A B CD E F G Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 12

13 PRELIMINARY SUBDIVISION: The following is a summary of issues to consider when evaluating compliance with the Subdivision Ordinance: The proposed final site plan will serve as the Preliminary Subdivision plat for the purposes of Preliminary Subdivision Approval. Final Subdivision (or consolidation) of the original lots comprising the development area will be required prior to the issuance of a certificate of occupancy. Detention infrastructure, utilities, and easements may be required through the final subdivision review process of the subject properties comprising the development site. Any requests for waiver of any public improvement or subdivision code requirement shall be considered through Final Subdivision of the subject property by the Plan Commission and Village Board of Trustees. In any instance where a waiver may not be supported, the Village may require installation of the condition, or a covenant agreement obligating the property owner for costs associated with the installation of the condition at a later time. ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. TRAFFIC IMPACT ANALYSIS: No traffic impact study was required for the scope of the proposed project, however staff did consult with the Village s Traffic consultant to confirm the proposed parking lot circulation patterns were adequate. The applicant has proposed relocation of the Sanders Road entry. The Village s Traffic consultant has confirmed that the proposed location would be better than aligning the entry with the drive aisle due to Greenleaf Lane across Sanders Road. FISCAL IMPACT ANALYSIS: No fiscal impact study was required for the scope of the proposed project as the use will occupy a vacant space that had previously included a similar commercial land use. 13

14 REQUIRED APPROVAL(s): The following chart details the necessary required approvals and is provided as a Regulatory Review Appendix. The appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each Commissioner has a copy of the appendix and copies for the public are located on the table near the Board Room entrance doors and are available in the Planning Division section of the Village website Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Public Notice 3. Applicant s Application Materials & Exhibits 14

15 Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, I move in the case of P , H Mart at 3385 Milwaukee Avenue, that the Plan Commission recommend the Village Board of Trustees grant Final Site Plan approval in accordance with the following: 1. Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and in compliance with the following documents prepared by: A. David A. Schaefer Architects and dated 10/05/2014: 1. Proposed Site Plan (Sheet C1) 2. Proposed Ground Floor Plan (Sheet A1) 3. Proposed Basement Plan (Sheet A2) B. C.M. Lavoie and dated 07/31/2014: 1. Plat of Survey 2. Existing Conditions/Demo Plan 3. Geometry/Utility Plan 4. Grading/Erosion Control Plan 5. Drainage Exhibit C. All materials presented to the Plan Commission on October 14, 2014; and associated revisions required by the Plan Commission. D. No Parking signs shall be installed at the exit of the one-way drive on the east side of the proposed parking lot addition to prevent two-way traffic. 2. Preliminary Subdivision approval in compliance with the following exhibit prepared by C.M. LaVoie dated 07/31/2014 entitled Geometry/Utility Plan and the exhibit prepared by David A. Schaefer dated 10/5/2014 entitled Proposed Site Plan. Public sidewalks along Milwaukee Avenue and Sanders Road intersection connecting the existing sidewalks to the property to the north is required. 3. Final Appearance Commission approval is required for any proposed building architecture, signage, landscaping, and lighting. 15