Village of Glenview Plan Commission

Transcription

1 Village of Glenview Plan Commission STAFF REPORT May 13, 2014 TO: Chairman and Plan Commissioners CASE #: P FROM: Community Development Department CASE MANAGER: Jeff Brady, Director of Planning ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Village Board of Trustees APPLICANT: Charlie Haapala TMC Illinois 2, LLC 501 S. Pennsylvania Parkway, Suite 160 Indianapolis, IN Tel: (312) OWNER: PR II Willow Sanders Road JV LLC 55 E. Monroe, Suite 3250 Chicago, IL Tel: (312) LOCATION: PROJECT NAME: 3780 Willow Road CVS /pharmacy CONTACT: Jerremy Foss 900 Woodlands Parkway Vernon Hills, IL Tel: (773) PROPOSAL: The applicant, TMC Illinois 2, LLC, represented by Jerremy Foss, requests a Conditional Use to operate a drive-thru pharmacy, a B-3 use in a B-2 District; Final Site Plan Review; and Preliminary Subdivision approval to allow a CVS/pharmacy at 3780 Willow Road in the GlenStar development. 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 Glenview B-2 General Business District North Glenview B-2 General Business District East Glenview B-2 General Business District South Glenview B-2 General Business District & Cook County C-7 Office Research Park District West Glenview B-2 General Business District AERIAL PHOTOGRAPHY: 2

3 Project Summary PROJECT DESCRIPTION: The applicant, TMC Illinois 2, LLC, represented by Jerremy Foss, proposes the construction of a retail store and drive-thru pharmacy at 3780 Willow Road in the GlenStar development. The 13,225 sq. ft. one-story masonry building is surrounded by 69 parking stalls with the primary entrance to the store being located at the southwest corner of the lot addressing the intersection. The store would be open seven (7) days a week from 7am-10pm, with slightly more restrictive hours of operation for the pharmacy use. The peak use of the site occurs during the evening rush hour and peak demand for the pharmacy drive-thru is typically no more than three (3) vehicles, including the one (1) stacking space at drive-thru window. The curb cuts for the use are located as planned directly across from existing curb cuts, and the proposed northern and southern drive aisle connect into the planned bank site to the east. The site can accommodate the turning radius of delivery vehicles and emergency equipment, complies with the parking lot landscaping requirements and contains 24 more parking stalls than required by Village code. To maintain as many stalls close to the entrance, employees will be parking in the northern portion of the parking lot. BACKGROUND: A brief description of the steps associated with the development of the subject parcel is listed below: The property is subject to the Willow Road Corridor Agreement between the Village and the Village of Northbrook, dated March ; o Amended June 4, 2007 o Amended June 12, 2007 o Amended July 1, 2008 The property is also subject to the Milwaukee Road and Sanders Road Corridor Agreement between the Village and the City of Prospect Heights, dated June 17, 1997; o First Amendment to the Agreement, dated September 16, 2006 A Joint Planning Team, appointed by Northbrook and Glenview, met in 2007 to establish the Joint Community Concept Plan ( JCCP ). The JCCP outlined the land uses and design parameters for the redevelopment of the site. An Annexation Agreement between the Village of Glenview and PR II Willow /Sanders Road JV, LLC was executed on August 5, Pursuant to the annexation agreement, the Village adopted Ordinance No. 5128, August 5, 2008, which provided for rezoning, planned development approval, final site plan approval, preliminary subdivision, and associated variations for the GlenStar office and hotel parcels. Ordinance 5156, adopted November 18, 2008 included a change from two hotels to one hotel and modifications to the office proposal. Astellas acquired the office parcel from GlenStar and the Village adopted Ordinance No on September 1, 2009, permitting the development of the office buildings completed in Ordinance No was adopted on June 15, 2010 modifying the access road and connection to the Willow Road intersection 3

4 In April 2012, the Village Board signed the Fourth Amendment to the Willow Road Corridor Agreement between the Village and the Village of Northbrook and the Second Amendment Milwaukee Road and Sanders Road Corridor Agreement between the Village and the City of Prospect Heights. Both agreements were amended to permit the revised development plan proposed by GlenStar and being presented to the Plan Commission for review. The Annexation Agreement was to permit the revised development plan including the Tapestry Apartments, Mariano s, and the various retail parcels. The drive-thru pharmacy is on a lot that was described as future retail and the latest version of the development plan was approved as part of Ordinance No on March 5, 2013 (attached). POTENTIAL NEIGHBORHOOD IMPACTS: There does not appear to be any direct impact to adjacent residential neighbors as the existing office building will shield the proposed development from the residential neighborhoods to the east of I-294. Final Site Plan Review FINAL SITE PLAN REVIEW COMMENTS: The purpose of the Site Plan Review process is to consider the physical conditions of a proposed site plan in a manner which includes basic zoning, subdivision, design, and building regulations. The review process is intended to promote more orderly and harmonious development and to ensure that all codes and ordinances have been met, helping to provide a logical and coordinated review of proposed developments. Staff has coordinated with the applicant on the included submittal which substantially complies with the Site Plan Review Ordinance Criteria: CIRCULATION A turning template is provided to demonstrate trucks can adequately circulate around the site. Hatching in the loading area is used to delineate where a truck may be located, which still allows for up to 2 cars to stack behind the drive-thru window before blocking the by-pass lane. BUILDING & STRUCTURE LOCATION The main entrance is visibly located and addresses the main intersection, while the drive-thru window is located towards the rear of the site. BUILDING SCALE The applicant has incorporated the architectural modifications suggested by staff. The building architecture shall be subject to review and approval by the Appearance Commission o The cornice at the main entrance should continue further down the west and north facades 4

5 o o o at least one bay to provide more emphasis for the main entrance. Confirm that the proposed building height is measured from the average existing grade, as defined per ordinance. Furnish detail sheets for any exterior structures or prefabricated units (windows, doors, lighting, etc.) Building material and color samples will be required for the Appearance Commission review. PARKING LOTS The applicant should explain how many customers and employees would be expected during peak usage to verify why 25 more spaces are proposed than required by the ordinance, and whether a few of the stalls can be land-banked to landscape area until a need for the stalls is demonstrated. While the stall depths are shown at 17ft and 18ft deep, the appropriate sidewalk and landscape overhangs exist. SITE ILLUMINATION The applicant proposes the use of fixtures at heights of 12.0 feet, consistent with the fixture designs in use elsewhere across the retail areas of the site. The applicant s lighting engineer will need to revise site calculations for the proposed light levels and area of measurement before compliance with maximum, average, and uniformity ratio can be confirmed. The proposed photometric plan and lighting fixtures shall be subject to review and approval by the Appearance Commission. LANDSCAPING The applicant has added a pocket seating area at the northwest corner of the site. The applicant should demonstrate how the trash enclosure and the area screening the compactor and transformer area match the architecture of the building and are screened by landscaping. The applicant should explain how the landscaping along Capital and Willow have been increased to offset the lack of foundation plantings along the south and west elevations. The applicant should add additional materials for maximum screening within the landscaped median between the drive-thru and future bank use, but confirm adequate sight lines are maintained for vehicles traversing the area. The landscape plan shall be subject to the review and approval of the Appearance Commission. GRAPHICS AND SIGNAGE The directional sign C3 should be moved from south east corner to the 9 ft landscaped median. The awning and signage shall be subject to the review and approval of the Appearance Commission. 5

6 CONDITIONAL USE STANDARDS: A Conditional Use is the use of land, building, and/or structure which, because of its unique characteristic, can only be allowed in a particular Zoning District through a special approval process. There are five standards the Plan Commission uses to evaluate the impact of a particular Conditional Use and determine the appropriateness of that use in the designated zoning district. Per Sec of the Municipal Code, the Plan Commission shall evaluate any petition for Conditional Use Permit in accordance with the following standards before offering a recommendation to the Village Board of Trustees: 1. The proposed conditional use at the particular location is necessary or desirable for the public convenience; and it will not be injurious to the use and enjoyment of property already permitted in the immediate vicinity; nor will it diminish or impair property values in the neighborhood; nor will it affect a significant change in the character of the neighborhood. 2. The location and size of the conditional use, the nature and intensity of the operation involved in or conducted in connection with it, the size of the site in relation to it, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with present development and the appropriate and orderly future development of the district in which it is located, as well as other butting districts. 3. The location, nature, and height of buildings, walls, and fences, and the nature and extent of the landscaping on the site shall be such that the use will not unreasonably hinder or discourage the appropriate development and use of adjacent and nearby land and buildings. 4. Parking areas shall be of adequate size for the particular use, properly located, and suitably screened from adjoining residential uses, and the entrance and exit drives shall be laid out so as to prevent traffic hazards and nuisances, and minimize traffic congestion in the area. 5. A use which is permitted in another district by conditional use shall comply with all applicable bulk regulations of the district in which the use is located. Please refer to the applicant s Conditional Use application within the attached application materials for details regarding the applicant s responses and justifications for the proposed use in regard to the Conditional Use Standards. PRELIMINARY SUBDIVISION APPROVAL: The site plan acts as a preliminary subdivision plat. Once a project is approved and following the granting of Final Engineering Approval, the petitioner will prepare a final subdivision plat and appear before the Plan Commission to gain approval of the final lot configuration and necessary easements. Final Subdivision will be required prior to the issuance of a certificate of occupancy. 6

7 Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed land uses are consistent with the land uses prescribed by the Comprehensive Plan as amended during part of the master development Official Map Yes The existing property zoning is consistent the property zoning Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A - Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Public sidewalks are currently installed along Willow Road and around the private roads surrounding this lot. The GNAS Design Guidelines N/A - LAND USE STATISTICS: Retail: Allowed/Permitted Proposed Compliance Zoning B-2 B-2 Yes Lot Size 67,953 sq. ft. 67,953 sq. ft. Yes Building Height Yes Minimum Front Yard Setback 50.0 feet from centerline of Willow ~131.0 feet Yes Road Minimum Side Yard Setback 0 or 3 feet 74.0 feet Yes Minimum Side Yard Setback 0 or 3 feet 26.0 feet Yes Minimum Rear Yard Setback 20.0 feet 56.0 ft Yes Lot Coverage 65% 18.96% Yes 7

8 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 Total Total Formula Quantity Compliance Requirements Required Proposed Retail 1 stall per 300 sq. ft. 13,225 sq. ft Yes TRAFFIC IMPACT ANALYSIS: The applicant has submitted a memorandum by William Woodward of KLOA and dated April 11, 2014, which summarizes the results of a traffic and circulation evaluation for the proposed use. A copy of the study is included in the applicant s exhibits. A review of the evaluation was conducted by the Village s independent third-party consultant, James J. Benes and Associates, Inc. on May 9, 2014 and is attached to this report. The traffic generated by the use is slightly more than anticipated during the traffic projections conducted in 2013, however based on updated trip generation figures produced by the ITE Trip Generation Manual which reduce the grocery and coffee trips, the minor increase is offset. Benes concludes the circulation patterns are acceptable and there are no concerns with the loading area configuration or the drive-thru stacking. FISCAL IMPACT ANALYSIS: A fiscal impact study is not required as the proposed land use is permitted by current zoning regulations, compatible with the originally proposed improvements, and compatible with the requirements of the B- 2 General Business District. ENGINEERING COMMENTS: The applicant has prepared preliminary civil engineering plans which have been reviewed by the Community Development Department s Engineering Division. A review of these plans was completed on 05/05/14 by Steve Amann, P.E., Baxter & Woodman which confirms that there are no significant issues which would prevent this case from progressing to the final engineering process. For reference, a copy of the engineering review memo is attached to this report. 8

9 PROJECT TIMELINE: A. 04/07/14 Preliminary Site Plan Review B. 04/11/14 Applications Submitted C. 05/13/14 Plan Commission Meeting(s) D. 05/14/14 Appearance Commission Meeting E. TBD Village Board of Trustees First Consideration F. TBD 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 AB CD Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 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 9

10 Attachments & Exhibits 1. Sample Motion 2. Public Notice 3. Traffic Evaluation by Benes and Associates, dated May 9, Engineering Memorandum by Baxter and Woodman, dated May, Ordinance Applicant s Exhibits 10

11 Sample Motion Based upon the petitioner s application materials, testimony, and subsequent 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 , CVS/pharmacy at 3780 Willow Road, the Plan Commission recommend the Village Board of Trustees grant Conditional Use, Final Site Plan Review, and Preliminary Subdivision approval in accordance with the following: 1. Conditional Use approval in accordance with the provisions of Chapter 98, Article II, Section 98-50(a)(16) and Article III, Section of the Glenview Zoning Ordinance to allow a pharmacy with a drive-through window offering service to patrons in vehicles, a B-3 General Service District use in a B-2 General Business District subject to the following: A. The use shall be permitted as depicted on the exhibits referenced in Section 2 of this motion. B. Employee parking shall be designated in the 15 stalls to the north of the building. C. The development approved via this conditional use shall be installed within twelve (12) months or the conditional use and associated improvements shall lapse. D. If the conditional use is abandoned or discontinued for more than three (3) months, without substantial attempt to resume such use, the conditional use shall be rescinded. 2. Final Site Plan Review approval in accordance with the following: A. The Site Plan (SP-1) prepared Manhard Consulting and dated 02/17/14 B. Final engineering approval through the building permit review process of the lot comprising the development site. Such approvals shall require asphalt access road through the future retail bank site in the area denoted as the cross access easement to allow public safety vehicles complete access around the site. 3. Preliminary Subdivision approval in accordance with the approved final site plan. 4. Final Appearance Commission approval is required for proposed building architecture, lighting, signage, and landscaping. 5. All materials presented to the Commission on May 13, 2014 and associated revisions required by the Plan Commission. 11