Plat and Subdivision Committee

Village of Arlington Heights Plat and Subdivision Committee Community Room, 3rd Floor Arlington Heights Village Hall 33 S. Arlington Heights Road Arlington Heights, IL 60005 August 24, 2016 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Karr Subdivision - 620 S. Beverly Ln. - T1565 Plat of Subdivision B. 10 E. Algonquin Rd. - Food Mall - T1548 Redevelopment of Outlot, SUP for Restaurants VII. OTHER BUSINESS VIII.ADJOURNMENT Persons with disabilities requiring auxiliary aids or services, such as an American Sign Language interpreter or written materials in accessible formats, should contact David Robb, Disability Services Coordinator, at 33 S. Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793 (Voice), (847)368-5980 (Fax) or drobb@vah.com. Item: Karr Subdivision - 620 S. Beverly Ln. - T1565 Department: Planning & Community Development Requested Action Plat of Subdivision to consolidate three existing lots into two single-family lots. Variations Identified None identified at this time. Recommendation The Staff Development Committee reviewed the proposed request and is generally supportive of the proposed Plat of Subdivision to consolidate the three lots into two 75’ x 131.64’ lots, subject to the following: 1. Submittal of a Plat of Subdivision, including preliminary engineering plans. 2. The applicant must provide information on the current front yard setbacks of the homes along the west side of Beverly Ln. between Rockwell Street and Fairview Street to determine the required front yard setback. 3. A fee in lieu of detention shall be required. 4. Land dedication fees are required for the new additional lot at time of building permit. 5. A Design Commission application must be submitted for each new home within the subdivision. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Board or Commission Report Aerial Exhibits Plat of Survey Exhibits Site Plan Exhibits  Karr Subdivision, Temporary File 1565 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: August 24, 2016 Date Prepared: August 19, 2016 Project Title: Karr Subdivision Address: 620 S. Beverly Ln. BACKGROUND INFORMATION Petitioner: Leslie A. Karr Address: 9611 Foster Ave. Schiller Park, IL 60176 Existing Zoning: R-3, One-Family Dwelling District Requested Action: Plat of Subdivision to consolidate three existing lots into two single-family lots. Variations Identified: None identified at this time. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Use Comprehensive Plan North R-3, One-Family Dwelling District Single-family Home Single-Family Detached South R-3, One-Family Dwelling District Single-family Home Single-Family Detached East R-3, One-Family Dwelling District Single-family Home Single-Family Detached West R-3, One-Family Dwelling District Single-family Home Single-Family Detached Background: Page 1 of 4  Karr Subdivision, Temporary File 1565 The subject property is composed of three platted “lots of record” and totals approximately 19,746 square feet in size. All three lots are owned by the petitioner, who would like to subdivide the property to consolidate the three lots into two single-family lots. The site is occupied by an existing single-family home, which would be demolished as a result of the subdivision process. The petitioner intends to construct and occupy one of the single-family homes that will occupy the site and sell off the remaining lot for development. Preliminary and Final Plat of Subdivision approval is required for all subdivisions, and the applicant must submit a Plat of Subdivision as part of the Plan Commission review process. Additionally, the applicant must indicate if they are intending to combine the Preliminary and Final Plat of Subdivision process, or if they would like to proceed for each approval separately. Zoning and Comprehensive Plan The Comprehensive Plan identifies the future land use of the subject property as “Single-Family Detached”, which is consistent with the R-3 zoning district. The proposed subdivision is therefore compliant with the Comprehensive Plan. Within the R-3 District, the minimum lot size is 8,750 square feet for interior lots and the minimum lot width for properties between 8,750 and 10,000 square feet is 70’. The consolidation would yield two 9,873 square foot lots, each with a 75’ lot width. The proposed lots comply with theR-3 District regulations (as indicated in the table below) and therefore no Variation to lot size or width would be required. Zoning Minimum Lot Minimum Lot Width Side yard Rear yard Front yard setback Requirements Size (SF) (feet) setback setback Required: 10% of lot 70' (when lot size is 25’ - However, is average of width R-3 Lot 8,750 between 8,750 and existing setbacks when 40% of 30’ (minimum 7 10,000 sq. ft.) frontage is developed FT) Proposed: Lot 1 9,873 75 25 8 30 Lot 2 9,873 75 25 8 30 Staff has analyzed the proposed subdivision in relation to the surrounding developed lot sizes on the block on both sides of the street between Fairway Street and Rockwell Street where the subject property is located. Exhibit I shows this relationship graphically, the table below shows this relationship in numerical format. Lot Width Lot Size (approx.) Proposed Subdivision: Lot 1 75' 9,873 Lot 2 75' 9,873 Existing Homes on Frontage: 711 E. Fairway 75' 9,873 608 S. Beverly 125' 16,455 630 S. Beverly 150' 19,745 640 S. Beverly 50' 6,582 714 E. Rockwell 50' 6,582 615 S. Beverly 207' 15,810 633 S. Beverly 75' 9,750 635 S. Beverly 50' 6,518 641 S. Beverly 50' 6,518 804 E. Rockwell 50' 6,518 Page 2 of 4  Karr Subdivision, Temporary File 1565 As the proposed lots conform to the R-3 district lot size regulations and fall within the range of lot sizes as exist within the block where the subject property is located, staff is supportive of the proposed subdivision. Site Plan, Building and Landscaping Design Review is required prior to the construction of any new single-family dwelling and will be required if the proposed subdivision is approved and plans are submitted for a new home. Additionally, a fee in lieu of detention shall be required and therefore preliminary engineering will be required if the proposed subdivision moves forward. A tree preservation plan is only required for subdivisions which contain three or more lots. As the proposed subdivision would create only two lots, a tree preservation plan will not be required. The proposed lots conform to side and rear yard setback requirements, however, the front yard setback is determined by the average front yard setback of the homes along the frontage (west side of Beverly Ln between Rockwell St. and Fairway St.). As part of the formal Plan Commission submittal, the petitioner must provide information regarding the average setback along the frontage to determine what the required front yard setback will be. It should be noted that the minimum front yard setback based on this average will be no less than 15’ and no greater than 40’. Traffic & Parking According to the Village’s Subdivision Control Regulations and Zoning Ordinance, a traffic study is required for residential developments that have at least 100 dwelling units or more. Since the Petitioner is only proposing a two lot development a formal traffic study by a certified Traffic Engineer is not required. RECOMMENDATION The Staff Development Committee reviewed the proposed request and is generally supportive of the proposed Plat of Subdivision to consolidate the three lots into two 75’ x 131.64’ lots, subject to the following: 1. Submittal of a Plat of Subdivision, including preliminary engineering plans. 2. The applicant must provide information on the current front yard setbacks of the homes along the west side of Beverly Ln. between Rockwell Street and Fairview Street to determine the required front yard setback. 3. A fee in lieu of detention shall be required. 4. Land dedication fees are required for the new additional lot at time of building permit. 5. A Design Commission application must be submitted for each new home within the subdivision. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ August 19, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Page 3 of 4 Karr Subdivision, Temporary File 1565 Page 4 of 4  620 S. Beverly Lane - Aerial August 12, 2016 1:1,128 0 0.0075 0.015 0.03 mi 0 0.015 0.03 0.06 km Village of Arlington Heights GIS Copyright 2013 Item: 10 E. Algonquin Rd. - Food Mall - T1548 Department: Planning & Community Development Requested Action: 1. Plat of Resubdivision to consolidate two lots into one. 2. Amendment to Ordinance 01-029 to amend a previously approved development plan on the subject property. 3. Conceptual Special Use Permit approval for five restaurants on the subject property. Variations Identified: None identified at this time. Recommendation The Staff Development Committee reviewed the proposed request and generally supports the proposed Plat of Resubdivision, amendment to Ordinance 01-029, and conceptual Special Use Permit for five restaurants, subject to the following: 1. Resolution of all items indicated within “Site Plan, Building, and Landscape” section of this report. 2. All restaurants within the development will be required to obtain a special use permit. 3. Coordination with IDOT on all modifications within IDOT Right-Of-Way. 4. Submission of a traffic and parking study prepared by a qualified professional engineer. 5. Submission of a Design Commission application. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Board or Commission Report Aerial Exhibits Project Narrative Correspondence Plat of Survey Exhibits Site Plan Exhibits Floor Plan Exhibits Schematic Site Plan Exhibits  10 E. Algonquin Rd. – Food Mall, Temporary File 1548 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: August 24, 2016 Date Prepared: August 19, 2016 Project Title: 10 E. Algonquin Rd – Food Mall Address: 10 E. Algonquin Rd. BACKGROUND INFORMATION Petitioner: Naoki Hirose Address: Takenaka Corporation (USA) 555 W. Pierce Rd. – Suite 190 Itasca, IL 60143 Existing Zoning: B-3, General Service, Wholesale, and Motor Vehicles District Requested Action: Plat of Resubdivision to consolidate two lots into one. Amendment to Ordinance 01-029 to amend a previously approved development plan on the subject property. Conceptual Special Use Permit approval for five restaurants on the subject property. Variations Identified: None identified at this time. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Land-Use Comprehensive Plan North R-1, One Family Dwelling District Institutional (CCSD 59 Government or Institutional Administrative Building) South B-3, General Service, Wholesale, Commercial Building Commercial and Offices Only and Motor Vehicles District East B-3, General Service, Wholesale, Grocery Store and Food Commercial Page 1 of 4  10 E. Algonquin Rd. – Food Mall, Temporary File 1548 and Motor Vehicles District Mall (Mitsuwa) West B-2, General Business District Gas Station and Hotel Commercial (Red Roof Inn) Background: The subject property is approximately 4.12 acres in size and is the site of the former Yanni’s restaurant, which was demolished earlier this year after a fire significantly damaged the building. The subject property also includes the vacant site to the north of the Yanni’s property, which was approved for a Spring Hill Hotel in 2001, but which hotel was never constructed. To the east of the subject property is the Mitsuwa grocery store and food mall. Primary access to the site comes from two drive aisles, one along E. Algonquin Road and the other along S. Arlington Heights Rd. The access aisle along E. Algonquin Road provides “right in/right out” ingress and egress, however, the access point along S. Arlington Heights Road allows full access to both northbound and southbound Arlington Heights Road. Neither access point has traffic signals. The subject property is made up of two lots of record; the first lot is the site of the former Yanni’s restaurant and the second lot is the site of the proposed Spring Hill Hotel. The applicant has proposed the construction of an approximately 23,000 square foot building which would be a “food mall” with five individual restaurant units, two office units, and one retail unit. The anchor tenant within the food mall would be a Sushi Station restaurant. The remaining businesses that will locate within the building are unknown at this time. As the proposed building overlaps the property line inbetween the two properties, a Plat of Resubdivision to consolidate the two lots is required. Additionally, the vacant Spring Hill Hotel site was part of a previously approved development plan in 2001 that included the Mitsuwa development to the east. Since that property was approved for a hotel in 2001 and is now proposed to be developed as part of the subject property, an amendment to the previously approved development plan from 2001 is required. Zoning and Comprehensive Plan As indicated above, the property is within the B-3, General Services, Wholesale and Motor Vehicles District. Professional offices and retail establishments are permitted uses within the B-3 District. All future restaurants will each be required to obtain a special use permit and demonstrate conformance to the following criteria necessary for Special Use Permit approval: 1. That said special use is deemed necessary for the public convenience at this location. 2. That such case will not, under the circumstances of the particular case, be detrimental to the health, safety, morals or general welfare of persons residing or working in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in this ordinance for such use, and with the stipulations and conditions made a part of the authorization granted by the Village Board of Trustees. The Village's Comprehensive Plan designates the future use of the subject property as “Commercial”. The proposed development is therefore consistent with the Comprehensive Plan. Site Plan, Building and Landscaping Based on a preliminary review of the conceptual site plan, staff would like to outline several areas of feedback for the petitioner: • Sidewalks: The existing sidewalk along Algonquin Road and Arlington Heights Road directly abuts the roadway with no parkway separation. Staff requests the applicant push the sidewalk back a minimum of 8’ in order to create a parkway due to the high speed and volume of traffic along both streets. Coordination with IDOT will be required. Any portion of the relocated sidewalk that overlaps onto the subject property will require an easement to the benefit of IDOT. Additionally, it should be noted that there are several mature trees along Arlington Heights Road, which the petitioner shall preserve. • Gateway Sign: As the intersection of Arlington Heights Road and Algonquin Road is a major gateway into the Village, the petitioner is requested to analyze the potential for providing an easement for a Village owned gateway sign. • Reciprocal Easement Agreements (REA’s): The existing site is encumbered by a REA which was established during the approval process for the Spring Hill Hotel. The proposed layout does not appear to conform to the access easements as outlined in the REA, and the petitioner will have to work with the owner of the existing Mitsuwa development to amend the REA. Page 2 of 4  10 E. Algonquin Rd. – Food Mall, Temporary File 1548 • Schematic Site Plan: The Planning and Community Development Department has provided the petitioner with a conceptual site plan illustrating the desired layout for redevelopment of this area. The petitioner is requested to provide a site plan which conforms to this schematic site plan. Additionally, the petitioner shall provide reciprocal access to the benefit of the property to the north of the subject property, which will be effective upon the property to the north providing reciprocal access back to the subject property (which will be required one the norther property is redeveloped). Finally, the conceptual site plan shows a jogged access aisle (labeled “Future Access Easement”) where this aisle connects to an existing drive aisle. This jogged orientation should be straightened and the construction of the drive aisle may be required during the redevelopment of this site. • Landscaping: The applicant will be required to provide a tree preservation plan and landscape plan as part of the formal Plan Commission application. The proposed concept plan does not appear to provide the required landscape islands at the end of every 20 parking stalls. • Dumpster Enclosure: The proposed location of the dumpster enclosure is not suitable. The petitioner is requested to find an alternative location towards the rear of the building to keep the enclosure shielded from Algonquin Road and Arlington Heights Road to the maximum extent possible. Design Commission The new building will be required to obtain Design Commission approval. An application to the Design Commission should be submitted in conjunction with the application to the Plan Commission. Traffic & Parking Table 1 below analyzes the proposed parking relative to code requirements: Table 1 – Parking Analysis GROSS ESTIMATE PARKING PARKING ADDRESS TENANT CODE USE SQUARE SEATING REQUIREMENT REQUIRED FOOTAGE AREA 1 space per 45 sq. ft. 10 E. Algonquin Rd. - Tenant 1 Sushi Station Restaurant 4,980 3,486 77 of seating area 1 space per 45 sq. ft. 10 E. Algonquin Rd. - Tenant 2 Unknown Restaurant 2,200 1,540 34 of seating area 1 space per 45 sq. ft. 10 E. Algonquin Rd. - Tenant 3 Unknown Restaurant 1,960 507 11 of seating area 1 space per 45 sq. ft. 10 E. Algonquin Rd. - Tenant 4 Unknown Restaurant 1,620 660 15 of seating area 1 space per 45 sq. ft. 10 E. Algonquin Rd. - Tenant 5 Unknown Restaurant 2,770 1,939 43 of seating area 10 E. Algonquin Rd. - Tenant 6 Unknown Professional Office 550 N/A 1 space per 300 sq. ft. 2 10 E. Algonquin Rd. - Tenant 7 Unknown Professional Office 570 N/a 1 space per 300 sq. ft. 2 10 E. Algonquin Rd. - Tenant 8 Unknown Retail 1,680 N/A 1 space per 300 sq. ft. 6 Total 16,330 190 Required Total 220 Provided Surplus / 30 (Deficit) Based on a preliminary analysis, it appears that the proposed development is compliant with all parking requirements. As the seating area sizes are only a estimate, further analysis for compliance with all parking requirements will be required when final floor plans are submitted for each restaurant. Page 3 of 4  10 E. Algonquin Rd. – Food Mall, Temporary File 1548 It should be noted that a traffic study must be submitted in conjunction with the proposed application. Furthermore, the applicant has proposed modifications to the Arlington Heights access drive, which will require review and approval from IDOT. RECOMMENDATION The Staff Development Committee reviewed the proposed request and generally supports the proposed Plat of Resubdivision, amendment to Ordinance 01-029, and conceptual Special Use Permit for five restaurants, subject to the following: 1. Resolution of all items indicated within “Site Plan, Building, and Landscape” section of this report. 2. All restaurants within the development will be required to obtain a special use permit. 3. Coordination with IDOT on all modifications within IDOT Right-Of-Way. 4. Submission of a traffic and parking study prepared by a qualified professional engineer. 5. Submission of a Design Commission application. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ August 19, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1548 Page 4 of 4 ¯ Arling to n Heigh ts Rd Alg on qu in Aerial Rd Tonne Dr Falcon Dr  Takenaka Corporation (U.S.A.) 2016/8/15 A&A Plaza (Official Name T.B.D.) Project Description Yamasho Inc.(owner) is a company that specializes in importing and distributing Japanese foods and products (tableware, kitchen equipment, knives, sushi cases, etc.) for restaurant operations and was established in 1981. The company currently also operates a unique “Kaiten (revolving) Sushi” type restaurant called Sushi Station in Rolling Meadows and Elgin, IL. The restaurant has a covered conveyor belt installed in the seating area that moves clockwise to serve sushi continuously while the customer can choose the food as it comes by. The owner has recently purchased a plot of land located near the corner of Arlington Heights Rd. and Algonquin Rd. (former Yanni’s Restaurant and adjacent to the Mitsuwa Grocery Store) and intends to develop it as a potential location for a new building that would house a new Sushi Station restaurant along with several other tenants (T.B.D.). Taking the Chicago area’s weather into consideration, Yamasho would like to create a multi-tenant complex similar to a typical strip mall but with an interior corridor that would be used to access the shops from the inside of the building. The owner does not plan to limit the tenants to restaurant usage, but expects all/most of the restaurant tenants to serve alcohol. The A&A Plaza building is expected to be around 20,000 ~ 23,000 sf and to be located at the corner of the property near Arlington Heights Rd. and Algonquin Rd. to allow maximum visibility to the drivers passing by on the streets with high traffic. The roof is to have a circular form with segmented straight lines in plan (except for the pie shaped cutout at the southwest corner that acts as a landscape area) while the bottom half (where people will be present) is a combination of orthogonal walls following the south and west property lines with some exterior walls following the shape of the curved roof above. The building is currently planned to be about 20 ft in wall height. The plan is to have about 4 to 5 tenants and (2) faculty offices inside the facility. The owner would also like to create a modern and casual atmosphere to the building. Due to the size and form of the proposed building, the two lots would need to be merged as one property, and would therefore require a lot consolidation. Some existing easements (driveway, trash enclosure, etc.) would be removed as part of the consolidation since it was originally installed for the previous development layout. Also, the owner would like to make sure that the parking for this lot will be dedicated for this new building since the parking agreement with the neighboring facility expired couple years ago. Sushi Station is committed to serving great food at a reasonable price. It would be no less in the Arlington Heights branch. Yamasho would like to partner with the Village of Arlington Heights and work through any obstacles to complete the project on budget and on time. Plot Date: Jun 29, 2016 - 10:00am Plotted By: tom-j File Name: P:\2016\16091\Drawings\Final Survey\16091_TOPO_COMBINED.dwg B-1 B-3 B-2 B-5 B-4 B-6 LEGEND Manhole Catch Basin Inlet Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B-Box Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Sign Gas Valve Gas Line Electric Line Overhead Utility Line Utility Pole Handicapped Parking Stall Curb & Gutter Depressed Curb Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Brushline Soil Boring Benchmark Site Benchmark CP # 100 (See Survey) Description: Cross Notch Elevation: 710.09 NAVD 88 (Geoid 12A) Ordered By: Marchris Order No.: 16-091 Lot No. 2 Sheet Project No. Date: Engineer: Project Manager: BOUNDARY & TOPOGRAPHIC C 1 SURVEY HAEGER ENGINEERING consulting engineers land surveyors 2016.06.29 NORTH 2016 Haeger Engineering, LLC NE CORNER PARCEL 15 0 30 16091 ALGONQUIN AT ARLINGTON HEIGHTS 1 JWG LAK Scale: 1" = 30' ALINGTON HEIGHTS, ILLINOIS No. Date Revision  B-2 R-6 COMMERCIAL RESIDENTIAL VEHICULAR / PEDESTRIAN ACCESS B-2 R-6 COMMERCIAL RESIDENTIAL VEHICULAR / PEDESTRIAN ACCESS VEHICULAR / BOULEVARD B-2 PEDESTRIAN EXISTING COMMERCIAL COMMERCIAL Focal Point EXISTING ACCESS POTENTIAL OUTLOT N Arlington Heights Rd. / Algonquin Rd. Site SCHEMATIC SITE PLAN 10‐29‐14 Prepared by: Village of Arlington Heights Planning and Community Development Department