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 December 14, 2016 6:30 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Southpoint Shopping Center - 630-720 E. Rand Rd. - T1570 Preliminary and Final Plat of Subdivision B. Police Station - 200 E. Sigwalt St. - T1574 PUD Amendment 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: Southpoint Shopping Center - 630-720 E. Rand Rd. - T1570 Department: Planning & Community Development Requested Action Preliminary and Final Plat of Resubdivision Variations Identified None identified at this time. Recommendation The Staff Development Committee reviewed the proposed request and generally supports the proposed subdivision, subject to the following: 1. The petitioner must identify the specific sections within the existing REA that provide for perpetual shared parking, cross access, and shared maintenance of all utilities and detention areas within the Southpoint PUD. 2. Easements for the Southpoint Shopping Center signage shall be required on the Final Plat of Subdivision if language is not already present within the REA that provides the ability to access and maintain this signage. 3. The applicant shall provide a written response for the rationale and need for “Lot 4”. 4. 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 Cover Letter Correspondence Site Plan Exhibits Final Plat of Subdivision Exhibits  Southpoint Shopping Center Resubdivision, Temporary File 1570 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: December 14, 2016 Date Prepared: December 9, 2016 Project Title: Southpoint Shopping Center Resubdivision Address: 630-720 E Rand Rd. BACKGROUND INFORMATION Petitioner: Inland Commercial Real Estate – Phil Menolascina Address: 2901 Butterfield Rd. Oak Brook, IL 60523 Existing Zoning: B-3, General Service, Wholesale, and Motor Vehicles District Requested Action:  Preliminary and Final Plat of Resubdivision Variations Identified:  None identified at this time. Subject Property Lot 3 NORTH Surrounding Properties: Direction Zoning Existing Land-Use Comprehensive Plan North R-3, One-Family Dwelling District Single-Family Homes Single-Family Detached B-1, Business District Limited Retail Multi-tenant Commercial Commercial South Retail/Office Developments B-3, General Service, Wholesale, and Multi-tenant Commercial Commercial East Motor Vehicles District Retail/Office Developments B-2, General Business District Fast Food Restaurant with Commercial West Drive-thru, Multi-tenant shopping center, retail outlot Page 1 of 3  Southpoint Shopping Center Resubdivision, Temporary File 1570 Background: The subject property is approximately 4.23 acres in size and contains the Olive Garden Restaurant, Chili’s Restaurant, and neighboring multi-tenant retail building of approximately 17,167 square feet. Each of the three buildings are located on separate tax parcels, but the entire subject property is contained within one existing lot of record (Lot 3 of the Cub Addition Subdivision). Lot 3 not only includes the subject property, but also includes a portion of the parking lot in front of the Bif Furniture store, which portion is not owned by the petitioner. The applicant is proposing the subdivision of their portion of Lot 3 into four lots, Lot 1 would contain the Olive Garden, Lot 2 would contain the Chili’s, Lot 3 would contain the multi-tenant retail building, and Lot 4 would contain a portion of the drive aisle that connects E. Palatine Road to E. Rand Road. The applicant would like the ability to sell off lots 1-3and would retain ownership of Lot 4 (the drive aisle) as they own other property within the Southpoint Shopping Center. There would be no proposed changes to the site; the only change to the property would be the establishment of new lot lines. Zoning and Comprehensive Plan As indicated above, the subject property is within the B-3, General Service, Wholesale, and Motor Vehicle District. Restaurants and retail sales uses are permitted within the B-3 District, and therefore the existing land uses are consistent with the zoning classification. There is no minimum lot size requirement within the B-3 District and therefore the proposed lot sizes are compliant with the B-2 requirements. The Village's Comprehensive Plan designates the future use of the subject property as “Commercial”. The proposed resubdivision is consistent with this designation. It should be noted that the subject property is part of the Southpoint Shopping Center PUD, which was approved in 1988. This PUD includes the subject property as well as the larger shopping center to the east of the subject property, which contains the Bif Furniture building and the Floor and Décor building as well as the associated parking lots in front of those buildings. The entire Southpoint Shopping Center is subject to a lengthy Reciprocal Easement Agreement (REA) that provides for shared access and shared parking between all users within the PUD. Site Plan, Building and Landscaping As the proposed subdivision will only establish new property lines within the previously approved PUD and will not involve any changes to the existing site, building layout, or parking areas, there are no site, building, or landscape concerns at this time. Per a preliminary review by Engineering, the subdivision will not trigger any update to current MWRD standards, so there will be no change to the existing onsite detention/retention area. As part of the Plan Commission process, the petitioner must provide evidence that the existing REA makes adequate provision for shared parking, shared access, and shared maintenance of all utilities and detention areas. Staff will provide a detailed review of the proposed lots to determine if the new lot sizes and lot lines will create the need for any Variations due to F.A.R. and setback regulations. Portions of the subject property contain signage that is used for the entire Southpoint Shoping Center. The applicant should clarify if this signage is addressed within the REA and analyze if the REA provides for the ability to access and maintain these multi-tenant shopping center signs. If this is not addressed within the REA, easements for said signage will be required on the Final Plat of Subdivision. Finally, the applicant should clarify the need for “Lot 4” as a separate lot. Since Lot 4 contains only portions of the shared drive aisle and entrance ROW entrances, it is unclear why this lot needs to be created. It would appear that access is already provided for via the REA, so preserving this lot to preserve access does appear necessary. An alternative orientation where the portion of Lot 4 that directly abuts each Lot 1 through Lot 3 is platted so each abutting portion becomes part of each of those lots would eliminate the need for “Lot 4”. The applicant should provide the reasoning behind why they are proposing the creation of this lot. Page 2 of 3  Southpoint Shopping Center Resubdivision, Temporary File 1570 Traffic & Parking The existing parking areas were approved during the Southpoint PUD in 1988 and no changes to the parking areas have been proposed. Section 6.12-1(4) of the Zoning Code gives the Village the ability to require a traffic study and parking analysis for projects requiring subdivision. Since the property subdivision will not involve any new development or alteration to the existing site plan, no traffic or parking study is warranted. The Zoning Code requires that all parking be located on the same lot where the use is located. As new lot lines will be created, which lot lines will mean certain parking areas are no longer located on the same lot where the use is located, it will be important to verify that perpetual cross parking is adequately provided within the REA. RECOMMENDATION The Staff Development Committee reviewed the proposed request and generally supports the proposed subdivision, subject to the following: 1. The petitioner must identify the specific sections within the existing REA that provide for perpetual shared parking, cross access, and shared maintenance of all utilities and detention areas within the Southpoint PUD. 2. Easements for the Southpoint Shopping Center signage shall be required on the Final Plat of Subdivision if not language is present within the REA that provides the ability to access and maintain this signage. 3. The applicant shall provide a written response for the rationale and need for “Lot 4”. 4. 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. ________________________________________ December 9, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1570 Page 3 of 3  Southpoint Shopping Center Aerial September 19, 2016 1:4,514 0 0.0375 0.075 0.15 mi 0 0.05 0.1 0.2 km Village of Arlington Heights GIS Copyright 2013 MELTZER, PURTILL & STELLE LLC MPSLAW ATTORNEYS AT LAW 1515 E. WOODFIELD ROAD 300 S. WACKER DRIVE SECOND FLOOR SUITE 3500 SCHAUMBURG, IL 60173-5431 CHICAGO, IL 60606-6704 PHONE (847) 330-2400 PHONE (312) 987-9900 FAX (847) 330-1231 FAX (312) 987-9854 File Number: 34187-005 Direct Dial: (312) 461-4302 E-mail: sbauer@mpslaw.com November 17, 2016 VIA E-MAIL Sam Hubbard Development Planner Department of Planning and Community Development Village of Arlington Heights 33 S. Arlington Heights Road Arlington Heights, IL 60005 Re: Petition of Final Plat of Subdivision Approval Southpoint Shopping Center Dear Mr. Hubbard: On behalf of Inland Southpoint Venture LLC and Villa Bordeaux LLC (collectively, “Applicant”), as owners of the Olive Garden Italian Kitchen and Chili’s Grill & Bar restaurant facilities located at 630 and 640 E. Rand Road, respectively, and the multi-tenant inline retail building located at 704 E. Rand Road (collectively, “Retail Properties”), we are pleased to submit the attached petition for Final Plat of Subdivision approval to create four new lots of record in the Southpoint Shopping Center in the manner illustrated and depicted by the Final Plat of Southpoint Resubdivision submitted herewith. More specifically, Applicant proposes to subdivide the Retail Properties and the adjacent, existing two-way vehicular access point to from Rand Road with that portion of the existing, internal, two-way vehicular access driveway owned by Owners (collectively “Access Point and Internal Drive,” and together with the Retail Properties the “Proposed Lots”) into four lots of record as follows:  Proposed Lot 1 – Olive Garden Italian Kitchen, 80,220 s.f. lot area (1.84 acres)  Proposed Lot 2 – Chili’s Grill & Bar, 18,952 s.f. lot area (0.44 acres)  Proposed Lot 3 – Multi-Tenant Inline Retail Bldg., 58,504 s.f. lot area (1.34 acres)  Proposed Lot 4 – Rand Road “Access & Internal Drive,” 26,559 s.f. lot (0.61 acres) Applicant seeks to subdivide the Proposed Lots to (i) enhance capital investment in the Southpoint Shopping Center through introduction of two new owners to the shopping center’s collective ownership and (ii) facilitate redevelopment opportunities for the remaining 7.69-acre portions of the shopping center’s larger area that are currently owned by Owners. {34187: 005: 01994681.DOCX :2 }  MPSLAW Sam Hubbard Village of Arlington Heights November 17, 2016 Page 2 For these reasons, Applicant has entered into contracts to sell the Retail Properties, and Applicant intends to retain ownership of the Access Point and Internal Drive to provide continued, perpetual, two-way vehicular ingress and egress to and from the shopping center, including those portions of the shopping center currently held under ownership that is unaffiliated with the Owners, until such time as Applicant identifies and secures a redevelopment opportunity for the remainder of the Owners’ interest in the shopping center. Enclosed with this letter is a complete Application for Plan Commission Consideration and the following exhibits thereto: Exhibit A – Signature Page to Petitioner’s Application for Plan Commission Consideration; Exhibit B – Owner Information in the form of a Commitment for Title Insurance, which reflects the Owners’ fee title ownership interest in the Proposed Lots (and other portions of the shopp ing center); Exhibit C - Affidavit of Ownership; Exhibit D - Current Plat of Survey of the Proposed Lots and the remaining portions of the shopping center to which Owners hold title; Exhibit E – Subject Property Map with 250’ Notification Radius, which identifies all properties within 250 feet of the Proposed Lots for use in providing notification of the public hearing; Exhibit F - List of Surrounding Property Owners within 250’ of the Proposed Lots for such notification; Exhibit G - Proposed Final Plat of Southpoint Resubdivision; Exhibit H - Proposed Lot Lines in Relation to Existing Site Improvements; and a written response to your September 21st comment letter. I understand Applicant will send to you this week a check in the amount of $1,120 as payment of the Village’s subdivision petition fee for the proposed four lot subdivision along with the originally executed signature pages to the petition. As previously discussed, we would greatly appreciate the opportunity to appear at the December 14, 2016 meeting of the Plan Commission for its consideration of the proposed subdivision at a public hearing such that this matter may be initially considered for approval at the January 3, 2017 meeting of the Village Board and considered for final approval at the January 17, 2017 meeting of the Village Board. As you can imagine Owners’ ability to subdivide the Proposed Lots is of critical importance to Owners’ ability to timely perform under its contracts for the sale of the Retail Properties and ultimately convey the Retail Properties to the contract purchasers thereof. We look forward to working with you and the Village to bring this exciting project to fruition in the interest of revitalizing Southpoint Shopping Center. Please contact me at (312) 461-4302 when you available to discuss this matter in further detail. Sincerely, MELTZER, PURTILL & STELLE LLC Steven C. Bauer Enclosures {34187: 005: 01994681.DOCX :2 }  Item: Police Station - 200 E. Sigwalt St. - T1574 Department: Planning & Community Development Requested Action Amendment to PUD Ordinances 05-041 and 78-026 Variations Identified None currently identified. Recommendation The Staff Development Committee reviewed the proposed request and supports the proposed PUD amendment, subject to the following: 1. Preliminary engineering and detention calculations shall be required. 2. Design Commission review will be required prior to appearing before the Plan Commission. 3. Information relative to the total number of existing and projected employees and municipal vehicles shall be required. 4. A breakdown of the total square footage for each use (office, multi- purpose/training/squad rooms, miscellaneous, garage) within the proposed facility will be required. 5. 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, Floor Plan Exhibits  Police Station Redevelopment, Temporary File 1574 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: December 14, 2016 Date Prepared: December 9, 2016 Project Title: Police Station Redevelopment Address: 200 E. Sigwalt St. BACKGROUND INFORMATION Petitioner: Randy Recklaus, Village Manager Address: Village of Arlington Heights 33 S. Arlington Heights Rd. Arlington Heights, IL 60005 Existing Zoning: P-L: Public Land, O-P: Off-Street Parking, and B-2: General Business District Requested Action:  Amendment to PUD Ordinances 05-041 and 78-026 Variations Identified:  None currently identified. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Land-Use Comprehensive Plan B-2, General Business District and P-L, Existing strip retail center, two Offices Only, Parks North Public Land District business/professional office buildings, and Gateway Park South O-P, Off-Street Parking District Parking lot Government or Institutional East B-3, General Service, Wholesale, and Gas station and two auto Commercial, Parks Page 1 of 4  Police Station Redevelopment, Temporary File 1574 Motor Vehicle District repair facilities M-2, Limited Heavy Manufacturing Commercial retail and office Mixed Use West District building, high rise residential building Background: The Village of Arlington Heights has experienced significant growth since the 1950’s, going from a Village of 8,727 residents in 1950 to an estimated 76,996 residents in 2015 and an anticipated population of 86,059 residents by 2040. Growth of the community since has led to a redeveloped Arlington Heights Municipal Campus (AHMC) including a new Village Hall, Fire Station #1, improved parking lot, and civic plazas, all of which were completed by 2008. The existing Police Station is the last original part of the Municipal Campus, and it is outdated and too small for current and future needs. The existing Arlington Heights Police Department building is located at 200 E. Sigwalt Street, between Village Hall and Fire Station #1. The current building is 37,435 square feet and was constructed in 1978 for a staff of 92 police employees. Today, the Police Department has 139 employees. The Department is out of space and the building no longer meets their needs. Potential future growth of the Department is modest and largely dependent on the growth of the community from re-development and initiation of new police programs. In 2010, the Village completed a Police Station feasibility study. In 2014, the Village of Arlington Heights retained the services of an architectural firm to conduct another feasibility study to determine if renovation or replacement of the police station building on the existing Municipal Campus is viable. The goals of the study included verification of the space requirements of the Police Department, analysis of parking requirements, review of a previously developed existing building condition report, and development of preliminary site and floor plans with corresponding project budgets. The study was completed and accepted by the Village Board on September 8, 2015, and it concluded that renovation/expansion of the existing police building is not a viable option due to numerous architectural, structural, mechanical, electrical, plumbing, and fire protection issues. However, the study did conclude that building a new police facility, meeting modern day standards, is feasible on the existing AHMC site. The study may be viewed at www.vah.com. Existing Conditions: As indicated, the existing Police Station building is part of the AHMC, which is approximately 4.73 acres in size and includes the Village Hall building, the municipal garage to the north of the Village Hall, Fire Station #1 to the east of the Police Station building, and the parking areas on the south side of Sigwalt Street. The existing Police Station building is approximately 37,435 square feet in size and when combined with Fire Station #1 (16,343 sq. ft.) and Village Hall (approximately 75,000 sq. ft.), there is a total of 128,778 sq. ft. of floor area on the AHMC. The subject property has a triangular shape and is bounded by the Union Pacific Railroad (UPRR) to the northeast, Sigwalt Street to the south, and South Arlington Heights Road to the west. The AHMC contains a total of 441 parking spaces which are divided between the parking lots on the south side of Sigwalt Street (95 spaces), the multi-story parking garage attached to the Village Hall building (271 spaces), and the parking area to the rear of the existing Police Department (75 spaces). Project Description: The Village is proposing the demolition of the existing police station building to allow for the reconstruction of a 70,500 sq. ft. building in its place. Additionally, there would be changes to the surface parking lots to the rear of the existing building, which would reduce the overall parking for the police building by eight spaces and reduce the parking on the 2nd floor of the parking garage by two spaces. Further details on the parking demand for the AHMC will be provided within the Traffic & Parking section of this report. In order to accommodate the new Police Department building, modifications are necessary to the main driveway entrance to the AHMC. These include the following:  A two lane cross section is proposed with one ingress and egress lane versus a three lane cross section. The existing loading zone by Village Hall remains.  The driveway into the municipal garage has been straightened. Page 2 of 4  Police Station Redevelopment, Temporary File 1574  Existing driveway conflicts once customers enter the garage have been eliminated. This cleans up traffic flow and access into the Municipal parking garage.  A clearly delineated pedestrian access from the public parking in the garage, to the police station front door is being developed. Currently customers going to the Police Station are forced to walk in the driveway at certain points due to lack of sufficient sidewalk width. Finally, the existing garage stair tower at the southeast corner of the garage is creating numerous conflicts and solutions to this issue are being studied. As final plans are prepared for the Plan Commission hearing, a solution to this issue will be proposed. It should be noted that preliminary massing studies continue. Although the proposed building will be a two-story structure with a basement, the Village continues to analyze floor to ceiling heights in order to minimize costs while still maintaining the appropriate heights of the interior spaces. Zoning and Comprehensive Plan In order for the project to proceed forward, a number of zoning actions are required. First, an amendment to the underlying PUD Ordinances (05-041 and 78-026) are required to allow for construction of the new Police Department building. The portion of the subject property which contains the Police Department building is zoned P-L, Public Land District. Facilities that are owned and operated by the Village of Arlington Heights are permitted uses within the P-L District, and therefore the continued use of the subject property as a police station is consistent with the zoning classification of the subject property. Staff will provide an analysis of the developments’ compliance with all bulk and setback requirements once final plans have been developed. With regards to parking, the following documents will be provided as part of the Plan Commission application: 1. During the feasibility study, FGM Architects took parking counts between 11/14/15 – 11/19/15 and provided a preliminary parking analysis that can be used to estimate typical parking demand. 2. The Planning and Community Development department will prepare a detailed report with parking counts from 2005, 2009, 2014 and 2016, which will also contain an analysis of traffic counts and accident data from 2016. The Village's Comprehensive Plan designates the future use of the subject property as “Government”. The proposed Police Department redevelopment and PUD amendment is therefore consistent with the Comprehensive Plan. Traffic & Parking Section 6.12-1 requires a “traffic and parking study prepared by a qualified professional engineer or prepared in a manner acceptable to the Village”. The document prepared by Village will conform to this requirement. Relative to parking, there are currently 85 parking spaces on the police station site. The proposed site plan reduces this number to 49 exterior surface spaces and 28 interior spaces within the police building, for a total of 77 spaces (eight space reduction). In order to allow a connection between the 2nd floor of the existing parking garage and the proposed police building, the reduction of two spaces within the garage will likely be required. All other spaces on the AHMC will remain unaltered, so the overall reduction in parking will be from 441 spaces to 431 spaces. In 2015, the feasibility study provided a preliminary estimate of the parking needs for the AHMC based on their parking survey during November of 2015. This study concluded that the worst case peak parking demand for the AHMC, as based on the parking survey, was 317 spaces. Therefore, it is expected that a reduction from 441 total spaces to 431 spaces on the campus will not create a parking shortage. A detailed analysis of the parking as required by the Zoning Code will be provided during the formal Plan Commission analysis. Additionally, the Village will analyze projected traffic impacts once the final traffic report has been prepared and evaluated. It is expected that traffic flow through-out the site will be improved as a result of the reconfigured entrance. Preliminary parking counts support the reduction of the two lanes of egress at the main entrance drive to one lane. This reduction in drive aisle width will create more space for the police station building and will allow for the driveway to be straightened, which will improve vehicle flow into the municipal garage. Page 3 of 4  Police Station Redevelopment, Temporary File 1574 The redevelopment of the police station building will also allow the opportunity to improve circulation at the main entry point into the municipal garage. Currently, there are two ingress/egress points from the main entrance driveway that provide access to the police station site. Under the proposed plan, one of these ingress/egress points will be eliminated and the other will be modified to provide egress only. This will result in less police vehicles will using the main campus driveway entrance, shifting their primary entrance point to the eastern side of the redeveloped building. This new layout will reduce vehicle/pedestrian conflicts at the entrance to the municipal garage. Site and Building As part of the formal review process, a photometric plan will be required, including details and/or catalog cuts of the wall and pole mounted fixtures. A comprehensive analysis of all bulk and setback regulations will be provided once detailed plans are received. It is expected that the proposed development will conform to the zoning regulations within the P-L Zoning District. Landscaping & Tree Preservation As required by the Zoning Ordinance, a Tree Preservation plan must be submitted. This Plan shall identify all of the existing tress that will be affected by the proposed redevelopment and have a trunk caliper size of three inches or greater. Furthermore, a Code compliant landscape plan shall be required. This plan must include curbed islands with four-inch caliper shade trees as required. Design Commission The proposed development will require Design Commission review and approval prior to a formal hearing before the Plan Commission. The architecture of the building has been designed to integrate into the existing AHMC and will incorporate elements of Romanesque Revival design. The project is scheduled to appear before the Design Commission on December 13, 2016, for a preliminary review. RECOMMENDATION The Staff Development Committee reviewed the proposed request and supports the proposed PUD amendment, subject to the following: 1. Preliminary engineering and detention calculations shall be required. 2. Design Commission review will be required prior to appearing before the Plan Commission. 3. Information relative to the total number of existing and projected employees and municipal vehicles shall be required. 4. A breakdown of the total square footage for each use (office, multi-purpose/training/squad rooms, miscellaneous, garage) within the proposed facility will be required. 5. 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. ________________________________________ December 9, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1574 Page 4 of 4  Arlington Heights Municipal Campus December 9, 2016 1:2,257 0 0.0175 0.035 0.07 mi 0 0.03 0.06 0.12 km Village of Arlington Heights GIS Copyright 2013