HomeMy WebLinkAbout7.1 PZ 12-19 799 Biermann Court - Granting a bariation to the parking lot setback 7/16/2019 BoardDocs®Pro
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Agenda Item Details
Meeting Jul 16, 2019 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE - 7:00 .
Category 7. NEW BUSINESS
Subject 7. -1 - / 799 Biermannr / 1st reading TIN
VARIATION
BIERMANN COURT, MOUNT , ILLI (New Police HQ)
Access lic
Tye Action
Preferred to Jul 16, 2019
Fiscal Impact o
Recommended cin Approval of the followingis
variation the parking lot setback Ion the western property line for the property
located 799 Biermannr , Case No. PZ-12-19, shown on plans drawn by the Village
f Mount ProspectJanuary 14th, 2019.
Goalsi Building - TP
Public Content
Information
The Village of Mount Prospect is seeking rov I of a variation o the parking lot setback requirements for the
property located at 799 Biermannr (the "Subject Pr ry"). The request accommodates the parking lot design
for the new Police Headquarters. The new Police Headquartersthe goals of the illComprehensive I y
providing the highest quality public safety and emergency services to residents.
The Village is reusing former industrial building on the Subject Property to construct a new Police Headquarters after
purchasing it in March 2018. Due to the unique shape and location of the existing buildingn site lic
Department's sir in access to Kensington Road, there is a need to allowparking closer to the western
property line than allowedy code. Village Code requires that all off-street parking and loading res be set back
minimum ten feet (10') from each property line in the I-1 Limited Industrial iric . The Village is proposing
provide one-tenth of one foot (0.1') setback, sure the closest point along the western property line, and
is requesting variation. This variation would accommodateeight ( ) parking stalls along the west side of the
building, near the side entrancewill primarily be used by investigations. All other parking stalls on the site meet
code requirements.
Village staff believes the request complies with the variation stn r s and is supportive. The variation, i r me ,
provides secondary rkin area for those being bondedout of jail. Without this parking, offenders would possibly
park next to victims or arresting officers, creating potential conflicts. This variation cili s the necessary
separation of these groups for public safety reasons.
The only public comment staff received was a request install sufficient landscape cring along the northern
property line adjacent to Kensington Road, to provideprivacy to residents cross the street. Staff contacted the
resident and is meetingwith her to addressher concerns.
At the Public Hearing heldJune 27, 2019., the Planning and ZoningCommission recommended rvin the
Petitioner's request for a variation y a vote of 5-0.
Alternatives
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7/16/2019 BoardDocs®Pro
. To approve a variation the parking lot setback long the western property line for the property located
Biermann Courtf Case No. PZ-12-19,, as shown on plans drawn by the Village of Mount Prospect datedJanuary 14th 1
2019.
2. Action at discretionof the Village Board.
Staff Recommendation
Staff finds that the proposal meets the variation stn r listed in the Zoning Code. Therefore,, staff recommends
that the Village Boardapprove the variation r s .
Administrative ,
PZ-12-19 i inutes.pdf (202 KB) 799 Biermann Parkingi i .
pz 12-19 set back variationi (002).pdf (117 KB)
Administrative Content
Executive Content
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7/16/2019 799 Biermann Parking Exhibit.png(1328x940)
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VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
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STAFF REPORT FROM THE DEPARTMENT OF
Community Development
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William J. Cooney, AICP Jason C. Shallcross, AICP
Directorof Community Development De...............................................................................................................................................................................................I-------velopment Review Planner
................................DATE: June 20, 2019
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ-12-19 Village of Mount Prospect
PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION
June 27, 2019 799 Biermann Court
BRIEF SUMMARY OF REQUEST
The Village of Mount Prospect is seeking approval of a variation to the parking lot setback requirements.
The request accommodates the parking lot design for the new Police Headquarters.
The new Police Headquarters meets the goals of the Village's Comprehensive Plan and Strategic Plan by
providing the highest quality public safety and emergency services to residents.
2017 Aerial Image 2019 Village of Mount Prospect Zoning Map
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EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF
ZONING IMPROVEMENTS North: R-1 Single Family, residential PROPERTY
1-1 Limited Industrial building and East: 1-1 Limited Industrial, manufacturing 5.6 Acres
Industrial parking lot South: 1-1 Limited Industrial, manufacturing
West: 1-1 Limited Industrial,
Manufacturing
STAFF RECOMMENDATION
ARPRO � APPROVE WITH CONDITIONS DENY
1
... .... ...... ........ ------------_7.........77..........-----
DISCUSSION PROPOSAL
PROPERTY HISTORY
The property was purchased by the Village of Mount Prospect in March of 2018 for the purpose of
constructing a new Police Headquarters. Advocate Healthcare, the sole tenant at the time of purchase,
merged with Aurora Healthcare and closed shortly thereafter. Parking on the site has historically been
leased to CVS Healthcare, which operates adjacent to the Subject Property. CVS utilized 70 on-site parking
stalls prior to the property being purchased by the Village, and will have access to 68 stalls once the project
is completed.
PROPOSAL
The Village of Mount Prospect is reusing former industrial building to construct new Police Headquarters
on the Subject Property. Due to the unique shape and location of the existing building on site and the
Village's intentions to provide the highest level of public safety with access to Kensington Road, there is a
need to allow parking closer to the western property line than allowed by code. Village Code requires that
all off-street parking and loading areas be set back a minimum of ten feet (10') from each property line in
the 1-1 Limited Industrial District. The Village is proposing to provide a one-tenth of one foot (0.1') setback
along the western property line. Thus, a variation to the parking lot setback is required.
The Village is already proposing to demolish a portion of the building to accommodate the Kensington Road
access and the parking on the north side of the building, which satisfies the ten foot (10') parking lot setback
requirement. However, the footprint of the building cannot be reduced any further without compromising
its efficiency and usability.
COMPATIBILITY WITH VILLAGE CODE
The standards for a variation are listed in Section 14.203.0.9 of the Village Zoning ordinance and include
seven specific findings that must be made in order to approve a variation. The following list is a summary of
these findings:
A hardship due to the physical surroundings, shape, or topographical conditions of a specific
property not generally applicable to other properties in the same zoning district and not created by
any person presently having an interest in the property;
• Lack of desire to increase financial gain; and
Protection of the public welfare, other property, and neighborhood character.
The property is unique as no other property within the Kensington Business Center includes access onto
Kensington Road. This access is being provided to reduce response times to public safety concerns and to
ensure as much safety as possible for offenders, victims, and police. The parking lot setback variation
provides parking for those being bonded out of jail. Without this parking, offenders would be forced to park
next to possible victims or arresting officers. This variation facilitates the necessary separation of these
groups for public safety reasons.
The new Police Headquarters and the Village of Mount Prospect are not for profit entities. No financial gain
will be had from the granting of this variation. The double frontage nature of the property, shape of the
building, and the property's use make for a unique circumstance compared to other properties in the area.
The general welfare of the public will be impacted positively by the granting of this variation by having the
2
parking area separated from all others on site. Stormwater drainage from adjacent properties will improve
as well from this project.
This property is situated amongst many other 1-1 Limited Industrial properties that have large parking lots.
This variation will not change the character of the Kensington Business Center. There will be no impact to
light or air. The Illinois Department of Transportation (IDOT) granted preliminary approval for the new curb
cut on Kensington Road. Drainage will be improved in the area due to the property's redevelopment, and
there will be no negative impact on surrounding properties.
SEEM
RECOMMENDATION
Staff finds that the proposal meets the variation standards as listed in the Zoning Code. Therefore, staff
recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings
of the Planning and Zoning Commission and recommend approval of the following motion:
"To approve a variation to the parking lot setback along the western property line for the property located
at 799 Biermann Court, Case No. PZ-12-19, as shown on plans drawn by the Village of Mount Prospect dated
January 14th, 2019.,)
The Village Board's decision is final for this case.
ATTACHMENTS: ZONING REQUEST APPLICATION RESPONSE To PLANS PST OF SURVEY
STAND
AR,DS
�UP�E 'TAL INFORMATION PUBLIC COMMENTS OTHER
1 concur
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William J coney, AICP
Director of Community Development
3
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
.................................................................................... ................. .................................
official Use Only(To be completed by Village Staff)
ff:�,e:1 41
Case Number: P&Z- Date of Submission: Hearing Date.-
Project Name/Address-
1. Subject Property
..........
Address(es): J
Zoning District(s): A. Property Area (Sq.Ft. and/or Acreage),: F.
Parcel Index Number(s) (PIN(s): /0 41)& to Ac"4s
11. Zoning Request(s) (Check all that apply)
F] Conditional Use: For
Variation(s): To 14
F]Zoning Map Amendment: Rezone From To
F] Zoning Text Amendment: Sections)
f1 Other:
111111. Summary of Proposal (use separate sheet if necessary)
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Applicant(all correspondence will be sent to the applicant)
Name: Corporation:
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Address:
City, State, ZIP Code:
..........
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Phone: Email:
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Interest in Property:
................................I
(e.g. owner, buyer, developer, lessee, architect, letc...)
V. Property,Owner
Check if Same as Applicant
Name: Corporation
Address:
City, State, ZIP Code:
Phone: Ernail:, J
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and a1c, q e to t 'estst y knowledge.,
ri
Applicant: ............. Date:
.
(Signa...........
t
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associl,' pportill 1 ,at,
Property Owner: Date:
(Signat#re)
(Print or Type Name)
lt�
Mi�Ut1t .
MAYOR VILLAGEGE
Arlene A.Juracel i -i 1 ad
TRUSTEES
VILLAGE Paul Wm.Hoefert Karen Agoranos
CLERK
William A,,Grossi V1*11age of M,.'o-unt
Ptosplect
Eleni Hatzis
Richard F.
Phone: 847/870-5675
Colleen E'. . . Community .Development Department Fax: 847/870-6620
Michael A,Zadel Building Division.
50 SOLIth Emerson `street MOL111t Prospect, Illinois 60056
May 24, 2019
Mr. Jason Shallcross
Village of Mount Prospect
50 S. Emerson .Street
Mount Prospect, IL 00050
Mr. Shallcross,
Please consider the following criteria and responses for the zoning application for 700 Biermann Court in
favor of a reduction in the required side yard setback for parking along the western property line
Criteria 1. Because of the particular physical surroundings, shape, or topographical conditions of the
specific property involved, a specific hardship to the owner would result, as distinguished from a mere
inconvenience if the strict letter of the regulations was to be applied.
Response 1. Due to the unique shape and location of the existing building on the site, and the Village's
intentions to provide the highest level of public safety with access to Kensington Road, there is a need to
allow parking closer to the property line than allowed by code. The Village is already proposing to
demolish a portion of the building to accommodate this access and the parking on the north side of the
building (which will be code compliant), but cannot reduce the footprint of the existing building any further
without compromising the efficiency and usability of the building.
Criteria 2. The conditions upon which the application for a variation are based are unique to the property
for which the variation is sought and are not generally applicable to other property within the same zoning
classification.
Response 2, No ether property within the Kensington Business Center, generally zoned 1-1, includes
access to Kensington Road, or any other major perimeter road in the KBC. Access is being provided
from Kensington Road in order to boost the response to pubic safety concerns via direct access and
response.
Criteria 3. The purpose of the variation is not based primarily on a desire to increase financial gain.
Response 3. The new Police Headquarters, and the pillage of Mount Prospect is a not for profit
municipal entity. No financial gain will be had from the granting of this variation.
Criteria 4. The alleged difficulty or hardship is caused by this Chapter and has not been created by any
person presently having an interest in the property.
Response 4. The double frontage nature of this property, coupled with the existing shape of the building
on the property make for a unique circumstance related to the use of this property.
Criteria 5. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located.
Response 5. This variation will not impact the public welfare in any way but positively due to the use of
the Police Headquarters. The overall site improvements will also improve the drainage of stormwater
from the neighboring properties.
Criteria 6. The granting of the variation will not alter the essential character of the neighborhood.
Response f. This property is situated amongst many other 1+1 properties that have large parking lots.
This small variance will not change that character. This property has been designed so that it is well
below the lot coverage requirements, meaning there is roughly 20% more green space on the property
even after the potential granting of this variance.
Criteria 7. The proposed variation will not impair an adequate supply of light and air to adjacent property
or substantially increase the congestion on public streets, or increase the danger of fire, or impair natural
drainage or create drainage problems on adjacent properties, or endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
Response 7. There will be no impact to light or air, IDOT preliminary approval has been granted for the
new curb cut on Kensington Road where increased traffic may be experienced, drainage will be improved
in the area due to this work, and no negative impact on properties will be realized. In fact, the 30 million
investment, coupled with the increase in police presence by the Tillage in and around this, property will
only increase the neighboring property values,
Should you require any further information, please contact me at your convenience,
Sincerely,
Mark Fysavy
Deputy Director, Building and Inspection Services
Tillage of Mount Prospect
ORDINANCE NO.
AN ORDINANCE GRANTING A VARIATION FOR PROPERTY
LOCATED AT 799 BIERMANN COURT, MOUNT PROSPECT, ILLINOIS
WHEREAS, the Village of Mount Prospect (Petitioner) has filed a petition for a variation to the
parking lot setback requirements for the property located at 799 Bierman Court(Subject Property),
legally described as:
LOT 2 IN KENSINGTON CENTER RESUBDIVISION IV, BEING A RESUBDIVISON
OF LOTS 2 AND 3 IN KENSINGTON CENTER, PHASE TWO, BEING A
SUBDIVISON IN PART OF THE NORTHWEST 1/OF SECTION 35,TOWNSHIP 42
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING
TO THE PLAT THEREOF RECORDED DECEMBER 31, 1980 AS DOCUMENT
NUMBER 25722781, IN COOK COUNTY, ILLIONIS.
Property Index Number: 03-35-104-006-0000
WHEREAS, the "Petitioner" seeks a variation to the parking lot setback requirements; and
WHEREAS, a Public Hearing was held on the variation requested being the subject of PZ 12-19
before the Planning and Zoning Commission of the Village of Mount Prospect on the 27th day of
June, 2019, pursuant to due and proper notice thereof published in the Daily Herald on the 12th day
of June, 2019; and
WHEREAS,the Planning and Zoning Commission has submitted its findings and recommendations
to the Mayor and Board of Trustees in support of the request being the subject of PZ 12-19; and
WHEREAS,the Mayor and Board of Trustees of the Village have given consideration to the request
herein and have determined that the request meets the standards of the Village and that the
granting of the variation to provide a one-tenth of one foot (0.1') parking lot setback along the
western property line variation would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the
President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect hereby
grant to the Subject Property a variation to the parking lot setback requirements to allow a one-tenth
of one foot (0.1') setback along the western property line as shown on the Petitioner's site plan
dated January 14, 2019, attached as Exhibit "A".
SECTION THREE: This Ordinance shall be in full force and effect and after its passage, approval
and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of , 2019.
Arlene A. Juracek
Village President
ATTEST:
Karen Agoranos
Village Clerk
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING &ZONING COMMISSION
CASE NO. PZ-12-19 Hearing Date:June 27, 2019
PROPERTY ADDRESS: 799 Biermann Court
PETITIONER: Village of Mount Prospect
PUBLICATION DATE: June 12, 2019
REQUEST: VAR: Parking Lot Setback
MEMBERS PRESENT: Lisa Griffin
Walter Szymczak
William Beattie
Norbert Mizwicki
Joseph Donnelly
MEMBERS ABSENT: Agostino Filippone
Thomas Fitzgerald
Sharon Otteman
STAFF MEMBERS PRESENT: Connor Harmon—Development Planner
Jason Shallcross,AICP—Development Review Planner
Consuelo Arguilles— Deputy Director of Community Development
Mark Rysavy—Deputy Director of Building& Inspection Services
INTERESTED PARTIES: Debbie Dale
Chairman Donnelly called the meeting to order at 7:02 pm. Commissioner Beattie made a motion
seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission
meeting on June 13, 2019.The minutes were approved 5-0.Chairman Donnelly introduced case PZ-12-19,
799 Biermann Court,this case is Village Board Final.
Mr.Shallcross gave a brief description of the Subject Property stating that the Village is seeking a variation
to the parking lot setback requirements to construct a parking lot on the west side of the new Police
Headquarters.
Mr.Shallcross explained that the Village is reusing an existing building and that the parking is necessitated
in this area because it is adjacent to the bail/bond portion of the new station. He stated that without this
parking potential offenders would be picked up next to possible victims or arresting officers and that this
parking was needed for public safety reasons.
Mr. Shallcross further explained that Village Staff believes the variation request meets the standards and
is therefore supportive of the request. He further stated that staff recommends that the Planning and
Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning
Planning and Zoning Commission - June 27, 2019 PZ-12-19
Joseph Donnelly, Chair
2
Commission and recommend approval of a variation to the parking lot setback along the western property
line for the property located at 799 Biermann Court, Case No. PZ-12-19, as shown on plans drawn by the
Village of Mount Prospect dated January 14th, 2019.
He stated that the Village Board's decision is final for this case.
There was general discussion between the commission and staff regarding the width of the encroachment
and the new parking lot's location relative to surrounding uses. Commissioner Beattie asked about the
space between the edge of the proposed parking lot and the CVS parking lot. Mr. Shallcross responded
the space would be just over ten feet(10'). It would be about twenty feet(20')wide just north and south
of the encroachment area.
Chairman Donnelly asked Mr. Rysavy to give a brief overview of the project's process and the necessity
for this variation. Mr. Rysavy explained that the amount of proposed parking is the minimum number
provided to be functional and that the adjacent property will rent stalls on the Subject Property.
There was general discussion between the commission and staff regarding the parking lease between CVS
and the Village of Mount Prospect on the Subject Property.They further discussed the new station's main
entrance,where the public would have access to, and where the police will have access to on the Subject
Property.
Hearing no further questions for the petitioner and from the public, Chairman Donnelly brought the
discussion back to the commission.
Chairman Donnelly made a motion seconded by Commissioner Beattie to approve the following motion:
1. To approve a variation to the parking lot setback along the western property line for the property
located at 799 Biermann Court, Case No. PZ-12-19, as shown on plans drawn by the Village of
Mount Prospect dated January 14th, 2019.
UPON ROLL CALL AYES: Griffin, Beattie, Mizwicki, Szymczak, Donnelly
NAYS: None
The vote was approved 5-0 with a positive recommendation to the Village Board.
After hearing one further case Debbie Dale spoke during Citizens to be Heard. Mrs. Dale voiced concerns
about the potential loss of privacy from being located across from a new Police Headquarters and
requested additional plantings and screening be provided. Staff informed Mrs. Dale that they would like
to set up a meeting to further discuss her concerns.
Commissioner Beattie made a motion seconded by Commissioner Syzmczak and the meeting was
adjourned at 7:38 pm.
Jason C. Shallcross, AICP, Community Development Department
Planning and Zoning Commission - June 27, 2019 PZ-12-19
Joseph Donnelly, Chair