HomeMy WebLinkAbout02/24/2005 P&Z minutes 06-05
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-O6-05
Hearing Date: February 24, 2005
PROPERTY ADDRESS:
2400 Terminal Drive
PETITIONER:
Mike Albrecht
1368 Henry Ave.
Des P1aines, IL 60016
PUBLICATION DATE:
February 9, 2005 Journal/Topics
PIN#:
08-23-300-053-0000
REQUEST:
Conditional Use approval for a contractors' storage yard
MEMBERS PRESENT:
Chair Arlene Juracek
Joseph Donnelly
Leo F10ros
Ronald Roberts
Richard Rogers
Keith Youngquist
MEMBERS ABSENT:
Merrill Cotten
Matt Sledz
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Ellen Divita, Deputy Director, Community Development
INTERESTED PARTIES:
Mike Albrecht
Randy Spitzer
,
Chairperson Arlene Juracek called the meeting to order at 7:40 p.m. Richard Rogers moved to approve the
minutes of the January 27, 2005 meeting and Joe Donnelly seconded the motion; the motion was approved 6-0.
Under Old Business, Ms. Juracek asked for a motion to continue PZ-50-04 to the March 24, 2005 meeting.
Richard Rogers made such motion, seconded by Joe Donnelly, and it was approved 6-0. After consideration of
three other cases, Ms. Juracek introduced Case No. PZ-06-05, a request for Conditional Use approval for a
contractors' storage yard and other relief from the Village Code as may be required for the proposal. She said that
this case would be Village Board Final.
Judy Connolly, Senior Planner, summarized the request. She said that the Petitioner is seeking Conditional Use
approval to allow a "Contractors', architects' and engineers' equipment and material storage yard" as listed in the
Zoning Ordinance. The Subject Property is located on the north side of Terminal Drive, which is a private road
located within the tank farm area. The Subject Property is currently used as a cartage facility by Roadrunner
Express, and is not visible from any Village owned streets. The Subject Property is zoned II, Limited Industrial,
and is bordered by the II district to the north, east and west, and by a trailer park to the south, which is located
outside of Mount Prospect corporate limits. The Petitioner proposes to make minor changes to the site at this time
and will use the existing structures in conjunction with the landscape/contractor business. The office building will
continue to be used as an office and the storage building will be used to store vehicle parts, tools, etc. The
Petitioner's application states that large vehicles will be parked on-site and they will store landscape materials in
large concrete bins, similar to the type used at the Village's Public Works Department.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-06-05
Page 2
The Subject Property obtained Conditional Use approval in 1999 to operate a cartage facility. The Subject
Property does not meet current zoning bulk regulations because one of the structures does not meet the Village's
setback regulations. The building is located along the east lot line and is adjacent to one of the tank farm
facilities. The property was developed under County regulations and then annexed into Mount Prospect.
Therefore, the nonconforming structure is allowed to remain. However, future improvements will be required to
comply with Village regulations. The table in the Staff Report documents the existing conditions.
The standards for Conditional Uses are listed in the Zoning Ordinance. Ms. Connolly summarized the standards
and noted that other departments reviewed the Petitioner's proposal and did not object to the use. However,
several Village Code violations concerning this site have not been addressed. These outstanding code violations
include: stone was placed to create a truck parking area between the west edge of pavement and the west property
line. In placing this stone, the grading has been significantly altered in this area. The Village did not issue a
permit for this work and it must be a condition of approval that the stone be removed.. Ms. Connolly said that it
was her understanding that the Petitioner contacted the Engineering Dept since the Staff Report was done and it
was agreed by both parties that the work would be completed within 60 days of the Petitioner taking possession of
the land. She said that the latest date of possession would be Apri120, 2005.
The Staff Report states a new fence has been installed along the south property line, near the west side of the site.
A gate has been installed in the fence west of the Roadrunner property. This gate does not align with the existing
60' wide (average width) easement along the west side of the Roadrunner property; the fence now encloses the
easement. After further research, it was determined that the Village issued a permit to the adjacent property
owner, Citgo, and it appears they did not final out the permit. Also, it appears that the fence may be installed
incorrectly. The Petitioner agreed to revisit this issue subject to obtaining a new plat of survey and Staff will
work with the adjacent property owner to resolve the issue.
Ms. Connolly said that Roadrunner obtained a permit to repair a portion of their existing pavement in 2001.
However, as is confirmed on the survey included in Albright's submittal, the pavement improvements extended to
a 10,400 sq. ft. gravel area north of the parking lot. The permit did not include the paving of the gravel area, so
the installation of this pavement was not approved or inspected. Furthermore, the Development Code would have
required storm water detention, but was not installed. Because of the small area involved, the Village's
Engineering Division does not believe it to be practical to require stormwater detention to be provided for the
paving of the gravel area at this time. However, it should be a condition of approval that any future paving
improvements will have to include stormwater detention for the paving of the gravel area, plus any detention
required for the future improvements.
Subject to correcting the code violations, the request would have minimal impact on the adjacent properties and
would meet the standards for a Conditional Use. Based on these findings, Staff recommends that the Planning &
Zoning Commission recommend the Village Board approve a Conditional Use for a contractor's storage yard for
the property at 2400 Terminal Drive, Case No. PZ-06-05, subject to the following revised conditions:
1. The Petitioner or current property owner shall remove the gravel that has been installed along the western
portion of the property no later than 60 days of the Petitioner taking possession of the property.
2. The Petitioner or current property owner shall provide an updated plat of survey that documents the location
of the existing fence along the south property line, near the west side of the site;
3. All future improvements to the property shall meet Village Code requirements.
The Planning & Zoning Commission discussed the project. Chair Arlene Juracek noted that the request was
straightforward and said she thought that the proposed use would not adversely impact the adjacent properties
once the existing code violations were corrected.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-06-05
Page 3
Drake Murdis of the law firm of Dowe, Dowe & Murdis and attorney for the petitioner, was sworn in. He stated
that the petitioner, Albright, agreed to the revised conditions of approval and was willing to comply with all
Village Codes. He said that Mr. Spitzer and Mr. Albrecht are under contract to purchase the property and will get
possession of the property at the end of April from Roadrunner.
Richard Rogers made a motion to recommend approval of a Conditional Use permit to allow for a contractors'
storage yard at 2400 Terminal Drive, PZ-06-05, subject to the following conditions:
1. The Petitioner or current property owner shall remove the gravel that has been installed along the western
portion of the property no later than 60 days of the Petitioner taking possession of the property.
2. The Petitioner or current property owner shall provide an updated plat of survey that documents the
location of the existing fence along the south property line, near the west side of the site;
3. All future improvements to the property shall meet Village Code requirements.
Joe Donnelly seconded the motion.
UPON ROLL CALL:
AYES: Donnelly, Floros, Roberts, Rogers, Youngquist and Juracek
NAYS: None
Motion was approved 6-0.
Joe Donnelly made a motion to adjourn at 11 :28 p.rn., seconded by Richard Rogers. The motion was approved by
a voice vote and the meeting was adjourned.
Judy Connolly, AICP, Senior Planner
C\Documents and SettingslkdewislLocal SettingslTemporary Internet FilesIOLK2IPZ-06-05 2400 Terminal Dr Albrecht Storage Yard.doc