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Home My WebLink About12/22/2005 P&Z minutes 47-05 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-47-05 Hearing Date: December 22, 2005 PROPERTY ADDRESS: 1400 Business Center Drive, Suite PETITIONERS: Dennis Uniform Manufacturing Co. PUBLICATION DATE: December 7, 2005 PIN #: 03-35-201-013-0000 REQUEST: Variation (Amount of Retail in an Industrial District) MEMBERS PRESENT: Arlene Juracek, Chair Richard Rogers Joseph Donnelly Ronald Roberts Keith Youngquist Marlys Haaland MEMBERS ABSENT: Leo Floros STAFF MEMBERS PRESENT: Jill Baty, Planning Intern Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director Community Development Stacey Dunn, Community Development Secretary INTERESTED PARTIES: Christine Voelker, Jonathan Stein Chairman Arlene Juracek called the meeting to order at 7:30 p.m. Joseph Donnelly moved to approve the minutes of the November 10,2005 meeting and Keith Youngquist seconded the motion. The motion was approved 4-0, with Marlys Haaland and Arlene Juracek abstaining. At 8:48 pm, after hearing two previous cases, Chairman Juracek introduced Case No. PZ-47-05, a Variation request to allow more than 10 percent retail in an Industrial District. She said that the case is Village Board final. Jill Baty, Planning Intern, summarized the case. She stated the Subject Property is located on the north side of Business Center Drive, between Bishop Court and Biermann Court, and contains a 77,500 square foot office and warehouse building divided into five rental units. The Subject Property is zoned I1 Limited Industrial and is bordered on all sides by the I1 District. Caremark and York occupy two of the five rental units, two units are vacant; Dennis Uniform will occupy the fifth. Ms. Baty stated the Petitioner's store has been located in Glenview since 1988, but they have outgrown their current warehouse and showroom facilities. Therefore, they would like to relocate their business to the Subject Property in Kensington Business Park. The Petitioners would like this larger space to serve both as storage for their inventory and as a showroom for their walk-in customers. She said the additional space will accommodate the needs of customers from the 82 schools within a 50-mile radius that the Petitioner serves. Ms. Baty noted this store would be open year round, with limited hours from October to May. They expect approximately 10-30 transactions per day during this time. Their peak season is when students are returning to school and lasts from June to September. During this time the store will keep regular business hours, and expects Arlene Juracek, Chair Planning & Zoning Commission Meeting December 22, 2005 PZ-47-05 Page 2 50-150 transactions per day. The proposed layout of the Petitioner's unit will include approximately 5,701 square feet of warehouse space, and 5,701 square feet of retail and office space. Ms. Baty said the Subject Property includes multiple tenants, but they are all office and warehouse uses. The Petitioner submitted a summary of current tenants and a break down of tenant space square footage. The site contains a total of 249 parking spaces. Ms. Baty indicated the total number of spaces required for the three existing tenants, including the Petitioner's proposed use, is 79 parking spaces; leaving 170 spaces available for the vacant units. She said vacant units account for 45% of the building space at 1400 Business Center Dr. Ms. Baty reported that the two vacant units would require parking allocations based on their use. She presented several 'parking scenarios' that included varying uses for future tenants. She said that Staff determined that the remaining available parking would exceed the needs of the building, even when the most intensive uses would fill the vacant spaces. However, parking may not be adequate in the event that Caremark, York or Dennis modify their facilities to include more office space. Ms. Baty summarized the standards for a Variation as listed in the Village Zoning Ordinance. She said the amount of retail space proposed by the Petitioner would have minimal impact on surrounding properties and the character of the business park. The Petitioner's peak retail season lasts three months out of the year and would bring an estimated maximum of 150 transactions per day to the store. Adequate customer parking will be provided. She said the parking required for Dennis Uniform will not detract from parking requirements of the neighboring tenants of 1400 Business Center Dr. Additionally, that implementation of the business would involve no unusual engineering or fire requirements. She said that provided the request is carried out in accordance with all applicable codes, the Building Division and Fire Prevention Division have no objections to the proposal. Ms. Baty stated the purpose and intent of the Village Zoning Ordinance are outlined in Section 14.102 of the Village Zoning Ordinance. The first two objectives of the Zoning Ordinance, as in this section are: A. To provide zoning for all properties with a goal of conserving the value of buildings and land and encouraging the most appropriate use ofland throughout the Village. B. To protect residential, business, commercial, and industrial areas from encroachment by incompatible uses and to ensure that land designated by a specific zoning classification shall not be adversely effected by inappropriate uses. Ms. Baty concluded by stating Dennis Uniform is not a typical retail operation, and would not be suited to be located in a business district. The Petitioner makes many sales either off-site at In-School Sale Days or through the mail, and therefore requires a large warehouse capacity. Additionally, they require a larger showroom to meet the needs of their walk-in customers. She said the showroom space will be used to display merchandise for all of the eighty-two schools they serve and will contain nine dressing rooms, two small offices, two restrooms and a sales counter. Therefore, Staff recommends that the Planning & Zoning Commission recommend the Village Board approve the following motion: "To approve a Variation to allow up to fifty percent of a rental unit as retail use, as shown on Petitioner's Site Plan, for the building at 1400 Business Center Drive, Suite 102, Case No. PZ-47-05, subject to the variation being applicable only to Dennis Uniform." Ms. Baty stated the Village Board's decision is final for this case. Arlene Juracek, Chair Planning & Zoning Commission Meeting December 22, 2005 PZ-47-05 Page 3 Chairperson Juracek stated she appreciated staff addressing the Variation as only applicable to Dennis Uniforms. There were no further questions for staff. At the direction of Chairperson Juracek, Christine Voelker, 1864 Johns Drive, Glenview, Illinois was sworn in. Ms. Voelker presented a detailed overview of Dennis Uniforms as an industry leader in the manufacturing and sales of school uniforms. She provided background information on the company and their day-to-day business operations proposed for 1400 Business Center Drive. There were no questions for the Petitioner. Joseph Donnelly asked for clarification why this is a Variation and not a Conditional Use request. Chairperson Juracek indicated there is no Conditional Use in the statutes for this type of request; Staff concurred. Richard Rogers welcomed Dennis Uniforms to Mount Prospect. Chairperson Juracek asked if there were any further questions or if anyone wished to address the Commission. Hearing none, the Public Hearing was closed at 9:01 pm. Richard Rogers made a motion to approve a Variation request to allow 50% retail for the tenant space at 1400 Business Center Drive Suite 102, subject to the Variation being specific to Dennis Uniforms and as submitted by the Petitioner, Case PZ-47-05. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Donnelly, Haaland, Roberts, Youngquist, Rogers and Juracek NAYS: None Motion was approved 6-0. Richard Rogers made a motion to adjourn at 9:09 pm, seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting was adjourned. 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