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HomeMy WebLinkAbout09/27/2007 P&Z minutes 33-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-33-07 Hearing Date: September 27,2007 PROPERTY ADDRESS: 418 West Northwest Highway PETITIONER: Dr. Pardeep S. Gill (Contract Purchaser) PUBLICATION DATE: August 8, 2007 PIN NUMBERS: 03-34-328-007-0000 & 03-34-328-008-0000 REQUEST: Conditional Use approval for an animal hospital MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist MEMBERS ABSENT: Mary McCabe STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: Dr. Pardeep Gill, Dwight DeLattry Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the July 26, 2007 meeting and Joe Donnelly seconded the motion. The minutes were approved 3-0, with Mariys Haaland, Ronald Roberts, and Keith Youngquist abstaining. After hearing four previous cases, Chairman Rogers introduced Case PZ-33-07, a request for a Conditional Use at 418 West Northwest Highway at 10:16 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is located on the north side of Northwest Highway, between Central Road and Prospect Manor, and includes a vacant building with related improvements. The building was built on two (2) lots of record and crosses the lot line. The Subject Property is zoned B5 Central Commercial District and is adjacent to the B5 Central Commercial District. Ms. Connolly said the Petitioner currently operates an animal hospital, A Central North Animal Hospital at 400 W. Central Road in Mount Prospect, which is in very close proximity to the Subject Property. The Petitioner proposes to purchase the Subject Property on Northwest Highway and remodel the existing structure to accommodate an animal hospital. The Central Road facility would be replaced by the Northwest Highway location, subject to obtaining zoning approval. Ms. Connolly stated that the Village's Zoning Ordinance lists Animal Hospitals in the B5 District as a Conditional Use, which requires review by the Planning & Zoning Commission and approval by the Village Board. Ms. Connolly said the plan shows that the proposed animal hospital would consist of a consultation room, an exam room, and a surgery room. The "Cat Room" and "Dog Room" also shown on the plans are recovery rooms where animals would rest and recover after surgery. The proposed animal hospital would board animals, but only Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-33-07 Page 2 for a short-term basis and the service would only be offered to clinic clients. Also, the dog runs noted on the plans would be used by dogs that are not well enough to return home and need to stay at the hospital until they recover from surgery or their illness. The storage room, closet, and office would be used by hospital staff to store supplies and to process paperwork. Ms. Connolly stated that clients have the option of parking on Northwest Highway or in the parking lot, which is located behind the building. The site plan indicates the existing parking lot will be modified to accommodate six (6) parking spaces and will include a new landscaped area. The Subject Property is located in the B5 District and does not have a landscaping requirement. However, the Petitioner proposes adding a landscape area along the rear elevation of the building. She said the Village Code lists parking regulations, which are based on the proposed use. In this case, the Petitioner is required to provide 3 parking spaces per exam room. The Petitioner informed Staff that he is the only doctor on staff, has at least two assistants, and does not anticipate hiring additional staff. He is able to manage the patient flow to ensure even spacing between appointments. In reviewing the Petitioner's request, Staff learned that the Cat and Dog Rooms would only be used as recovery rooms and that the Exam Room and the Consultation Room could not be used when the Surgery Room is in use. In this case, there are a maximum of two (2) exam rooms; therefore, the Petitioner is required to provide six (6) parking spaces. Ms. Connolly said in order to provide the required six (6) parking spaces, the Petitioner located two (2) employee spaces closest to the building, allowing customers to park in front of the employee vehicles. The Petitioner informed Staff that there are only two (2) employees, plus the doctor, and they can leave only when all the customers are gone. The proposed parking configuration would not create a parking conflict by allowing the two (2) employees vehicles to be 'parked in' due to the animal hospital's operational requirements. Ms. Connolly stated that the Petitioner proposes to slightly modify the front elevation by eliminating some windows. The rear elevation of the building calls for adding wall signage and eliminating awnings. The Petitioner's application indicates the existing awnings will be removed and wall signs will be added. Details of the proposed wall signs were not submitted, and will be reviewed as part of the Sign Permit submittal to ensure compliance with the Village's Sign Code. Ms. Connolly said other departments reviewed the proposal and did not object to the request. Although the Engineering Division does not support the proposed parking configuration as they have concerns that the employee vehicles will not have access to a drive aisle when the customer parking spaces are filled, they do not object subject to the condition that the Petitioner fully understands and accepts the potential difficulties associated with the proposed parking. The Fire Department noted that the facility will need to comply with all applicable Building and Fire codes, and the building will require an automatic fire alarm system. Ms. Connolly stated that the standards for Conditional Uses are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. These standards relate to: . The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; . The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; . There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and . The request is in compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-33-07 Page 3 Ms. Connolly said Staff reviewed the Petitioner's application in depth and conducted several site visits to the existing animal hospital on Central Road. During the periodic site inspections, Staff found the area around the existing facility to be well maintained; there was minimal noise, if any, originating from the facility; and Staff observed a maximum of four (4) vehicles parked on-site. Based on these observations, Staff determined that relocating the animal hospital to the Northwest Highway location, which is around the corner from the existing facility, would have minimal impact on the neighborhood. Staff later learned that the Petitioner currently boards animals on a limited basis at the current location; the Village does not have a record of complaints for the existing business. Ms. Connolly stated that the Village Code allows transferring a Conditional Use permit to another similar user. In this case, because the Petitioner is the only doctor on staff, the employees are aware of the parking limitations, and there is street parking available, the proposed parking configuration is appropriate for the proposed business. However, it should be noted that the Conditional Use permit would only be transferable to the exact same type of animal hospital that would be operated in the exact same manner: only two (2) exam rooms could be used concurrently and future owners/operators are aware of and accept the difficulties of the proposed parking configuration. Ms. Connolly said the proposed animal hospital meets the Conditional Use standards listed in the Zoning Ordinance, subject to the animal hospital being operated as noted in the Staff Memo and the Petitioner's application. Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve a Conditional Use permit to operate an animal hospital at 418-420 W. Northwest Highway, Case Number PZ-33-07 subject to the following: 1. The site shall be developed in general conformance with the site plan and floor plan prepared by New Horizons Inc. Architects, dated July 7,2007. 2. The animal hospital shall be operated in general conformance with the uses and in the manner listed in the Staff Memo; 3. The Petitioner fully understands and accepts the potential difficulties associated with the proposed parking, and shall provide additional parking if it is determined that there is a parking shortage; 4. Prior to obtaining a Certificate of Occupancy, the Petitioner shall prepare a Plat of Consolidation that creates a one-lot subdivision for the Subject Property; 5. The Petitioner shall sound-proof the building if it is determined the animal hospital is creating a noise nuisance for the adjacent properties; and 6. The site shall be developed in accordance with all Village and State Codes and regulations." The Village Board's decision is final for this case. Chairman Rogers asked if there were questions for Staff. Joe Donnelly asked if the handicapped parking stall could be relocated to allow for ease of vehicle movement. Ms. Connolly stated there is not a code prohibiting the parking configuration. There was general discussion regarding the possible parking configuration. Richard Rogers, Chairman Planning & Zoning Commission Meeting September 27,2007 PZ-33-07 Page 4 Chairman Rogers swore in Dr. Pardeep Gill of 400 West Central Road, Mount Prospect, Illinois. Dr. Gill gave a brief history of his practice and showed floor plans for his proposed clinic. He said the primary difference in the new location would be an increase in square footage. He said hours of operation and day-to-day clinic operations would remain the same. Chairman Rogers asked if the proposed landscaped area would be used for walking the dogs. Dr. Gill said that dogs would be kept in the dog run, and if a dog needed to be exercised, they would walk the dog around the block. Chairman Rogers asked if Dr. Gill had considered reconfiguring the parking stalls. Chairman Rogers swore in Dwight DeLattry, architect for the project. Mr. DeLattry said the parking was configured this way to maximize the space. Joseph Donnelly asked if there was any intention to fence in the landscaped area. Mr. DeLattry said there is no intention to fence in the area. Chairman Rogers asked why Dr. Gill was interested in purchasing the property. Dr. Gill said he is currently leasing the space he is in and will be able to own this property. In addition, this space is larger and the move will not inconvenience his customers. Chairman Rogers stated that a letter was received from Tom Casanova in support of the project. Chairman Rogers called for additional questions; hearing none, the public hearing was closed at 10:33 p.m. Joseph Donnelly made a motion to approve a Conditional Use at 418-420 West Northwest Highway, as presented by Staff. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Youngquist, Rogers NAYS: None Motion was approved 6-0. After hearing three additional cases, Joseph Donnelly made a motion to adjourn 11: 17 p.m., seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documenls and Settings\kdewis\Local Settings\Temporary Internet Flles\OLK6B\PZ-33..07 41S W NortJJwest Hwy Animal Hospital.doc