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HomeMy WebLinkAbout01/24/2008 P&Z minutes 02-08 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-02-08 Hearing Date: January 24, 2008 PROPERTY ADDRESS: 2020 Camp McDonald Road PETITIONER: Gregory Szeszko, St. Dominick Day Care PUBLICATION DATE: January 9, 2008 PIN NUMBER: 03-34-416-027 -0000 REQUEST: Conditional Use - Daycare Center MEMBERS PRESENT: Richard Rogers, Chair Joseph Donnelly Marlys Haaland Ronald Roberts MEMBERS ABSENT: Leo Floros Keith Youngquist STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Andrew Skic, Building Inspector Ryan Kast, Administrative Assistant INTERESTED PARTIES: Greg Szeszko Chairman Richard Rogers called the meeting to order at 7:30 p.m. Marlys Haaland made a motion to approve the minutes of the October 25, 2007 meeting and Ronald Roberts seconded the motion. The minutes were approved 3-0 with Chairman Rogers abstaining. Joseph Donnelly made a motion to continue Case Number PZ-38-07 to the February 28, 2008 Planning and Zoning Commission meeting. Mr. Roberts seconded the motion. The motion was approved 4-0. After hearing one previous case, Chairman Rogers introduced Case PZ-02-08, a request for a Conditional Use to operate a Daycare Center at 2020 Camp McDonald Road at 7:50 p.m. Judith Connolly, Senior Planner, said the Subject Property is located on the north side of Camp McDonald Road, between River Road and Park Drive, and contains the Alexander Graham Bell Montessori School with related improvements. The Subject Property is zoned B3 Community Shopping and is bordered by the B3 District to the east and west, the R4 Multifamily District to the north, and B4 Commercial Corridor and RI Single Family Residence District to the south. Ms. Connolly stated the Petitioner is seeking Conditional Use approval to operate a day care facility. The proposed day care facility would be located in the B3 Zoning District, which requires Conditional Use Approval. Also, a parking Variation is needed because they will be deficient one parking space and exceed lot coverage limits. Ms. Connolly summarized the Petitioner's application: . St. Dominick Day Care is an independently owned and operated child care facility; . The facility would occupy the soon-to-be former Alexander Graham Bell Montessori School building (the Montessori School is relocating because they outgrew the site); . The day care facility has a maximum capacity of 72 clients, which requires 10 staff members; Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-02-08 Page 2 . The facility would be open from 6:30 am to 6 pm Monday - Friday; . The Petitioner anticipates most children would arrive between 8am to lOam and leave between 3 :30pm and 5:30pm; . The Petitioner estimates the drop-off and pick-up time to be 10 minutes; and . Anticipated ages of the children range from 2-5 years old. Ms. Connolly said the Subject Property does not comply with the Village's bulk regulations as the existing structure encroaches into the required side and rear setbacks. Also, some of the existing parking spaces are located in the 10- foot setback and the site exceeds the 75% lot coverage limitation. The area was annexed into the Village in 1971, most likely after the building had been built as Staff could not locate a building permit for the original development of the Subject Property or document that code relief had been granted for its development. She said the existing conditions are considered legal nonconforming and are allowed to remain in its existing condition. Ms. Connolly stated that the Subject Property requires relief to meet the Village's requirements. The available on-site parking would be 16 spaces once the garage is converted from storage back to a garage and one surface space is created. She said based on the proposed use, the Village's Zoning Ordinance requires 1 space per employee plus 1 space per 10 children. Based on a maximum enrollment of 72 children (7 spaces) and a staff of 10 employees, the daycare facility would require a total of 17 parking spaces. Ms. Connolly said the Petitioner submitted information on the drop-off / pick-up process. They do not anticipate needing all 16 spaces provided on-site at one time and estimate the peak usage to fall between 8 am to lOam and 3:30 pm to 5:30 pm. Therefore, they feel the proposed 16 spaces will meet the facilities needs. Ms. Connolly stated that the Village's Zoning Ordinance does not have operational requirements for daycare uses. However, the Petitioner is required to meet specific DCFS regulations, which the Petitioner is aware of and has worked with in other day care facilities. It is important to note that the Petitioner is required to follow State regulations, which will be enforced by the appropriate State agency. The DCFS requirements include regulations pertaining to play areas, providing food service, and program content. These regulations are based on the length ofthe child's stay at the facility. Ms. Connolly summarized other department comments. The interior of the building has to be modified to comply with the National Life Safety Code and the International Building Code for daycare centers which entails installing a fire detection system and a fire sprinkler system. While this is a Building Permit issue, it is important to note in the Staff report to eliminate the potential for confusion during another review process. Also, a complete egress evaluation will be required and must be prepared by a design professional. Ms. Connolly stated that Engineering noted that they support the proposed sliding gate to secure the play area. However, the handicapped space shown on the plan would be located in the fenced in area. As this space must be accessible at all times, the space needs to be re-striped outside the fenced area. Ms. Connolly advised that the Petitioner has already addressed this comment and the handicap space has been relocated outside the fenced area. She said a revised site plan was placed by each Commissioner's seat. Ms. Connolly mentioned that in order to approve the request, it has to meet the standards for a Variation because the Petitioner will be short one parking space. Ms. Connolly said the standards for a Variation are listed in Section 14.203.C.9 ofthe Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. She summarized these findings: Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-02-08 Page 3 . 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. Ms. Connolly stated that the Petitioner met with Staff prior to applying for the Conditional Use permit. Based on the information obtained from this meeting, the Petitioner worked with a design professional to modify the site to comply with the Village's parking regulations. It was the Petitioner's intention to comply with the Village's parking regulations, but still maintain an adequate play area for the children. Therefore, they submitted a site plan that indicates one new parking space will be provided, which increases the existing non-conforming amount of lot coverage from 77% to 78%. Because this is an increase in the amount of the non-conformity (lot coverage), a Variation is needed for the proposed amount of pavement. Ms. Connolly said that the Petitioner noted in the application that the anticipated amount of parking needed for the drop-off / pick-up process would not require using more than 15 spaces, although 16 spaces would be provided on-site. They prepared a chart documenting parking usage throughout the day, noting that even during the peak drop-off / pick-up times, the site would be able to accommodate the anticipated parking demand. Ms. Connolly stated the site was developed under Cook County regulation and currently contains a significant amount of pavement. The site will be modified to accommodate one additional space, which brings the lot coverage from 77% to 78%, with the opportunity to expand the parking lot further by removing a landscape island. However, there is a mature tree located in a landscape island and paving over the island would further increase the amount of lot coverage. In this case, should the facility experience an actual parking shortage, the Petitioner is in a position to control the drop-off / pick-up process by working with parents to stagger the drop-off /pick-up times to minimize parking shortages. Ms. Connolly said the standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Conditional Use. She summarized the findings: . 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; . Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on V illage streets; and . Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Ms. Connolly stated that the proposed use would not have a detrimental impact on the public health, safety or general welfare. The use would not adversely affect the character of the surrounding neighborhood, or utility provision and it would be in compliance with the Village's Comprehensive Plan and Zoning Ordinance. Furthermore, the Petitioner's drop-off / pick-up analysis indicates that vehicles entering/exiting the Subject Property will not have an adverse impact on the neighborhood. Ms. Connolly said the proposed use meets the Variation and Conditional Use standards contained in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission approve the following motion: Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-02-08 Page 4 "To approve: A) a Variation to allow 16 parking spaces, B) 78% lot coverage, and C) A Conditional Use permit for a daycare facility at 2020 Camp McDonald Road, subject to the following conditions: 1) The St. Dominick Day Care facility will be designed and developed in general accordance with the site plan prepared by Studio 3 Design, revision date January 22, 2008; 2) The facility shall meet all Building Code & Fire Code requirements, which include but are not limited to the installation of sprinkler and fire alarm systems and having a design professional prepare an egress analysis as part of the Building Permit submittal; 3) The Village reserves the right to review any traffic related matters created by the use and require any necessary measures needed to address them; and 4) Prior to the Village issuing a Certificate of Occupancy, the Petitioner shall obtain the necessary permits and authorizations from the appropriate agencies (DCFS, etc.). Ms. Connolly stated the Village Board's decision is final for this case. Chairman Rogers asked Ms. Connolly if this was the same building when it was a Montessori school and the Commission previously approved a circular driveway; Ms. Connolly confirmed that it was. She clarified that the Montessori school never installed the circular driveway and eventually outgrew the site. Mr. Rogers questioned if the Conditional Use was approved tonight, what would happen to the circular driveway that was previously approved. Ms. Connolly said that the circular driveway approval would no longer be valid as the approval period already lapsed. Chairman Rogers swore in Greg Szeszko, 4148 N. Pontiac, Chicago, IL. Mr. Szeszko said he and his wife are the owners and operators of St. Dominick Day Care. They have been operating this business out of their home since 1999. They are licensed by DCFS and follow all state regulations, they are also licensed by the City of Chicago. They were incorporated as a corporation in 2003. Mr. Szeszko said that they provide day care from 15 months to 5 years. They provide typical day care services including: programs that develop language skills, cognitive development, music appreciation, small and large motor skills, social interactions. They tend to be rooted in Catholic tradition. Mr. Szeszko mentioned that the business is successful with its customers. They like the program and the day care's approach towards education. He has never advertised and strictly relies on word-of-mouth. They are fully booked with a waiting list. They have outgrown their current facility and would like to expand. Mr. Szeszko stated that they have come to an agreement with the current owners of the property at 2020 Camp McDonald Road. It is a one story masonry brick building that contains sprinklers and is connected to a fire alarm. There is an existing playground along with 15 parking spaces. Mr. Szeszko said that his proposal included daily operations from 6:30 a.m. to 6:00 p.m., Monday through Friday with a shortened Saturday schedule if needed. The maximum capacity for the day care would be 72 children and 10 employees. Mr. Szeszko presented a modified site plan per the Staffs comments. He said there would be 16 parking spaces for cars. He would convert a spot in the garage for a space and would also set aside a space for the handicapped area. The floor plan includes four classrooms with one common area for indoor activities. Parents and their children would utilize an access card to gain entry to the building. This access card would automatically register Richard Rogers, Chair Planning & Zoning Commission Meeting January 24, 2008 PZ-02-08 Page 5 the child. An additional station would allow registration if a few clients walked in at the same time. After registering, the parent would walk their child to the assigned classroom. Mr. Szeszko explained the daily use of parking. He restated the peak times of 8:00 a.m. to 10 a.m. and 3:30 p.m. to 5:30 p.m. He advised the Commission that he has to maintain a specific child to teacher ratio. Since this ratio has to be maintained, a pick-up and drop-off schedule can be drafted. He does not believe that he will over- extend the proposed 16 spaces. Mr. Szeszko concluded by requesting that the Commission accept his proposal. Chairman Rogers asked the Petitioner if he understood the requirements in order to obtain building permits and what is needed for the approval of the zoning. The Petitioner stated that he understood and agreed to the conditions. Mr. Szeszko advised that he and his architects have been working with Staff to make sure the plans are acceptable and that they are following the guidelines set. Chairman Rogers said the site is tight and overbuilt, but he understands the need for a child care center. He called for additional questions or comments; hearing none, the public hearing was closed at 8: 12 p.m. Chairman Rogers asked if the Commission had any questions for the Petitioner or Staff. Mr. Donnelly asked Ms. Connolly when the Commission reviewed the circular driveway case if they had 15 spaces and did not use the garage. Ms. Connolly advised that was correct as the previous owner did not use the garage for parking. Mr. Donnelly asked if the previous owner was within zoning at that point or if the use of the property did not need parking, just a drop-off point. Ms. Connolly eXplained that she did not know previous enrollment at that time. She explained that the present case is based on maximum numbers. She continued by stating that it may be initially over parked depending on enrollment numbers in the beginning and code requires that information is provided for the most intense use. Marlys Haaland made a motion to approve Case Number PZ-02-08, a request for 1) Variation approval for 16 parking spaces when 17 are required; 2) Variation approval for 78% lot coverage when 75% is the limit; and 3) Conditional Use approval to operate a Day Care Center at 2020 Camp McDonald Road. Ronald Roberts seconded the motion. UPON ROLL CALL: AYES: Donnelly, Haaland, Roberts, Rogers NAYS: None Motion was approved 4-0. After hearing three additional cases, Joseph Donnelly made a motion to adjourn at 10:08 p.m., seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. /7 ' ... />/ / "~ / ~ " ~ ' /~~;"'-r //"';/ /-:-. 1/ Ryan Kast, Community Development Administrative Assistant .,~.-. H:\PLAN\Planning & Zoning COMM\P&Z 2008\Minutes\PZ-02-08 2020 Camp McDonanld (St. Dommicks}.doc