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HomeMy WebLinkAbout02/26/2009 P&Z minutes 29-08 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-29-08 Hearing Date: February 26, 2009 PROPERTY ADDRESS: 501 Midway Drive PETITIONER: Serkan Aykan PUBLICATION DATE: January 7, 2009 PIN NUMBER: 08-23-402-010 REQUEST: Conditional Use (Community Center and school) MEMBERS PRESENT: Richard Rogers, Chair William Beattie Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist MEMBER ABSENT: Joseph Donnelly STAFF MEMBERS PRESENT: Brian Simmons, AICP, Deputy Director of Community Development Consuelo Andrade, Development Review Planner INTERESTED PARTIES: Serkan Aykan, Brian Schramm, Stephen Miller Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the January 22,2009 meeting; Keith Youngquist seconded the motion. The minutes were approved 4- 0; with Marlys Haaland and Ronald Roberts abstaining. Chairman Rogers introduced Case PZ-29-08, a request for a Conditional Use (Community Center and school) at 501 Midway Drive, at 7:32 p.m. Consuelo Andrade, Development Review Planner, stated the Petitioner was seeking a Conditional Use to operate a community center and school. The subject property is located on Midway Drive, a cul-de-sac street west of Elmhurst Road, between Algonquin Road and Oakton Street. The subject property is zoned B-3, Community Shopping. It contains an office/warehouse building with related improvements. The property is bordered to the north and east by the B-3 district and to the south and west by the R-4 Multi-Family District. Ms. Andrade said the existing structure presently does not conform to the existing setback requirements or the lot coverage requirements. The Petitioner does not plan to modify the exterior of the building or the existing site, therefore, the legal non-conforming status would remain. Ms. Andrade stated the subject property has a zoning history of Conditional Use permits. Conditional Use permits were approved in 2004 and 2007. Each Conditional Use permit expired eighteen (18) months from the approval date. A building permit will not be issued until a new Conditional Use permit is issued. Ms. Andrade said the community center and school would offer the same services and events as the previous 2007 Conditional Use request. There would be minor modifications to the site plan and interior layout based on building review comments. Ms. Andrade stated the community center would occupy 60 percent of the building that would include: a gym, auditorium, offices, and guest rooms. The school would occupy 40 percent of the building and would include: Richard Rogers, Chair PZ-29-08 Planning & Zoning Commission Meeting February 26, 2009 Page 1 of 4 classrooms, labs, and administrative offices. Ms. Andrade said the school's area has been increased by approximately 11,115 square feet from the 2007 Conditional Use request. The Petitioner proposes to add landscaping to the site to comply with the Village landscape requirements. Ms. Andrade showed illustrations of the interior layout of each floor. She said the zoning ordinance requires parking based on the use of each space. The required parking for the community center is based on the square footage of each space; 167 spaces would be required. The school's parking is based on the number of students and staff; 46 spaces required for the school portion. Ms. Andrade said a total of 213 parking spaces are required by code. The Petitioner's site plan shows 218 parking spaces would be provided; therefore, this parking would comply with Village code requirements for a building permit. Ms. Andrade stated compliance with all fire and building codes for assembly and educational occupancy would be required. The Fire Department required that the cul-de-sac of Midway Drive be striped per Village code as a no parking fire lane. Public Works has requested site improvements such as sanitary service and paving. Ms. Andrade said a Metropolitan Water Reclamation District (MWRD) permit would also be required. Ms. Andrade said Staff did receive an e-mail from an adjacent property owner, the Society of Critical Care Medicine; with some concerns for the proposal. Ms. Adrade stated that a representative from this organization was in attendance to address their concerns. Ms. Andrade summarized the Conditional Use standards; Staff believed the request to operate a community center and school satisfied the Conditional Use standards. Ms. Andrade said that Staff recommended approval of the motion listed in the Staff Report. Chairman Rogers stated that they have been talking about this building for over two years; or even longer. He wanted to know if the building was occupied. Ms. Andrade said a temporary occupancy was issued for office space. William Beattie confirmed that the additional 11,000 square feet for the school would be added with no external modifications to the building. Ms. Andrade stated that this was correct. Chairman Rogers swore in Serkan Aykan, 1560 W. Dempster Street, Mount Prospect, Illinois. Mr. Aykan said at the time his organization was obtaining the Conditional Use permit in 2007, they were looking at other properties that would not require any change to zoning. He stated they could not pursue the other project, so they decided to continue with the Conditional Use permit that was approved at their current building. Chairman Rogers asked if it was the Petitioner's intention to proceed with the project if the Conditional Use permit was approved. Mr. Aykan confirmed they would move forward with the project if approved. Mr. Roberts asked what previous property the Petitioner was looking at. Mr. Aykan said St. John's Lutheran Church and School. Mr. Youngquist asked if there was still separation between the two buildings. Mr. Aykan stated that everything is the same from his previous submittal; they just wanted to add the upstairs to the school portion because it was available for them to do so. Chairman Rogers asked about the sleeping rooms. Mr. Aykan said the sleeping rooms would be located in the cultural center part for visiting guests. He stated this space was needed to show hospitality to guests. The rooms are not for students of the school. It can be compared to a hotel accommodation. Richard Rogers, Chair Planning & Zoning Commission Meeting February 26, 2009 PZ-29-08 Page 2 of 4 Mr. Youngquist stated he knew the Village Board went to great length discussing this case in 2007. He said the only change would be the classroom space on the second floor. Chairman Rogers swore in Brian Schramm, 500 Midway Drive, Mount Prospect, Illinois. Mr. Schramm works for the Society of Critical Care Medicine (SCCM) that is adjacent to the subject property. He wanted to know of the Planning and Zoning Commission received the written letter sent regarding the SCCM's safety concerns. Mr. Schramm summarized the five points that they thought were problematic with the proposal. He said if these were corrected, SCCM would have no issues. Mr. Schramm stated the parking lot is in disrepair and there are areas where it floods. He said perimeter fencing might be necessary with young children around. Mr. Schramm stated sleeping rooms in conjunction with a school could have a negative impact on the children. He was concerned with the increase in traffic flow and the flooding of Midway Drive. Chairman Rogers asked if a fence was required between the subject property and the surrounding properties. Ms. Andrade stated that the Village does not require a fence. Mr. Beattie asked if any portion of the parking lot would used for a school yard. Ms. Andrade said the Petitioner did not propose to use any of the paved area as a playground. Mr. Aykan stated children would not play outside. If there was a need for a fence, he would build one. Mr. Aykan said the sleeping rooms are located at the southeast portion of the property. The school is located on the north side of the building. Mr. Aykan stated the school and community center are under one roof, but there are two different buildings and entrances. The school and community center would not be connected inside. Chairman Rogers said MWRD would require the Petitioner address any potential flooding issues. Mr. Floros asked where the students would be coming from and if there would be buses. Mr. Aykan said the students would be coming from the surrounding communities: Mount Prospect, Arlington Heights, and Des Plaines. He stated parents would be dropping offthe students. The Petitioner has a small bus for apartment areas. Mr. Youngquist stated there is not a maneuvering area unless the school has small buses. He said this is not a typical school parking lot. Chairman Rogers swore in the architect for the project, Stephen Miller of Oak Park, Illinois. Mr. Miller stated the population in the facility has been limited by the parking lot. The school population by law is not allowed to grow. He said there would primarily be car traffic, but does not foresee a traffic problem beyond what is allowed by the parking lot. Mr. Floros asked if the students required recess. Mr. Miller said all the activities are primarily in the gymnasium. He stated the school is more of a math/science oriented with recreation contained inside the building. Chairman Rogers asked about photometrics, landscaping, and the parking lot. Mr. Miller stated the flooding was an issue because of a filled catch basin. The whole parking lot would be redone. He did not notice a flooding problem until he observed the north side of the property after the recent September rain event. Mr. Miller said the catch basin may have collapsed or it was possibly filled with debris. He stated there was a lot of disrepair out there for a long time and it would be corrected. Mr. Miller said that he talked to his landscaper regarding the landscape plan. He stated the plan would be fairly simple to develop. Mr. Youngquist confirmed that the multi-purpose room was also to be used as a gymnasium for the school. Mr. Aykan stated the gymnasium indicated on the site plan is for the community center and is separate from the school. Richard Rogers, Chair Planning & Zoning Commission Meeting February 26, 2009 PZ-29-08 Page 3 of 4 Chairman Rogers asked if there was anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:04 p.m. and brought the discussion back to the board. Mr. Beattie made a motion; seconded by Mr. Rogers to approve a Conditional Use permit that would allow a Community Center and a School to operate as noted in the Petitioner's application for the property at 501 Midway Drive, Case No. PZ-29-08, subject to compliance with the following conditions: 1. Development of the site and the school portion in general conformance with the plans prepared by Gensler date stamped January 31, 2008; 2. Development of the community center portion in general conformance with the plans prepared by Sigma Engineering, Inc., stamped November 7,2008. 3. Striping and designation of one side of Midway Drive and the bulb of the cul-de-sac as "No Parking Fire Lane" as noted on the attached Exhibit "B" prepared by the Fire Department; 4. Submittal of a landscape plan in compliance with Village's Zoning Ordinance, including the installation of 5-foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and southwest portions of the parking lot; 5. Submittal of a photometric plan in compliance with the Village's Zoning Ordinance. 6. Based on the number of parking spaces provided on the property, occupancy of the school shall be restricted to 195 persons. Enrollment records shall be submitted to the Director of Community Development on an annual basis at the beginning of each school year, or upon the request of the Director of Community Development. 7. As stated in the Village's Building Code, where a building contains two or more occupancies and where they share portions of the same means of egress system, those egress components shall meet the more stringent requirements of all occupancies that are shared. Proposed construction drawings for the project shall comply with the Village's egress, Building, and Fire Code requirements. 8. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission or official, shall become null and void if no building permit is issued within the one (1) year requirement and improvements completed within a period of eighteen (18) months. 9. Develop the site in conformance with all Village Codes." The Village Board's decision is final for this case. UPON ROLL CALL: AYES: Beattie, Floros, Haaland, Roberts, Youngquist, Rogers NAYS: NONE Motion was approved 6-0. After hearing four additional cases, Mr. Beattie made a motion to adjourn at 9:57 p.m., seconded by Mr. Roberts. The motion was approved by a voice vote and the meeting was adjourned. Ryan Kast, Community Development Administrative Assistant Richard Rogers, Chair Planning & Zoning Commission Meeting February 26, 2009 PZ-29-08 Page 4 of 4