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Home My WebLink About5. Old Business 06/19/2012Village of Mount Prospect Community Development Department MEMORANDUM TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: MAY 25, 2012 SUBJECT: PZ -09- 121878 E. NORTHWEST HIGHWAY 1 CONDITIONAL USE (ANIMAL DAYCARE) / KIMBERLY S. RUFFOLO The Petitioner recently purchased the Subject Property and seeks to remodel the interior of the building for an animal daycare. Per the floor plan, the animal daycare would consist of a storage room, office, employee lounge, and separate rooms for dogs and cats. The cat room will include twenty (20) kennels and a play area with cat trees. The dog room will only be a play area for dogs. The dogs will continue to be boarded in the existing kennels located in the Mt. Plaines Animal Hospital, which is owned and operated by the Petitioner. As proposed, the animal daycare will not include an opening connecting to the animal hospital. The Zoning Code's parking regulations for the B5 Central Commercial District does not require additional off - street parking for land uses which are similar to previous uses at locations where limited parking or no parking is currently provided. The Subject Property was previously used as an office and retail establishment. The parking requirement for the animal daycare is the same as general retailloffice Uses (4 per 1,000 square feet in excess 1,500 square feet of floor area). Therefore, there would not be in increase to the required parking. The Plat of Survey for the Subject Property indicates up to four (4) parking spaces are available in the rear of the building. The Planning & Zoning Commission conducted a public hearing to review the request on Thursday, May 24, 2012, and by a vote of 5 -0, recommended app roval of a Conditional Use for an animal daycare at 878 E. Northwest Highway, Case No. PZ- 09 -12, subject to the condition that the site is developed in general conformance with the floor plan received by the Village on March 15, 2012. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their June 5, 2012 meeting. Staff will be present to answer any questions related to this matter. QA�Jr �� William J. Cooney, Jr AICP 41Vf1Wh1hcdSd'LANPZ0.Whg &Zaning OONOM&720125ME] Mtm 'PL49 -12878 E. Nonhw Hi y.(CU- Animal Da)rwd).dm. MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -09 -12 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST: MEMBERS PRESENT: MEMBER ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: May 24, 2012 878 E. Northwest Highway Kimberly S. Ruffolo May 9, 2012 08 -12- 403 - 010 -0000 Conditional Use approval for an Animal Daycare Richard Rogers, Chair William Beattie Keith Youngquist Leo Floros Jacqueline Hinaber, Alternate Joseph Donnelly Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Kim Ruffolo, Marie Dreessen, Nick Pappas, Doreen Cunningham Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Beattie made a motion, seconded by Mr. Youngquist to approve the minutes of the April 26, 2012 Planning & Zoning Commission meeting; the minutes were approved 5 -0. After hearing one (1) previous case, Chairman Rogers introduced Case PZ- 09 -12, 878 E. Northwest Highway at 7:58 p.m. Ms. Andrade stated the Petitioner for PZ -09 -12 was seeking Conditional Use approval to operate an animal daycare at 878 E. Northwest Highway. Ms. Andrade said the Subject Property is located on the north side of Northwest Highway and includes a vacant building with related improvements. The Subject Property is zoned 135 Central Commercial and is bordered by the B5 District to the east and west, and by the RA Single Family District to the north. The Union Pacific Northwest railroad tracks, zoned I2, are located south of the site. Ms. Andrade stated the Petitioner recently purchased the Subject Property and was seeking to remodel the interior of the building for an animal daycare. The animal daycare would operate Monday through Saturday, opening at 8 a.m. and closing times would vary during the week. The animal daycare would not be open on Sundays. Ms. Andrade said per the floor plan, the animal daycare would consist of a storage room, office, employee lounge, and separate rooms for dogs and cats. The cat room would include twenty (20) kennels and a play area with cat trees. The dog room would only consist of a play area for dogs and would not include kennels. The dogs would continue to be boarded in the existing kennels located in the Mt. Plaines Animal Hospital adjacent to the east of the Subject Property, which is operated by the Petitioner. As proposed, the animal daycare would not include an opening connecting to the animal hospital. Ms. Andrade stated 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. The summary of the findings include: Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 1 of 4 • 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; • And adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets are provided. Ms. Andrade said per the Petitioner's application, the animal daycare would improve the services and comfort of the animals they currently serve at the animal hospital. The number of animals they currently serve would not increase as a result of the animal daycare. Staff reviewed the Petitioner's application and determined that the animal daycare would have minimal impact on the neighborhood. The Subject Property is. located within a commercial area and is next to an existing animal hospital. The Petitioner's proposed use as an animal daycare would be compatible with the commercial uses on Northwest Highway. Ms. Andrade stated that Staff found the proposed animal daycare met the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance. Staff recommended that the Planning & Zoning Commission approve the motion as listed in the Staff Report. Chairman Rogers asked if the hours of operation were contingent on the approval of the subject zoning case. Ms. Andrade said there are no restrictions on the hours of operation per the zoning code; these hours were created by the Petitioner. Ms. Andrade stated a condition could be made on the hours of operation. Chairman Rogers swore in Kim Ruffolo, who operates Mt. Plaines Animal Hospital, 888 E. Northwest Highway, Mount Prospect, Illinois. Ms. Ruffolo stated there was an opportunity to purchase the 878 E. Northwest Highway property which is adjacent to the animal hospital. She said the Subject Property formerly housed a Plumbing business. Ms. Ruffolo is looking to expand her services to those animals currently boarded at the existing animal hospital. The cats would have their own boarding area separated from the dogs in the proposed facility. Ms. Ruffolo stated the new space would allow the hospital staff to offer one -on -one time with the dogs. The dogs would not be in the daycare area in packs. Ms. Ruffolo knows that there were concerns regarding noise, but has never had any complaints at the animal hospital since taking over in 1999. She said the cats would be the only ones staying in the proposed building and they don't create noise. The dogs would only be in the daycare when it is time for their private one -on -one titre. Ms. Ruffolo said the other area of the proposed facility would be a lounge area for the employees, additional storage, and a separate office for her. Chairman Rogers confirmed with the Petitioner that the proposed facility would not have overnight boarding. Any dogs that would have to stay overnight would be in the existing kennels at the animal hospital property. Chairman Rogers stated that the Commission did receive a letter concerning the noise levels of the dogs at the existing facility along with walking the dogs on public and private property. Ms. Ruffolo stated that they do have an option of walking the dogs outside. She said hospital Staff is instructed to clean up after the dogs along with cleaning up other areas to limit any negative effects or connotations on the animal hospital. Ms. Hinaber asked how the dogs would get from the hospital to the proposed daycare. Ms. Ruffolo said that the back door of the animal hospital is about five (5) feet from the hallway to the building of the proposed daycare location. The dogs would be walked outside for the one -on -one time in the daycare. Ms. Hinaber asked if the outside area would be covered. Ms. Ruffolo said that it is not currently covered. She stated that she does not own the property where the animal hospital is located, so she cannot make any improvements at this time. Chairman Rogers swore in Marie Dreessen, 719 S. We Go Trail, Mount Prospect, Illinois. Ms. Dreessen stated that her husband, Dr. Donald Dreessen owns the properties on both sides of the Subject Property. She requested that both sides of the walls at 878 E. Northwest Highway be sound proof, Ms. Dreessen also requested that the Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 2 of 4 floor plan be flipped so that the dog and cat rooms would not be next to the adjacent salon located at 864 E. Northwest Highway. She asked if the cats would be boarded in the proposed daycare overnight. Ms. Dreessen stated that Mt. Plaines Staff currently walks the dogs on private property and has not cleaned up after them. She said that she visited the dog daycare on Central Road and discussed the noise Ievel there. Ms. Dreessen also wanted to know if the proposed daycare would have any effects on the parking requirements. She also wanted to know the number of animals that currently stay overnight at the existing hospital. Ms. Dreessen said that she would not be able to attend the Village Board Meeting on June 5, 2012 and requested that the second board meeting not be waived on June 19, 2012. She stated that she would like to attend the second meeting. Ms. Ruffolo stated that her daycare would not operate like the animal daycare located on Central Road. There would not be a mass of dogs running around. She said she understood the concerns of the neighboring beauty salon, but believed that there would not be any additional noise created. Ms. Ruffolo said it would be unusual if any of the dogs were excessively barking during their one -on-one time. She stated there have never been any complaints with the hospital regarding noise or animal excrement being left in the surrounding area. Ms. Ruffolo said the parking concerns were mainly for the animal hospital building at 888 E. Northwest Highway and did not believe it was for the proposed daycare. Chairman Rogers said that Staff has approved the parking requirements for the daycare, it was not an issue. Chairman Rogers swore in Nick Pappas, 4454 N. Dover Street, Chicago, Illinois. Mr. Pappas stated that he is the attorney representing the Petitioner and wanted to explain the relationship with Dr. Dreessen. He said that Dr. Ruffolo begun leasing the 888 E. Northwest Highway building from Dr. Dreessen in 1999 with an option to purchase in 2005. Mr. Pappas stated that Dr. Ruffolo exercised the option and the sale has not taken place to date because Dr. Dreessen refused to transfer the property. He said the case has been in court since 2005. There was an eviction petition filed on behalf of Dr. Dreessen that was dismissed by the Circuit Court of Cook County. Mr. Pappas stated the sale did not take place and Dr. Ruffolo filed a chancery matter in 2008 which is currently pending in Cook County. Chairman Rogers swore in Diane Adam, Owner of Joseph John Salon, 864 E. Northwest Highway, Mount Prospect, Illinois. Ms. Adam stated that she is concerned regarding the potential noise that would be generated by the animal daycare. She mentioned that when she walks to her car, she can sometimes hear the dogs barking from the animal hospital. Ms. Adam was appreciative of the Petitioner expanding their business and cleaning up the Subject Property. Ms. Adam had additional questions that included whether or not sick animals are boarded, would there be outdoor kennels, and potential odors. She stated that if there were animal excrements in the surrounding area, the hospital would pick them up. Ms. Adam said her clients are coming to her business to relax, so any potential noise would be a detriment to her business. Chairman Rogers confirmed with Ms. Adam that she is the next door neighbor to the west of the Subject Property. Ms. Ruffolo said that plumbers previously occupied the Subject Property and never complained about any sounds from the animal hospital. She stated the sound would be minimized from the animal hospital to the animal daycare. Chairman Rogers confirmed with the Petitioner that there would be no outside kennels. Chairman Rogers swore in Doreen Cunningham, 405 George Street, Mount Prospect, Illinois. Ms. Cunningham has resided near the animal hospital for twenty (20) years and has been an employee of Mt. Plaines for the last eight (8) years. She stated that she has never had any issues with the dogs at the animal hospital. Ms. Cunningham also discussed an instance where the alarm recently went off at the animal hospital and her neighbors did not hear the animals making any noise. Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 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 8:19 p.m. and brought the discussion back to the board. Ms. Hinaber made a motion, seconded by Mr. Youngquist to approve a Conditional Use permit to operate an animal daycare at 878 E. Northwest Highway, Case No. PZ- 09 -12, subject to the condition listed in the staff report. UPON ROLL CALL: AYES: Beattie, Floros, Hinaber, Youngquist, Rogers NAYS: None The motion was approved 5 -0. The Village Board's decision is final for this case. After hearing one (1) additional case, Mr. Youngquist made a motion, seconded by Ms. Hinaber to adjourn at 8:45 p.m. The motion was approved by a voice vote and the meeting was adjourned. Ryan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 4 of 4 W Village of Mount Prospect Community Development Department CASE SUMMARY — PZ -09 -12 LOCATION: 878 E. Northwest Highway PETITIONER: Kimberly S. Ruffoto OWNERS: Joseph P. Ruffolo and Kimberly S. Ruffoto PARCEL. 4: 08-12-403-010-0000 LOT SIZE: 0.07 acres (3,000 sq. ft) ZONING: B5 Central Commercial LAND USE: Vacant REQUEST: Conditional Use approval for an Animal Daycare LOCATION MAP Mount Prospect Village of Mount Prospect Community Development Department MEMORANDUM 9 tax FROM: DATE: HEARING DATE: SUBJECT: BACKGROUND MOUNT PROSPECT PLANNING & ZONING COMMISSION RICHARD ROGERS, CHAIRPERSON CONSUELO ANDRADE, SENIOR PLANNER MAY 15, 2012 MAY 24, 2012 PZ -09 -12 I CONDITIONAL USE (ANIMAL DAYCARE) 1 878 E. NORTHWEST HIGHWAY 1 KIMBERLY S. RUFFOLO A public hearing has been scheduled for the May 24, 2012 Planning & Zoning Commission meeting to review the application by Kimberly S. Ruffolo (the "Petitioner ") regarding the property located at 878 E. Northwest Highway (the "Subject Property "). The Petitioner is seeking Conditional Use approval to operate an animal daycare in the B5 Central Commercial District. The P &Z hearing was properly noticed in the May 9, 2012 edition of the Journal Topics Newspaper. In addition, Staff has provided written notice to property owners within 250 -feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the north side of Northwest Highway, and includes a vacant building with related improvements, The Subject Property is zoned B5 Central Commercial and is bordered by the B5 District to the east and west, and by the RA Single Family District to the north. The Union Pacific Northwest railroad tracks, zoned 12, are located south of the site. SUMMARY OF PROPOSAL The Petitioner recently purchased the Subject Property and seeks to remodel the interior of the building for an animal daycare. Per the floor plan, the animal daycare would consist of a storage room, office, employee lounge, and separate rooms for dogs and cats. The cat room will include twenty (20) kennels and a play area with cat trees. The dog room will only consist of a play area for dogs and will not include kennels. The dogs will continue to be boarded in the existing kennels located in the Mt. Plaines animal hospital adjacent to the east of the Subject Property, which is operated by the Petitioner. As proposed, the animal daycare will not include an opening connecting to the animal hospital. The animal daycare would operate Monday thru Saturday and open at 8 am. The daycare will close at 7 pm Mondays and Thursdays, at 6 pm Tuesdays and Fridays, and at 2 pm on Saturdays. The Village's Zoning Ordinance lists animal daycares in the B5 District as a Conditional Use, which requires review by the Planning & Zoning Commission and approval by the Village Board. PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 3 Parking The Zoning Code's parking regulations for the B5 Central Commercial District does not require additional off - street parking for Iand uses which are similar to previous uses at locations where limited parking or no parking is currently provided. The Subject Property was previously used as an office and retail establishment. The parking requirement for the animal daycare is the same as general retail /office uses (4 per 1,000 square feet in excess 1,500 square feet of floor area). Therefore there would not be in increase to the required parking. The Plat of Survey for the Subject Property indicates up to four (4) parking spaces are available in the rear of the building. There are several on - street parking spaces along Northwest Highway and George Street. However, the Zoning Ordinance does not allow for the inclusion of on- street spaces as part of the required parking calculation. Comments from other departments Other departments reviewed the proposal and did not object to the request. However, they did note the proposed use will have to comply with Code requirements for the interior remodel. The Public Works Department further noted that the building is currently serviced by multiple water and sanitary services, which each will be billed separately. Backflow protections will be required for each water service, if not currently in place. A business license will be required prior to the opening of the animal daycare at the Subject Property. While these are issues to be addressed as part of the building permit review, these requirements are included as part of the Staff Report in an effort to ensure the Petitioner is aware of the requirements and submits the necessary documentation. CONDITIONAL USE STANDARDS 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. The following list is a summary of these 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; • 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. Per the Petitioner's application, the animal daycare will improve the services and comfort of the animals they currently serve at the animal hospital. The number of animals they currently serve will not increase as a result of the animal daycare. The Petitioner further notes that the animal daycare will not have a negative impact on the community as it is a similar use to the animal hospital, which has been in the community for over forty (40) years. Staff reviewed the Petitioner's application and determined that the animal daycare would have minimal impact on the neighborhood. The Subject Property is located within a commercial area and is next to an existing animal hospital. The Petitioner's proposed use as an animal daycare will be compatible with the commercial uses on Northwest Highway. RECOMMENDATION PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 4 The proposed animal daycare meets the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance. ,Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve a Conditional Use permit to operate an animal daycare at 878 E. Northwest Highway, Case No. PZ- 09 -12, subject to the following conditions: 1. The site shall be developed in general conformance with the floor plan received by the Village on March 15, 2012. The Village Board's decision is final for this case. I concur: �k 9� William J. Cooney, AICP Director of Community Deve opment Ijma H:TLAWIanning&Zoning COMW Z20 12\SLaTRepo"Z4*- 12978E,idarthw lliwy(CU- animalDayc l).da. VILLAGE OF MOUNT PROSPECT =prospcct COMMUNITY DEVELOPMENT DEPARTMENT — Planning Division 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone 847.818.5328 FAX 847.818.5329 Zoning Request Application Z I Case Number O Name P &Z Telephone (day) Development Name /Address ❑ Zoning Map Amendment: From to z Date ❑ Text Amendment: Section(s) of Submission K t' Izu ��O l a Div A os i! ❑ Other: A Hearing Date z O Name ZONING REQUEST (s): Telephone (day) E Conditional Use for FcY►M40' . CT..r2 ❑ Zoning Map Amendment: From to ❑ Variation from Sec. ❑ Text Amendment: Section(s) o �! K t' Izu ��O l a Div A os i! ❑ Other: � • Q P " & Z Ffnal l�l ' Fax 4 �' � , . `�• ��` g! �)llageBoard.�'ttial y p ° ga -75 : City State Zip Code i I� Email SUMMARY OF REQUESTED ACTION: rrr fan U &00 k1r1'rV11- A&1r.7e "/, CO/K L U Interest V my er Df 0 7 _ - 7Y 6a S& lJO& -7 w O Name Telephone (day) t i Joe. Ro F�o [ o - 337- G D Corporation Mount Plce.ln'e's Telephone (evening) o �! K t' Izu ��O l a Div A os i! 7 - 3 37- 6 & b z u Street Address Fax 5 W, vn -75 : City State Zip Code i Email rrr fan -L7 &00 k1r1'rV11- A&1r.7e "/, CO/K U Interest in PYoperty my er Df 0 7 _ - 7Y 6a S& lJO& -7 w Mount Prospect Department of Community Development Phone 847.818.5328 50 South Emerson Street, Mount.Prospect Illinois Fax 847.818.5329 www.Enountprospect• orb 1 TDD 847.392.6064 LAIL rrup erty owner same as a Iicant Name G Z s. Z O = C Corporation O o Street Address �Za City State Z O H Q a O rx Z w in t7 Z F 7C w A w o� x Q Z Address(es) (Street Number, Street) 87 c� ivc Lot Area (Sq.Ft) Zoning District Setbacks: Front Building Height Adjacent Land Uses: Rear Lot Coverage ( %) % 5 1. UIO (evening) Fax Zip Code Email Total Bui ding Sq.. Ft, Side Y) O Y Standard Parking Spa( Sq. Ft. Devoted to Proposed Use 1 -700 Side hone Spaces NOM South East West pa rk( lot Cornm-e� 110 rlrood �n �rnul has�ft�l � 6�uu t -.e�a� Property Index Numbers ): (attach additional sheets if necessary) — Legal Description (attach additional sheets if necessary) t� ugh Proposed Use (as listed in the zoning district) Describe in Detail the Buildings and Activities Proposed and How the Proposed Use Meets the Standards for the Zoning Request Approval (attach additional sheets if necessary) 4 Hours of Operation rnr,n _ rte, - Fv L" navy, -- (0 pro Sett e5a rn - 2 P cl�zsec Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org 2 Phone 847,818.5328 Fax 847.818.5329 TDD 847.392.6064 Address(es) (Street Number, Street) w S `7'4 �- S7 ea N 2 e. H �iw O Lot Area (Sq.ft) Zoning District g Total 13ui ding Sq, Ft Sq. Ft. Devoted to Proposed w� Use Tapp rn Se #backs: C 0 p Front Rear Side Side a z Building Height Lot Coverage ( %) Wane Standard Parking Spaces none, Accessible Parking Spaces 5(0% ' Developer s cis kw.r, wm r ,� a Name .doe 7t k wi, I R460 Telephone (day) '17 ` (a(o &0 O Address Fax $ 11- ZS°i _ 037 4 3 • (coo to Email O V�iw�atit . com o Attorney H C ` Name IQ IL(( Pa. Telephone (day) a Address 4753 13 • '{� y� SI- 52 Fax z� 0 o Email V � U A Surveyor i Name W (�� . _ Telephone (day) Address Fax Email Engineer Name Telephone (day) Address Fax Email Architect Name _Mar- Telephone (day) � •g p OU Address ,�� y�p,ryu _��_, -., Sr Q, Fax VJ• C LG , Email Landscape Architect Name Telephone (day) Address Fax Email Mount Prospect Department of Community Development Phone 847.818.5328 50 South Emerson Street, Mount Prospect Illinois Fax 847.818.5329 www.mountprospect.org 3 TDD 847.392.6064 Please note that the application will not be reviewed until this petition has been fully completed and all required plans and other materials have been satisfactorily submitted to the Community Development Department's Planning Division. Incomplete submittals will not be accepted. It J's strongly suggested that the petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness at the time of submittal. In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my know . - � Print Name Q If applicant is not property owner: y Date 3 02 7— / I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated supporting material. Property Owne Date (signature) Print Name Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org I I ` Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 Appendix A I am requesting conditional use for the property at 874 -878 East Northwest Highway that I have just purchased to allow the use of the facility as an animal day care. This will be used in conjunction with the current location' of 888 East Northwest Highway. I currently own and operate Mount Plaines Animal Hospital at 888 East Northwest Highway. I do not own this property, it is currently owned by Donald Dreessen who formerly owned and operated the animal hospital located on this property, and I lease this property from him with access to the parking area at the end of the building. In renovating this property, I do not intend to increase the number of animals I am currently capable of housing in our existing space. I would like to improve on what we are able to offer the animals we currently house. I intend to remove the cat kennels from the dog kennel area on the 888 property where they are currently located, to a separate room in the 874 -878 location which would contain 20 deluxe multi -level kennels and a play area with cat trees. We would maintain the same number of cat kennels in total. Additionally, we will not add additional dog kennels, but we will reorganize the existing kennels to allow for easier access for cleaning. The second area that would contain animals would be a large indoor play area for dogs. The dogs will continue to be boarded in the existing kennels in the 888 building. This would be used in place of the current 5 foot by 7 foot runs which exist in the 888 building. The larger space would allow us to interact better with our boarding and hospitalized dogs in a safe environment. The dog space will not be intended as a kennel, but specifically a play area. The remainder of the space will not house animals. It will be used for an office, storage a bathroom and staff lounge area. FIDELITY NATIONAL TITLE INSURANCE COMPANY OWNER'S POLICY (2006) A SCHEDULE A (CONTINUED) POLICY NUMBER 20X1- 053000075 - USC S- THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: LOT 10 IN MAPLEWOOD HEIGHTS, BEING A SUBDIVISION OF THE EAST 15.00 CHAINS OF THAT H EAST 1/4 OF SECTION 12, (EXCEPT THE PART LYING NORTH OF RAILROAD OF THE SOUT SOUTHERLY 66 FEET FOR ROAD) ALSO OF BLOCK 26 IN BUSSE'S EAS TERN ADDITION TO MOUNT PROSPECT IN THE EAST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS THIS POLICY VALID ONLY IF SCHEDULE B IS ATTACHED Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under.license from the American Land Title Association. opwr%9/u wtp 1L^P1LL- TEA - 2700306- 1— rnCORD- 2011 - 053000075 2JK 02/17/12 09:46.48 Appendix C: Standards for Conditional Use Approval 1.That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort or general welfare; • By developing this space as an animal day care I will not increase the number of animals that we currently have the capacity to serve. The day care will offer ancillary services to the animals currently being cared for at the animal hospital. Through the use of this space we will only be improving the services and comfort of the animals that we currently care for in the same capacity in our business at the existing location and this will not have any additional impact on the community. • The animal day care has a positive impact on public health by providing a safe contained area for the housing of animals, and does not have a negative impact on the safety, morals, comfort or welfare of the community. 2.That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; • Mount Plaines Animal Hospital has been established for over 40 years in the current building, although the business has occupied different units of the building. The daycare will be used as an ancillary facility to serve our exiting clientele. We will not be altering the number of animals cared for in the building by utilizing the additional space of the property for which we are requesting conditional use approval. We will only improve upon our existing services by providing and adjacent day care. Animals that are to be cared for in the animal day care facility will already are already currently accommodated in a similar fashion in the hospital facility. 3. That the establishment of the conditional use will not impede the normal and orderly development of the surrounding property for uses permitted in the district; • The surrounding property is already completely developed. • The hospital has been established at the 888 location, and has not negatively impacted any development. The day care will not expand on the impact that the animal hospital currently has. 4. That adequate public utilities, access roads, drainage, and/or necessary facilities have been or will be provided; • All of these requirements currently exist for the building and will not need to be altered to accommodate the conditional use. 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; • These measures have already been addressed for the businesses along Northwest Highway, and the additional use of the 874 -878 property will not increase the volume of traffic, as the volume of traffic will not be substantively altered. 6. That the proposed.conditional use is not contrary to the objectives on the Current Comprehensive Plan for the Village • The conditional use will allow us to supplement an existing business, and therefore will not be contrary to the village plan. 7. That the conditional use shall in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning and Zoning Commission. • The conditional use will grant permission to operate an animal daycare which would relocate the cat kennels that are currently housed in the 888 location to the 874 -878 location, and to allow an indoor exercise area for dogs that are already housed in the 888 location with conditional, approval. The additional space will be for commercial uses already permitted in this location. - Floor Plam �or wcs4. 1Aw�, f�a fteft +&Yn T ?1m fOf 874- 878 East Ww+hwesk- Hwy. LEGEND mm Dom �- msiwc ro � mtm m mm exsa+e Doors ro ec xa�nm fxsnxc+ mox m a4uux GENERAL DEMO NOTES • REMOVE EXISTING CEILING DRYWALL REMOVE EXISINTG FLOORING REMOVE ALL EXISTING OUTLET AND LIGHTING • REMOVE ALL INTERIOR NON BEARING WALL U.N.O. • ALL EXISTING DUCT SHALL REMAIN • EXISTING FURING WALLS ON EXTERIOR WALL TO REMAIN 0 PATCH ALL WALLS AND CEILING VERIFY IN FIELD FOR MATERIAL TO MATCH ♦REMOVE ALL EXISTING DOOR ANO WINDOWS VERIFY SIZING IN THE FEtLD • CONTRACTOR SHALL VERIFY ALL BEARING CONDITIONS AND PROVICE SHORING AND BRAC PRIOR TO REMOVAL OF ALL ITEMS • ALL PLUMBING AND ELECTRICAL ITEMS TO BE REMOVED SHALL BE CAPPED OR REROUTE IN EXISTING OR NEW WALLS OR BENEATH THE FLOOR IN CONFERENCE WITH LOCAL BUILC DEMO PLAN PDF created with pdfFactory Pro trial version www.odffactorv.com ?Im . klr 8l'1- 878 9014 Wu+hwesk- Nwy. PDF created with pdfFactory Pro trial version www.pdffactory.com Cook County Treasurer's Office I Property Tax & Payment Information too o �a 4 2 Y f Office of Cook County Treasurer - Maria Pappas Page 1 of 1 Cook County Property Tax & Payment Information Printed copies of this information may not be used as a tax bill. Payments must be submitted with original tax bill. Property Index Number (PIN): 08- 12-403 -010 -0000 2010 Tax Year Information - Payable in 2011 Ta Year: 2010 Tax Type: Current Tax Volume: 049 PCL: 5 -17 Property Location 874 E NORTHWEST HWY MOUNT PROSPECT, IL 60056 -3443 Mailing Information STEVE SCHWARTZ 1216 CRABTREE LN MT PROSPECT, IL 60056 -1322 Exemption Information Homeowner Exemption Received: NO Senior Citizen Exemption Received: NO Senior Freeze Exemption Received: NO Tax Payment Information Installment Tax Amount Billed Tax Due Date Last Payment Received Date Received 1st $4,466.19 04/01/2011 $4,466.19 02108/11 2nd $5,992.20 11/01/2011 $5,992.20 10/05/11 Balance Due: s0.0o The balance due, including any penalty, is as of: 312512012 Payments processed are pasted through: 312312012 2011 Tax Year Information - Payable in 2012 Tax Year: 2011 Tax Type: Current Tax Volume: 049 PCL; 5-17 Property Location 874 E NORTHWEST HWY MOUNT PROSPECT, IL 60056 -3443 Mailing Information STEVE SCHWARTZ 1216 CRABTREE LN MT PR IL 60056 -1322 Exemption Information Exemptions do not become effective until the second installment. Tax Payment Information Installment Tax Amount Billed Tax Due Date Last Payment Received Date Received 1st $5,752.11 03/01/2012 $5,752.11 02/07/12 Balance Due: s0A0 The balance due, including any penalty, Is as oY 3/26/2012 Payments processed are posted through: 312.2/2092 Printed copies of this information may not be used as a tax bill. Payments must be submitted with original tax bill. http :// cookcountytreasurer .coinlpaymentprintout. aspx ?payrnenttype= current &pin= 081240... 3/27/2012 TRUSTEE'S DEED - JOINT TENANCY Reserved for Recorder's Office This indenture made this 6 day of February, 2012 between CHICAGO TITLE LAND TRUST COMPANY, a corporation of Illinois, as Successor Trustee to LaSalle Bank National Association, as trustee under the provisions of a deed or deeds in trust, duly recorded and delivered to said company in pursuance of a trust agreement dated the 28 day of July, 1997 and known as Trust Number 600247 -00, party of the first part, and Joseph F. Ruffolo and Kimberly S. Ruffolo, not as tenants in common, but as joint tenants with right of survivorship, whose address is 65 W. Mundhank, South Barrington, IL 60010, parties of the second part. WITNESSETH, That said party of the first part in consideration of the sum of TEN and no/100 DOLLARS ($10.00) AND OTHER GOOD AND VALUABLE considerations in hand paid, does hereby CONVEY AND QUITCLAIM unto said parties of the second part, not as tenants In common, but as joint tenants with right of survivorship, the following described real estate, situated in COOK County, Illinois, to wit: LOT 10 IN MAPLEWOOD HEIGHTS, BEING A SUBDIVISION OF THE EAST 15.00 CHAINS OF THAT PART LYING NORTH OF RAILROAD OF THE SOUTH EAST: /a OF:SECTION 12,.(EXCEPT THE SOUTHERLY 66 FEET FOR ROAD) ALSO OF BLOCK 26 IN BUSSE'S EASTERN ADDITION TO MOUNT: PROSPECT IN THE EAST '/2 OF SECTION 12, TOWNSHP 41 NORTH, RANGE 11, , EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. `f Property Address: 874 -878 E. NORTHWEST HIGHWAY, MT. PROSPECT, IL 60066 Permanent Tax Number: 08 -12 -405- 010 -0000 together with the tenements and appurtenances.thereunto belonging. TO HAVE AND TO HOLD the same unto said party of the second part forever, not in tenancy in common, but in joint tenancy with' right of survivorship. This Deed is executed pursuant to and in the exercise of the power and authority granted to and vested in said trustee by the terms of said deed or deeds in trust delivered to said trustee In pursuance of the trust agreement above mentioned. This deed is made subject to the lien of every trust deed or mortgage (if any there be) of record in said county to secure the payment of money, and remaining unreleased at the date of the delivery hereof. IN WITNESS WHEREOF, said party of the first part has caused its corporate seal to_ be affixed, and has caused its name to be signed to these presents by its Trust Officer, the day and year first above written. CHICAGO TITLE LAND TRUST COMPANY, �- as Trustee as Aforesaid By: Eva Higi, Trust icer 7 State of Illinois ) ) ss County of Lake } I, the undersigned, a Notary Public in and for the County and State aforesaid, do hereby certify that the above named Trust Officer of CHICAGO TITLE LAND TRUST COMPANY, personally known to me to be the same person whose name is subscribed to the foregoing instrument as such Trust Officer appeared before me this day in person and acknowledged that she signed and delivered the said instrument as her own free and voluntary act and as the free and voluntary act of the Company; and the said Trust Officer then and there caused the corporate sea] of said Company to be affixed to said instrument as her own free and voluntary act and as the free and voluntary act of the Company. Giver) under my hand and Notarial Seal this 13 day of February, 2012. ,rwnraosv r'OFFICIAL S EAL MARY M: BRAY NOTARY PUBLIC, STATE OF ILLINOIS M Co�mm'Is Expires 04/0112094 PROPERTY ADDRESS: 874 -878 E. Northwest H Mount Prospect, IL 60056 NOT Y PUBLIC This instrument was prepared by: CHICAGO TITLE LAND TRUST COMPANY 1701 Golf Road, Suite 1--101 Rolling Meadows, IL 60008 AFTER RECORDING, P EASE M IL TO: NAME ADDRESS r< Wtr BOX NO. _ CITY, STATE toy �pOb SEND TAX BILLS TO: If VILLAGE OF MOUNT PROSPECT] E B �1 6 2012 $ : 37005 s - „! REAL ESTATE TRANSFER . 02117/2012 COOK $47;50 ILLINOIS: $95.00 TOTAL: $142.50 08 12-4 ) Iu -0000 1 2 0120201601547 i X1 M8JR F. 156 R 1195 To the Mount Prospect Planning & Zoning Commission, my name is Marie Dreessen, 719 South WeGo Trail, Mount. Prospect, Illinois. I will attending the meeting on May 24, 2012 along with my husband Dr. Donald Dreessen regarding PZ -09 -12 Animal Daycare located at 878 Northwest Highway. The following are items that are of great concern. • There is no sound proofing in the plans, it is requested that the buildings on either side of the 878 Northwest Highway be completely sound proofed. • The floor plan that was submitted be flipped so that the building (864) to the northwest not be impacted by the Dog and Cat Rooms. • Will there be overnight boarding at this facility? • The conditional use will impact the health and safety of residents. Currently Mt. Plaines. Animal Hospitals Kennel Staff walk the dogs on private property and do not always clean up after the dogs relieve themselves. It is requested that the use of private property not be used for this purpose. • If any of the board members were to go to the Doggie Day care facility on Central Avenue, the noise level is very loud. I was at Formula Auto in the office and was very distracted by the barking dogs. • In Appendix C submitted to you, please note that Mt. Plaines Animal Hospital was not located at 888 for 40 years. • Please note that on the submitted site information sheets 3 & 4 that there are 9 spaces of parking when combined with 888. The zoning requires 888 to have 6 off site parking places to operate with 2 exam rooms. Will this impact the parking requirements? • With the added space will the 4 exam rooms on the floor plan of 888 be utilized? How many parking spaces would be required? It is noted on the floor plan of 888 4 exam rooms are in use. • How many animals are kept overnight? • How many animals does 888 currently have the capacity to serve? It is noted in Appendix C, item 1 that it would not exceed that number. • If 888 will be utilizing all 4 exam rooms will that increase the traffic? PLEASE NOTE WE WILL NOT BE ABLE TO ATTEND THE 1 sT BOARD MEETING ON JUNE 5, 2012, PLEASE DONOT WAIVE THE 2 ND BOARD MEETING ON JUNE 19,2012. Thank you for all your considerations. RECEIVED M AY 2 2 2012 Village of Mt. Prospect Kim and Joe Ruffolo 65 W. Mundhank Rd. Bill Cooney Director of Community Development Mount Prospect, IL 60056 May 29 2012 South Barrington, IL 60010 Reg. Case No. PZ -09 -12 / 878 E. NORTHWEST HIGHWAY / CONDITIONAL USE {ANIMAL DAYCARE} Dear Mr. Cooney, We have submitted a petition for conditional use of the property 874.878 East Northwest highway as an animal daycare facility. This case is scheduled to come before the Village Board on June 5, 2012. 1 currently operate the animal hospital located at 888 East Northwest Highway. I would like to use this adjacent space to improve on the quality of the services we currently offer to our clients. We would like to request that the second hearing scheduled for June 19 2012 be waived, and that the board decision be made final at the June 5 th meeting. We are finishing the process of having our demolition and building plans approved, and would like to begin work on the project as quickly as possible for several reasons. The property is currently in disrepair after having been evacuated by the previous tenant /owner. It is unsightly, and I know it is aesthetically unpleasing to our clients, as well as to the neighboring tenant, a salon. Additionally, my husband, who is a high school teacher, will be supervising the work which needs to be done. It will be easier for us to finish the project, and make the improvements to the space while he is on break over the summer. Lastly, the services we will be offering will be cat boarding and dog play time for dogs boarding at the 888 unit. The majority of our boarding revenue is generated over the summer, and we would like to be able to utilize the facility as quickly as possible. We have support from our neighbors in the community for this project, some of whom were at the last zoning meeting, and more who will be in attendance at the board meeting. i also believe we have alleviated the concerns of our neighboring salon owner at the zoning meeting. Thank you for your consideration of our request. Kim Ruffolo DVM RECEIVED MAY 2 9 2012 Village of Mt. Prospect Community Development ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 874 -878 EAST NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS WHEREAS, Joseph and Kimberly Ruffolo ( "Petitioners') have filed a petition for a Conditional Use with respect to property located at 874 -878 East Northwest Highway ( "Property') and legally described as; Lot 10 in Maplewood Heights, being a subdivision of the east 15.00 chains of that part lying north of railroad of the south east' /4 of Section 12, (except the southerly 66 feet for road) also of Block 26 in Busse's eastern addition to Mount Prospect in the east' /2 of Section'! 2, Township 41 north, Range 11, east of the Third Principal Meridian, in Cook County, Illinois. Property Index Number: 08 -12- 403 - 010 -0000; and WHEREAS, the Petitioners seek a Conditional Use permit to operate an animal daycare; and WHEREAS, a Public Hearing was held on the request for a Conditional Use permit, designated as PZ- 09 -12, before the Planning and Zoning Commission of the Village of Mount Prospect on the 24 day of May, 2012, pursuant to due and proper notice thereof having been published in the Mount Prospect Journal & Topics on the 9 th day of May, 2012; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the request being the subject of PZ- 09 -12; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Conditional Use permit would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect grant a Conditional Use permit for the operation of an animal daycare at property located at 874 -878 East Northwest Highway as shown on the plat of survey, a copy of which is attached and made a part of as Exhibit "A." SECTION THREE Approval of the Conditional Use is subject to compliance that the site shall be developed in general conformance with the floor plan received by the Village on March 15, 2012. SECTION FOUR This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of June, 2012. Irvana K. Wilks Mayor ATTEST: M. Lisa Angell Village Clerk NN t�is4 to ` 685 -4077 N P L A Fi r V, E-0 685 -4078 g7► r t t, Yt NORTHWEST S JRVET RVICE nI Nv4� 4425M.. IRVING PARKRD f CHICAGO, ILLINOIS 06 ! Lot Ton 00) xn Maplerood lea }ghta, being t..Hu 4v is }on of tho Bast 15. Chains of that part lys.ng North of uai.rww Southliast quarter!S1/11)'of $motion 12,1e10lirpi the southerly 66 feet for Boad)•aleo of Block Tvencv ;iiz in Busse's fteterri: Addi tion'to. 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