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HomeMy WebLinkAbout05/24/2012 P&Z Minutes 08-12MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -08 -12 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST: MEMBERS PRESENT: MEMBER ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTY: Hearing Date: May 24, 2012 2016 S. Elmhurst Road Payless Express Oil Change Inc. — Jay Woloshyn Mav 9, 2012 08 -23- 401 -035 -0000 Amend Planned Unit Development to allow Truck Repair and Rental Richard Rogers, Chair William Beattie Keith Youngquist Leo Floros Jacqueline Hinaber Joseph Donnelly Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Jav Woloshvn 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 Nvere approved 5 -0. After hearing two (2) previous cases, Chairman Rogers introduced Case PZ- 08 -12, 2016 S. Elmhurst Road at 8:21 p.m. Ms. Andrade said the Petitioner for PZ -08 -12 Nvas requesting an amendment to the Planned Unit Development (PUD) to allow truck repair and rental at 2016 S. Elmhurst Road. Ms. Andrade stated the Subject Property is located at the Nvest side of Elmhurst Road and consists of five (5) commercial buildings Nvith related improvements. The Village Board approved a Planned Unit Development (Ordinance 43401) for the Subject Property in 1984 that allowed the construction of the existing PUD which provides some type of automotive maintenance services; including a self -serve car Nvash facility. The Subject Property is zoned B4 Corridor Commercial PUD and is bordered by the I1 Limited Industrial to the north and Nvest, the 133 Community Shopping District to the south, and residential in Des Plaines to the east. Ms. Andrade said the Petitioner oN -,ns and operates an oil change business at the Subject Property. Upon responding to a complaint, Village Staff found the Petitioner Nvas repairing and renting trucks as Nvell. The Petitioner's existing oil change business is permitted as part of the Subject Property s PUD. HoNvever, the truck repair and rental requires an amendment to the PUD, which requires Conditional Use approval. The Petitioner is seeking an amendment to the PUD to continue repairing and renting trucks at the Subject Property. Ms. Andrade stated the Petitioner's plans indicated two (2) U -Haul trucks Nvould be parked on site. Based on recent site visits, Village Staff found four (4) trucks, three (3) utility trailers, and one (1) recreational vehicle on site. Richard Rogers, Chair PZ -08 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 1 of 4 Ms. Andrade referenced the parking table from the Staff report. Ms. Andrade said the table summarized the parking requirements for existing business and the number of off - street spaces provided at the Subject Property. The Zoning Ordinance does not have a parking requirement for a truck rental land use, but does have parking requirements for auto service and car Nvash land uses. Based on the existing businesses, the auto mall requires 197 parking spaces. The Plat of Survey indicated the Subject Property is currently under parked Nvith 146 parking spaces, fifty -one (5 1) spaces short from the required parking. Ms. Andrade stated based on recent site inspections performed by Village Staff, it appeared there Nvas a parking problem during business hours at the Subject Property. Staff found vehicles parking in unmarked parking spaces, double parking, and in some cases parking in the drive aisles. The parking problem appeared to alleviate after business hours. Ms. Andrade said 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 folloNving is a summary of these findings: The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general Nvelfare; • 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 stated Staff found the request to amend the PUD to allow truck rental did not meet the standards for a Conditional Use because it Nvould have a detrimental impact on the Subject Property. The Subject Property is currentIv non - conforming Nvith the required parking. Even though the number of required parking for the Petitioner's business (Payless Express Oil Change) does not increase Nvith the truck rental, the trucks Nvould be taking up parking spaces intended to serve existing business operations on the property. Per the Petitioner's application, U -Haul trucks have been rented since 2005, but the truck rental Nvas conducted Nvithout Staff's knowledge. The necessary business license Nvas not obtained from the Village. Ms. Andrade said the Petitioner's request to amend the PUD to allow truck repair Nvould have minimal impact on the Subject Property. The number of bays Nvould remain the same and the parking demand Nvould not increase. The Subject Property is located Nvithin a commercial corridor and the truck repair land use is compatible Nvith the existing uses along Elmhurst Road and Nvithin the Subject Property. HoNvever, vehicle storage on the property is limited to the size of a standard parking stall nine (9) feet by eighteen (18) feet. This limits the ability of the Petitioner to service trucks which are larger. Staff Nvas supportive of the truck repair use provided that any vehicles which are repaired can be stored Nvithin a standard parking stall. Ms. Andrade stated Staff found that the request to amend the PUD to allow truck repair met the standards for a Conditional Use and recommended that the Planning & Zoning Commission approve the motion listed in the Staff report. Ms. Andrade said Staff found the request to amend the PUD to allow truck rental failed to meet the standards for a Conditional Use as listed in the Zoning Ordinance. Staff recommended that the Planning & Zoning Commission deny the motion listed in the Staff Report. Ms. Andrade stated if the Planning & Zoning Commission recommended approval of the request to allow truck rentals, Staff suggested additional conditions as noted in the Staff Report. Mr. Youngquist asked how the parking conditions became so bad at the Subject Property. Ms. Andrade said N-, the PUD Nvas approved in 1984, the parking requirements Nvere based on the square footage of the buildings, Richard Rogers, Chair PZ -08 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 2 of 4 not on the number of bays or employees as the current Code requires. The Code has been amended over the Nears making the Subject Property non - conforming. Chairman Rogers swore in the Petitioner, Jav Woloshvn, oN -,ner of Payless Express Oil Change, 2016 S. Elmhurst Road, Mount Prospect, Illinois. Mr. WoloshVn stated his business has been in operation for over twenty -three (23) Nears. He explained that the U -Haul truck repair and rental is not his main business; it is approximately ten (10) percent of the business. Mr. Woloshvn said the U -Haul business has been at the Subject Property since 2005. It Nvas previously operated for two (2) Nears by a former auto mall business. The U -Haul business Nvas then transferred to Payless in 2007 since they Nvere able to perform routine maintenance on the U -Haul trucks. Mr. Woloshvn Nvas unaNvare that Conditional Use approval Nvas needed for the truck repair and rental side of this business. Mr. Woloshyn explained the U -Haul portion of the business. The trucks are dropped off at his business Nvhere they perform routine maintenance. Then the trucks Nvould stay on the Subject Property until they are rented out. Mr. Woloshvn said the only parking spaces that the U -Haul trucks occupy are those spaces indicated Nvithin his lease. He referenced "Exhibit B" from this lease which shoNved the sixteen (16) spaces leased at the Subject Property. Mr. Woloshvn stated that the Village Code requires eleven (11) spaces. He explained how the reduced number of spaces could still be utilized Nvith his existing business. Mr. Woloshyn said approximately N,-o (2) to three (3) trucks are parked in his spaces; Nvith the potential for a maximum of five (5) trucks as recommended by Village Staff if the Conditional Use Nvas approved. He stated that he Nvould still have six (6) parking spaces available for the oil change portion of his business. Payless can accommodate up to seven (7) cars in the bays Nvith each service lasting between ten (10) and thirty (30) minutes. He said the dedicated spaces on the Subject Property are rarer* used for the oil change portion of the business. Mr. Woloshyn stated the same spaces used for the repairs Nvould be utilized for the rentals. Mr. Woloshvn said there have been no issues Nvith access or egress while operating the U -Haul portion of the business. He stated all trucks are parked Nvithin the marked spaces and not blocking any lines. Mr. Woloshvn stated he Nvas in agreement with the conditions placed by Staff if the Planning & Zoning Commission recommended approval. He proposed an additional condition by limiting the amount of days a U- Haul truck could remain on the Subject Property. Mr. Beattie clarified Nvith the Petitioner that the Conditional Use permit for the truck repair is exclusively for the U -Haul trucks. The Petitioner Nvas not looking to expand his business beyond the U -Haul truck repair and rental. Chairman Rogers clarified that the U -Haul trucks are maintained by the Petitioner, but are also rented out at the Subject Property. Mr. Beattie confirmed Nvith the Petitioner that he Nvould not service or repair beyond the five (5) trucks that are stored on the Subject Property at any given time. The Petitioner Nvould not repair the entire fleet of U -Haul trucks, just the select few that are rented and returned to his facility Mr. Youngquist clarified the condition that the Petitioner requested to be placed Nvas that the any U -Haul truck Nvould not be on his property beyond seven (7) business days. The truck Nvould have to either be rented or moved to another location by U -Haul. Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:38 p.m. and brought the discussion back to the board. Richard Rogers, Chair PZ -08 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 3 of 4 Mr. Youngquist made a motion, seconded by Mr. Beattie to approve a Conditional Use to amend PUD Ordinance 3401 to allow truck repair for the property located at 2016 S. Elmhurst Road, Case Number PZ- 08 -12, subject to the folloNving condition: Truck repairs shall be restricted to box/straight truck styles and be limited to a size that can park Nvithin a standard nine (9) foot Nvide by eighteen (18) foot deep parking stall Nvithout blocking or extending into an adjacent drive aisle. UPON ROLL CALL: AYES: Beattie, Floros, Hinaber, Youngquist, Rogers NAYS: None The motion Nvas approved 5 -0. Mr. Floros made a motion, seconded by Mr. Beattie to approve a Conditional Use to amend PUD Ordinance 3401 to allow truck rental for the property located at 2016 S. Elmhurst Road, Case Number PZ- 08 -12, subject to the folloNving conditions: No more than five (5) trucks shall be rented and stored on the property. The rental trucks shall be stored behind the building (along the north property line). Truck size shall be limited to a size that can park Nvithin a standard nine (9) foot Nvide by eighteen (18) foot deep parking stall Nvithout blocking or extending into an adjacent drive aisle. The rental trucks shall not be stored more than seven (7) business days. UPON ROLL CALL: AYES: Beattie, Floros, Hinaber, Youngquist, Rogers NAYS: None The motion Nvas approved 5 -0. The Village Board's decision is final for this case. There Nvere no citizens in the audience to be heard. There Nvas general discussion regarding the upcoming Mount Prospect Community Workshop on June 12, 2012. All members of the Planning & Zoning Commission and general public Nvere invited to attend. Mr. Youngquist made a motion, seconded by Ms. Hinaber to adjourn at 8:45 p.m. The motion Nvas approved by a voice vote and the meeting Nvas adjourned. Rvan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -08 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 4 of 4