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HomeMy WebLinkAbout11/11/2004 P&Z minutes 43-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-43-04 Hearing Date: November 11,2004 PROPERTY ADDRESS: 2020 Camp McDonald Road PETITIONER: Gregory Hubert, Read Educational Center PUBLICATION DATE: October 27, 2004 Journal/Topics PIN#: 03-24-416-027-0000 REQUEST: Variations for setbacks, lot coverage, parking lot MEMBERS PRESENT: Chair Arlene Juracek Merrill Cotten Joseph Donnelly Richard Rogers Matthew Sledz MEMBERS ABSENT: Leo Floros Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Gregory Hubert Jeff Whyte Chairperson Arlene Juracek called the meeting to order at 7:37 p.m. Ms. Juracek asked for a motion to continue approval of the minutes of the previous meeting and the two items of Old Business to the December 9th meeting. Joseph Donnelly moved and Matt Sledz seconded the motion, which was approved 5-0. Ms. Juracek introduced Case No. PZ-43-04, a request for Variations to setbacks, lot coverage, parking & lot. She noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said the Subject Property is located on the north side of Camp McDonald Road, between River Road and Park Drive, and contains a one-story school building with related improvements. The Subject Property is zoned B3 Community Shopping and is bordered by the B3 District to the east and west, by the R4 Multi-Family District to the north, and the Rl Single Family to the south, across Camp McDonald Road. The Subject Property is generally rectangular in shape and the existing building is currently set back 30' from the south (front) lot line, 40' from the west, and is located on the north (rear) and east (interior) lot lines. The existing parking lot is irregularly shaped and is setback from the west (interior) lot line between 4'-14'. Ms. Connolly said that the READ Educational Center is an existing Montessori school with a pre-school program for 3-5 year olds and a kindergarten to 5th grade curriculum. Also, the school offers a specialized program for deaf and hearing-impaired children. In an effort to improve access to the site and general site conditions at the Subject Property, the Petitioner proposes to create a drop-off area, add parking spaces by expanding the parking lot, reconfigure the access to the site, and relocate the garbage dumpster. The dumpster is currently located along the west elevation of the school building, towards the rear of the structure. The Petitioner proposes to modify the area where the dumpster is currently located and proposes to relocate the dumpster to the south area of the Subject Property. The Petitioner's exhibits indicate that the dumpster enclosure would be located 3' from the east (interior) lot line and approximately 6' from the south (front) lot line. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-43-04 Page 2 The dumpster would be screened with a 6' wood fence and have a concrete pad. The construction of the dumpster enclosure would comply with Village regulations, however, the proposed location requires relief from zoning regulations because the Zoning Ordinance requires a 10' setback. The Petitioner proposes to locate the dumpster enclosure in the required front and side yard in an effort to maximize the number of parking spaces and for safety reasons. The proposed location would allow for an additional parking space and the dumpster would be located away from the students' play area. In addition, the proposed location minimizes potential sight obstructions. Although parking is certainly important to the school, Staff recommends that the dumpster be located within the parking lot area to maintain the established street view along Camp McDonald Road. Currently, the parking lot is not striped. Staff conducted a site visit and determined that the site currently parks at least 9 vehicles. It is Staffs understanding that a section of the paved surface is used for student outdoor activities, subject to the weather conditions, and vehicles generally do not park in close proximity to the play area. The Petitioner proposes to expand the play area and install a fence around the perimeter ofthe play area. The Petitioner proposes to expand the parking lot and provide 11 standard parking spaces and one handicap space. Site access would be reconfigured so vehicles would enter from the east driveway, drop-off the student (a teacher 'delivers' a student to the building), and then exit the site using the west driveway. The new parking spaces would be located 'head-in' along the west elevation of the school and additional spaces would be created along the west lot line. Staff and parents would use the parking spaces. The Petitioner proposes a 4' setback along the west lot line and a 20' wide drive aisle. It is important to note that, although the Zoning Ordinance requires a 10' setback and a 24' wide drive aisle, the proposed design, coupled with the reconfigured access to the site, would help to improve the interior circulation. Also, the dash striped walkway area is intended to minimize pedestrian-vehicle conflicts. The Petitioner is seeking a Variation to permit the 20' wide drive aisle and the 4' setback along the west lot line, which is adjacent to an animal clinic. The Petitioner proposes to plant evergreen bushes to minimize the impact of the encroachment on the adjacent property. Currently, a portion of the parking lot/paved area has a 4' setback, however, the new parking lot is required to meet current code regulations. Also, the 20' wide drive aisle is necessary to create the maximum number of parking spaces with minimal impact on the adjacent property. The Zoning Ordinance requires one parking space per employee and 8 visitor spaces. The school has 5 employees, therefore the Petitioner is required to have 13 parking spaces. Due to site constraints and existing conditions, the Petitioner proposes to provide 12 parking spaces and is seeking a Variation to permit one space less than the Zoning Ordinance requires for the Subject Property. The Petitioner's exhibits indicate that a permeable paver would be used for a portion of the drop-off area. The Petitioner's architect has provided information from the manufacturer to establish that the pavers are a permeable material. However, the Village Code does not recognize the proposed material as permeable and it is included in the impervious calculation. Although the Petitioner proposes to expand the parking lot and driveway (access to the site), the site will have an increase in 'green' because the play area will be expanded. The Engineering Division confirmed that, based on the information submitted by the Petitioner's architect, the base of the play area meets the Village's pervious definition. Although the Petitioner is decreasing the permeable area of the site from 21 % to 23%, a variation for lot coverage is still required because the proposal exceeds the 75% lot coverage limitation by 370 square feet. The existing building and parking lot do not comply with the Village's zoning regulations because the existing structures encroach into the required rear and side yards. The Petitioner does not propose any changes to the building, but is seeking approval to modify the parking lot and access to/from the site to improve the interior circulation. The proposed access and parking lot design is intended to minimize pedestrian-vehicle conflicts and create a safer parking lot. In order to approve the requests, the Board has to find they meet the Variation standards listed in the Zoning Planning & Zoning Commission Arlene Juracek, Chairperson PZ-43-04 Page 3 Ordinance. Ms. Connolly summarized the standards and said that the Petitioner is proposing to improve the site by creating more parking, reconfiguring the parking lot and access to/from the site, reducing lot coverage, and relocating the dumpster. The existing conditions create traffic congestion on-site, which then spills off-site and consequently adversely impacts vehicles traveling on Camp McDonald Road. The Petitioner has explored different designs for the drop-off area and worked with the Village's Engineering Division to arrive at a design that, although does not meet current Village Codes, improves the interior circulation of the site. The proposed changes would benefit the neighborhood by minimizing traffic conflicts on Camp McDonald Road, providing more on-site parking, and increasing green space. However, the width of the property and the location of the building limit the Petitioner's design options. Therefore, some of the requested Variations meet the standards listed in the Zoning Ordinance and the proposed landscaping would help minimize impacts of the encroachments on the adjacent properties (animal clinic and gas station). The Petitioner's requests for variations for: 1) side yard setbacks, 2) lot coverage, 3) parking lot design, and 4) number of parking spaces meets the Variation standards listed in the Zoning Ordinance because the existing conditions and width of the lot limit the Petitioner's ability to arrive at a design that would comply with all zoning regulations. However, the proposed dumpster enclosure could be relocated to comply with Village Code. Based on these findings, Staff recommends the Planning & Zoning Commission recommend the Village Board deny the requested Variation for the dumpster location and approve Variations to allow: less parking spaces than are required by the Zoning Ordinance with the final count to be determined based on the dumpster location; a parking lot to encroach into the required side yard and have a 4' setback (west lot line), as indicated on the Petitioner's exhibit prepared by Archi-Build, dated September 30, 2004; 20' wide drive aisle as indicated on the Petitioner's exhibit prepared by Archi-Build, dated September 30, 2004; and 77% lot coverage as indicated on the Petitioner's exhibit prepared by Archi-Build, dated September 30, 2004 for the READ Educational Center at 2020 Camp McDonald Road, Case No. PZ-43-04. The Village Board's decision is final for this case. Gregory Hubert, President of the Read Educational Center, was sworn in and thanked the Planning & Zoning Commission for hearing their request. He explained that theirs is the only school that teaches the deaf along with hard of hearing children. He said that it is important to maintain the site and to ensure the structure remains attractive and safe. He introduced their architect, Jeff Whyte. After being sworn in, Mr. Whyte said Judy had done a very good, very thorough job explaining the request. He showed current pictures of the facility and proposed drawings of the improvements. He also stated the reason for the requests was to install a turnaround away from traffic for the safety of the children and that the turnaround necessitated other changes in landscaping, paving, parking lot configuration, etc. Directional and traffic regulatory signs will be provided at the entrance and exit to help drivers easily negotiate the drop-off area. Mr. Whyte showed the planned landscaping and enlarged playground. He also showed the reconfigured dumpster location that would meet Village Code. He reviewed how another parking place would be possible if the Commission was agreeable to sacrificing a tree. Mr. Whyte explained their thoughts on why they thought the permeable surface they plan to use in the turnaround would alleviate any water retention problems caused by increased lot coverage. Mr. Whyte described the dumpster enclosure. Richard Rogers said he preferred the original planned location of the dumpster, but about four feet further back, rather than the new alternative. He also appreciated Mr. Whyte's efforts to save a tree in lieu of a parking space with added asphalt. Ms. Juracek agreed with the new dumpster location. Ms. Juracek asked if anyone in the audience wanted to address the Planning & Zoning Commission. Ms. Juracek closed the Public Hearing at 8: 16 pm and asked for a motion or further discussion, especially on the dumpster. Mr. Rogers said he would make a motion that the dumpster maintain the required 10' front yard setback and three or four feet back from the side yard setback, or, the original position, but four feet further back. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-43-04 Page 4 Ms. Juracek said the motion before the Planning Zoning Commission by Richard Rogers is to approve the side yard Variation, provided the dumpster is not located in the lO-foot front yard setback. Joe Donnelly seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Rogers, Sledz, and Juracek, NAYS: None Motion was approved 5-0. Altemative three, where the dumpster is located no less than 3-feet from the east lot line, is recommended for approval to the Village Board. Ms. Juracek said she would entertain a motion to approve the Petitioner's request for Variations for the parking lot design, parking lot setback, one parking space, and lot coverage. Richard Rogers said that he is usually not in favor of circular driveways, but in this situation, the proposed design would improve access to/from the site. Mr. Rogers made a motion to approve Variations to allow: 1) the side yard setback for the parking lot as shown on the exhibit prepared by Archi-Build, dated September 30, 2004, 2) the dumpster to encroach into the required side yard; 3) 77% lot coverage, 4) the parking lot design as shown on the exhibit prepared by Archi-Build, dated September 30, 2004, and 5) 12 parking spaces subject to the Petitioner relocating the dumpster at least 10' from the front lot line and no less than 3' from the east lot line for the property located at 2020 Camp McDonald Road, Case No. PZ-43-04. Joseph Donnelly seconded the motion. UPON ROLL CALL: A YES: Juracek, Cotten, Donnelly, Rogers, and Sledz NAYS: None Motion was approved 5-0. At 8:51 p.m., after hearing another case, Richard Rogers made a motion to adjourn, seconded by Joe Donnelly. The motion was approved by a voice vote and the meeting was adjourned. Judy Connolly, AICP, Senior Planner CIOo",m,"" ",d S,";og,lkd,w;,ILooo' S",;og,IT,mpm,'Y '0""" FII,,\OLK2\PZ.43-04 2020 C,mp MC Ixm"d Rd Rood Edu' O".do,