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HomeMy WebLinkAbout06/26/2003 P&Z minutes 16-03MINUTES OF THE REGULAR MEETING OF TIlE PLANNING & Z0~G COMMISSION CASE NO. PZ-16-03 Hearing Date: June 26, 2003 PETITIONER: Mr. Tanner Ertekin Niagara Educational Services 2601 N. Meade Avenue Chicago, IL 60639 PROPERTY ADDRE SS: 501 db Drive PIN #: 08 -23 -402-010 PUBLICATION DATE: June 11, 2003 REQUEST: Conditional Use MEMBERS PRESENT: Richard Rogers, Acting Chairperson Merrill Cotten Leo Floros Matthew Sledz MEMBERS ABSENT: Arlene Juracek, Chairperson Joseph Donnelly Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, Deputy Director of Community Development INTERESTED PARTIES: Dennis Keams Chairperson Richard Rogers called the meeting to order at 7:32 p.m. Matt Sledz made a motion to approve the minutes of the May 22 meeting, seconded by Merrill Cotten. The May meeting minutes were approved 4-0. At 10:55, Mr. Rogers introduced Case No. PZ-16-03, a request for a Conditional Use to operate a Cultural Center. Mr. Rogers said the Village Board decision would be final for this case. Judy Connolly, Senior Planner, presented the case and said that the subject property is located on db Drive, a cul-de- sac street off of Elmhurst Road, between Algonquin Road and Oakton Street. She said that the building was the former site of the Charley Club and currently db Sound, a sound system company, occupies a portion of the building. The subject property is zoned B3 Community Shopping and is bordered on the north and east by the B3 zoning district and the R4 Multi-family Residential zoning district on the south and west. Ms. Connolly reported that the petitioner has applied for Conditional Use approval to operate a Cultural Center. She said that the petitioner's description of events and activities to be offered at the center includes elements of a club/lodge as well as educational services, which are both permitted uses in the B3 district. However, the intensity of the primary activities such as the gymnasiums, auditorium, guest speakers, seminars, and guest rooms are more in keeping with a Community Center. She said that staff has determined that the proposal is a hybrid of permitted and conditional uses currently found within the Village's Zoning Ordinance. Based on the information presented by the petitioner and further review of the uses listed in the B3 district, staff determined that the proposal should be reviewed as a Conditional Use request for a Community Center. Planning & Zoning Commission PZ- 16-03 Arlene Juracek, Chairperson Page 2 Ms. Connolly said that the petitioner proposes to operate a not-for-profit center that will provide educational activities and a full service recreation center, in addition to hosting wedding receptions and providing training/meeting rooms. The hours of operation will vary, but will not extend past 10:00 pm on Saturdays. She said that the petitioner's plans for the proposed Community Center indicates that the petitioner would occupy the southern portion of the existing building while db Sound would continue to occupy the northern portion of the building. The footprint of the building would not be modified, but the petitioner intends to redevelop their portion of the building and create a 15,715 sq. ft. second floor, resulting in a total size of approximately 36,000 sq. ft for the Community Center. The first floor would include multiple gymnasiums, an auditorium with fixed seating, a dining room, an exhibit hall, and meeting rooms. The second floor would include classrooms, guest rooms, a meeting room, and a hospitality suite. Sections of the second floor would remain open so the first floor activities, gym, stage, etc, could be viewed from a second story balcony. Ms. Connolly reported that the existing structure does not meet current setback requirements and that the site exceeds the maximum amount of permitted lot coverage. She said that the petitioner does not propose to modify the building footprint and that the site will retain its legal non-conforming classification. The petitioner's plans indicate new landscaping will be installed only along the south lot line. However, the Zoning Ordinance requires more landscaping than what currently exists along the north, east, and west lot lines. She reported that the petitioner's plan indicates the site will provide a total of 218 parking spaces. Based on the information submitted by the petitioner, the development complies with parking regulations and will have additional spaces. The petitioner proposes to make minor modifications to the exterior of the building. Improvements include adding additional exits as required by Village Codes, installing a new canopy on the front entrance, and installing new windows. Ms. Connolly said that other Village Departments have reviewed the proposal and did not have specific concerns with regards to the proposed use. However, the petitioner is required to comply with all applicable building and fire codes, which include, but are not limited to, installing a fire alarm, sprinklers, and stand pipes. Engineering noted that the parking lot was originally designed to store storm water runoff and that it will flood occasionally. Staff explored the possibility of removing some parking spaces in order for the site to comply with lot coverage limits and provide relief for the occasional flooding situation. However, correcting the design of the existing parking lot would require significantly more work than simply removing some parking stalls; instead a complete redesign of the parking lot would be necessary. Staff does not recommend taking action on this matter since it is an existing condition that the petitioner is aware of and flooding incidents are infrequent. Ms. Connolly said that, in order to approve the proposed Community Center, the request must meet the Conditional Use Standards listed in the Zoning Ordinance. She summarized the standards and said that the subject property is zoned for commercial use. However, the Zoning Ordinance lists Community Centers as a conditional use in the B3 Zoning District. The petitioner is not changing the footprint of the building and proposes minor exterior improvements. Also, the site provides more parking spaces than are required by the Zoning Ordinance. She said that the petitioner is required to comply with all related Village Codes in conjunction with the conversion of a portion of the existing building into a Community Center. Limiting the intensity of the proposed activities to the hours listed on the petitioner's application should minimize the impact of the proposed use on the adjacent properties. She said that maintaining the current number of parking spaces would help minimize adverse impacts of occasional large- scale events. Planning & Zoning Commission PZ-16-03 Arlene Juracek, Chairperson Page 3 Ms. Connolly reported that the proposed Community Center meets the Conditional Use standards listed in the Zoning Ordinance, subject to complying with the following conditions: 1. The hours of operation shall be limited to 9am-9pm Monday - Friday, 10am - 10pm on Saturdays, and 10am-7 pm on Sundays. 2. Guest speaker events are limited to two (2) Sundays a month. 3. Events and activities shall not deviate from those listed in the Petitioner's application: a. Cultural, educational, and sport programs; b. Wedding receptions; c. Community meetings. 4. The site will be developed in accordance with the landscape plan, floor plan, and elevations prepared by Kostak Associates, P.C., dated October 30, 2002 revised to reflect additional landscaping as required by Article 23 of the Village's Zoning Ordinance. 5. The development shall meet all Development, Fire, and Building, and Village Codes and regulations; Based on these findings, Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to approve a Conditional Use for a Community Center for the property at 501 db Drive, PZ-16-03. The Village Board's decision is final for this case. Mr. Rogers inquired about hours of operation for Saturdays - 10:00 p.m. He noted that wedding receptions often continue to 1:00 a.m. He asked if the applicant understood there would be police enforcement of the posted hours. Ms. Connolly said the applicant was here to address that question. Warren Kostak, 55 Euclid Avenue, Kamal Alexis, On-Site Manager, 1205 Cottonwood Lane, Eric Coinsu, Project Coordinator, 5000 River Road, Schiller Park, Michael O'Malley, 107~1/2 Prospect, Mount Prospect, were sworn in. Mr. Kostak said this was similar to the previous case with more of an athletic bent. He said it will be a private club, but membership will be open to anyone, not just to a specific ethnic group. There is a gymnasium and running track, and the Community Center will have classrooms for lectures, education programs, English as a Second Language classes, and professional training. Mr. Rogers asked the petitioner if he had seen the letter from db Sound and realized that business would be a noisy neighbor. The petitioner said yes, and the noisy neighbor would be their tenant. Mr. Alexis reiterated that this center would be like the Chicago Athletic Club and would have cooking and dancing classes, be open to members of all ethnic groups and races, and that the classes would be oriented to various cultural groups. He said that health and fitness will be stressed and there will be a dining establishment for members and their guests only, by reservation. Alcohol will not be served. Christina Dogendemeer, 1300 Sir Galahad Lane, was sworn in and testified she had been present at the original presentation of this cultural center at the RecPlex on June 18~ and that she was very much in favor of this project. She said that she and her children would utilize the facility. Clare Bizarik, a resident of Mount Prospect for 12 years, was sworn in. She said that she has five children and that she has been a gym teacher 15 years with District 59. She said that three of her children are gifted and that she welcomes the cultural diversity the Community Center would bring to Mount Prospect. Mr. Alexius said they want to be part of Mount Prospect, "Where Friendliness is a Way of Life". Mr. Rogers closed the public hearing at 11:35. lanning & Zoning Commission PZ- 16-03 Arlene Juracek, Chairperson Page 4 Mr. Floros asked if the neighbors at the Colony Apartment had voiced opinions on this project. Ms. Connolly said staff did not receive any feedback from the residents of the complex, but legal notices had been published in the paper, notices mailed to property owners within 250' of the property, and a Public Hearing sign was posted at the property 15 days before the hearing. Mr. Rogers said those residents would probably use the facilities, too. Matt Sledz made a motion to recommend that the Village Board approve the requested Conditional Use with conditions outlined by stafffor Case No. PZ-16-03,501 db Drive. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Cotten, Floros, Rogers, and Sledz, NAYS: None Motion approved 4-0. Village Board decision final. At 11:40 p.m, Matt Sledz made motion to adjourn, seconded by Leo Floros. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary ~J/udy ConnOlly, AICP, Senior Plan~.w~