HomeMy WebLinkAbout12/11/2003 P&Z minutes 48-03
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-48-03
Hearing Date: December 11,2003
PROPERTY ADDRESS:
103 S. Maple St.
PETITIONER:
Mount Prospect Historical Society
PUBLICATION DATE:
November 26, 2003
PIN #5:
08-12-110-002-0000
REQUEST:
Conditional Use to operate a museum (former Central School building)
upon relocation of the structure and relief ITom on-site parking
requirements.
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
ST AFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Gavin Kleespies
Andrew Hommowun
Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers made a motion to approve
the minutes of the November 13 meeting, seconded by Keith Youngquist. The minutes were approved 4-0, with
three abstentions by Arlene Juracek, Merrill Cotton, and Matthew Sledz. At 8:20, Ms. Juracek introduced Case
No. PZ-48-03, a request for a Conditional Use to operate a museum on the Subject Property and relief from
parking regulations. She noted that the request would be Village Board final.
Judy Connolly, Senior Planner, presented the case. She said that the Petitioner has requested Conditional Use
approval to operate a museum and a Variation ITom the Village's parking regulations. The Subject Property is
zoned RA Single Family Residence and is bordered by the RA Single Family Residential district to the north,
south and east, and the B5C Central Commercial Core to the west. The Subject Property is a vacant lot and is
located directly south of the Historical Society's existing facility. The Petitioner proposes to move the Central
School ITom its current location at Wille and Thayer to the Subject Property and operate a museum. The
Historical Society would use the proposed Central School museum as a part of their existing operation. The
Village's Zoning Ordinance lists 'Cultural institutions, libraries, and museums' as a Conditional Use in the RA
Single Family Residence district, which requires review and recommendation by the Planning & Zoning
Commission and final approval by the Village Board.
Ms. Connolly reported that the Subject Property is currently vacant, except for an accessory building located at
the rear of the lot. The site plan indicates the proposed location and setbacks where the Petitioner would like to
locate the Central School building. In addition, the Petitioner's architect has provided a photo 'Perspective' that
superimposes the schoolhouse on the Subject Property. The Petitioner is in the process of completing a
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-48-03
Page 2
landscape plan that will indicate both the existing landscaping to be maintained as well as additional landscaping
to be installed.
The table in the staff memo demonstrates that the project would comply with all zoning bulk regulations and
that the site is well under the maximum lot coverage limitation. Also, t he building would be improved as
required by Village regulations.
According to the Village's Zoning Ordinance, the petitioner is required to provide 4 parking spaces on-site.
However, the Petitioner does not propose to provide the required spaces on-site and is in the process of
obtaining approval ITom the Village to allow patrons to park in the nearly completed parking deck. The Zoning
Ordinance allows off-site parking agreements subject to Planning & Zoning Commission approval. It should
also be noted that the Village Code restricts parking on the east side of Maple Street between Northwest
Highway and Central Road and parking is prohibited along the west side of Maple Street for the first 100' south
of Central Road. In spite of these parking restrictions, there are sections of parking available on the west side of
Maple Street and technically, vehicles could park on the street.
An internal Village Staff review was conducted as part of the Conditional Use request. Staff comments were
not related to the request so much, but related to how the proposed museum would be relocated and how it
would be improved once it was relocated. The following issues do not need to be resolved as part of the
Conditional Use request, but they must be resolved prior to the relocation of the Central School building.
.
The Fire Department reviewed the request and found that the relocated building is required to comply with
all applicable Building and Fire Codes, which includes the installation of automatic sprinklers and a fire
alarm system.
.
The Engineering / Public Works Department indicated that relocating the existing Central School building
to 103 S. Maple Street represents a new building on the site. Therefore, the site would be subject to all
applicable Development Code requirements. As with other projects, the development requirement that will
most likely have the greatest impact on this proposal is the provision of stormwater detention. Also, the site
plan does not show any site improvements except for the proposed building location. When the Petitioner
applies for a building permit they must indicate whether there will be any service/sidewalks installed and if
the necessary utility service connections have been considered.
In addition, the Engineering/Public Works Department noted that the Petitioner's plans do not accurately
indicate the location of existing trees on site, which must be corrected at time of permit. Also, when
determining the route that will be used to move the existing Central School building, the potential damage to
trees should be considered. Both the Engineering and Forestry Departments would like to be involved in the
discussions concerning the path of travel so that an appropriate Tree Protection Plan may be determined and
implemented.
The project would comply with all zoning bulk regulations and the building would be improved as required by
Village regulations. The table on the following page compares the Petitioner's proposal to the RA Single
Family Residence district's bulk requirements. The Village's Zoning Ordinance requires 3.5 parking spaces per
1,000 square feet for museums; however, the Petitioner does not propose to provide the required four parking
spaces on-site. It should also be noted that Sec. 18.2005 of the Village Code prohibits parking on the east side
of Maple Street between Northwest Highway and Central Road. In addition, parking is prohibited along the
west side of Maple Street for the first 100' south of Central Road. Vehicles could park across the street ITom the
proposed museum, between the Bank One driveways. To address the issue of parking the Petitioner is in the
process of obtaining approval from the Village to allow patrons to park in the nearly completed parking deck.
Per Sec. 14.2206 of the Zoning Ordinance, such an arrangement is permitted, but the Planning & Zoning
Commission has to approve the agreement. An internal Village Staff review was conducted as part of the
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-48-03
Page 3
Conditional Use request. While the following issues do not need to be resolved as part of the Conditional Use
request, they must be resolved prior to the relocation of the Central School building.
The Fire Department reviewed the request and found that the relocated building is required to comply with all
applicable Building and Fire Codes, which includes the installation 0 fa utomatic sprinklers a nd afire alarm
system. The Engineering and Public Works Departments indicated that relocating the existing Central School
building to 103 S. Maple Street represents a new building on the site. Therefore, the site would be subject to all
applicable Development Code requirements. As with other projects, the development requirement that will most
likely have the greatest impact on this proposal is the provision of stormwater detention. Also, the site plan does
not show any site improvements except for the proposed building location. When the Petitioner applies for a
building permit they must indicate whether there will be any service sidewalks installed and if the necessary
utility service connections have been considered. It has been noted that the Petitioners plans do not accurately
indicate the location of existing trees on site. The locations of these trees must be included on the site plan.
When determining the route that will be used to move the existing Central School building, the potential damage
to trees should be considered. Both the Engineering and Forestry Departments would like to be involved in the
discussions concerning the path of travel so that an appropriate Tree Protection Plan may be determined and
implemented.
Ms. Connolly reviewed the standards for Conditional Uses listed in the Zoning Ordinance. She said that the
proposed museum would be an extension of the Historical Society's existing operation and programs. The
Petitioner's proposal and additional information demonstrate that a museum on the Subject Property would not
adversely impact the adjacent properties. By relocating the existing schoolhouse to this 10cation and creating a
museum campus setting, the Historical Society would preserve a historic building while also expanding its
operation in a manner that is in keeping with the adjacent Single Family Residential neighborhood.
Also, the size of the schoolhouse is smaller than the typical single-family house built today. The schoolhouse
would meet the applicable setbacks and generate minimal traffic except when holding a special event. In those
special situations, the Historical Society will direct patrons to park in the parking deck.
Therefore, the proposed museum would not a dversely affect the character 0 f the surrounding neighborhood,
utility provision or public streets and the proposed Conditional Use will be in compliance with the Village's
Comprehensive Plan and Zoning Ordinance.
Ms. Connolly said that the proposed museum meets the Conditional Use standards listed in the Village's Zoning
Ordinance subject to complying with the following conditions:
1) The site shall be developed in accordance with the plans prepared by DLK dated November 10,2003;
2) The Petitioner shall submit a landscape plan for Staff review prior to applying for a building permit;
3) The Petitioner shall work with Staff when determining the travel path for relocating the schoolhouse and
adhere to Staff s requirements for tree protection;
4) The Petitioner shall enter into an off-site parking agreement with the Village of Mount Prospect to ensure
parking spaces are provided as required by the Zoning Ordinance;
5) The site and building shall be developed in accordance with all Village Codes, which include but are not
limited to the installation of fire sprinklers.
She said that based on this analysis and compliance with the conditions just reviewed, Staff recommends that the
Planning & Zoning Commission make a recommendation to the Village Board to approve a Conditional Use to
permit a museum at 103 S. Maple Street, Case No. PZ-48-03. The Village Board's decision is final for this
case.
Gavin Kleespies, 2555 W. Cortez, Chicago, Executive Director of the Mount Prospect Historical Society and
Andrew Hommowun, 230 Ridgewood Court, Treasurer of the Society, were sworn in. Mr. Kleespies said the
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-48-03
Page 4
Historical Society currently owns the existing Central School building, but not the lot that it is currently located
on, and that the schoolhouse will be demolished if i tis not moved. They want to move it and use it as a
museum.
Richard Rogers asked about the steeple height and moving plans for overhead wires, etc. He noted that the tree
in front of the property might prohibit the movers from accessing the property from Maple Street.
Mr. Kleespies said they plan to bring the schoolhouse down streets that don't have overhead wires and that they
may dismantle the steeple if needed. He clarified that the Historical Society would be working with a
professional who specializes in relocating buildings.
Leo Floros indicated that relocating the Central Schoolhouse building to the proposed location and the creation
of a museum campus was an excellent idea. Mr. Kleespies thanked him and said there had been no opposition
from the neighbors, only support.
Mr. Youngquist agreed it was a good location for the building.
Chairperson Juracek closed the hearing at 8:35 pm.
Richard Rogers made a motion to recommend that the Village Board approve a request for a Conditional Use
permit to operate a museum on the Subject Property for Case No. PZ-48-03, 103 S. Maple St., subject to the five
conditions imposed by staff Joe Donnelly seconded the motion.
UPON ROLL CALL:
AYES: Cotton, Floros, Donnelly, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
At 8:45 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was
approved by a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLAN\Planning & Zoning COMMlP&Z 2003\Minutes\PZ-48-03 MP Historical Society. doc