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HomeMy WebLinkAbout01/22/2004 P&Z minutes 03-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-O3-04 Hearing Date: January 22, 2004 PROPERTY ADDRESS: 501 db Drive PETITIONER: Niagara Cultural Center PUBLICATION DATE: January 7, 2004 PIN#: 08-23-402-010 REQUEST: Conditional Use (amend Ordinance 5363, which granted Conditional Use approval for a Community Center) - modify the approved floor plans and the hours of operation MEMBERS PRESENT: Arlene Juracek, Chair Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development INTERESTED PARTIES: Eric Koyuncu Kevin Oksuz Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve the minutes of the December 11, 2003 meeting, but modified to have Merrill Cotten's name spelled correctly. Leo Floros seconded the motion. The minutes were approved as corrected 7-0. At 9:06, Ms. Juracek introduced Case No. PZ-03-04, a request for Conditional Use approval to amend Ordinance 5363, which granted Conditional Use approval for a Community Center, in order to modify the approved floor plans and the hours of operation. She noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located on db Drive, a cul-de-sac street on the west side of Elmhurst Road, between Algonquin Road and Oakton Street. The Subject Property contains an existing one-story office/warehouse building with related improvements. A portion of the existing building is currently occupied by db Sound, while the remaining portion of the building will be converted into a two-story Community Center. The Subject Property is zoned B3 Community Shopping and is bordered to the north and east by the B3 District, and to the south and west by the R4 Multi-Family Residential District. Ms. Connolly said that the Village Board recently approved the Petitioner's request to operate a Community Center within a portion of the existing building at 501 db Drive. She said that the approval tied the Petitioner to specific floor plans t hat were to be followed when t he building was converted to the proposed Community Center. Following Village Board approval, the Petitioner has indicated a desire to include additional guest rooms in the Community Center. The proposed increase in guest rooms deviates from the originally approved floor plans, and requires the Petitioner to obtain formal approval from the Village Board to modify the previously approved Conditional Use. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-03-04 Page 2 Ms. Connolly said that the Petitioner proposes to offer the same services and events as specified in their original request. However, the Petitioner would like to increase the number of guest rooms from seven to 16 in order to establish the facility as a conference center and obtain membership in a "Reciprocal Club Network". By providing the additional guest rooms, the Petitioner feels the Community Center would be more successful. Ms. Connolly noted t hat in a ddition to adding guest rooms, the Petitioner is seeking toe xtend the hours 0 f operation. She said that t he facility was originally approved to operate from 6:00 am - 10:00 pm Monday through Saturday and 10:00 am - 10:00 pm on Sundays. The Petitioner is seeking extended hours in order to accommodate wedding receptions and special programs. The requested hours of operation are 6:00 am - 12:00 midnight Monday through Saturday and 6:00 am - 11 :00 pm on Sundays. Ms. Connolly said that although the Subject Property abuts primarily commercial uses, the extended hours proposed by the Petitioner could adversely impact the nearby apartment complex. She clarified that the Subject Property's existing parking lot is located approximately 50-feet from the closest apartment, and the installation of mature, evergreen type landscaping would help minimize spillover noise. Ms. Connolly reviewed the parking requirements and confirmed that the site would provide more parking spaces than the amount that is required by the Zoning Ordinance. She noted that the increase in the number of guest rooms requires that the building comply with different 0 r more stringent c ode regulations than the previous request since the proposed modifications meet the definition of a mixed group use facility. Ms. Connolly reviewed the standards for a Conditional Use. She said that the Subject Property is zoned for. commercial use; however, the Zoning Ordinance lists Community Centers as a Conditional Use in the B3 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. The Petitioner will be required to comply with all related Village Codes. Limiting the intensity of the proposed activities to the hours listed on the Petitioner's application, which are Monday - Saturday 6am to 12 Midnight and Sunday 6am to 11 pm, and planting additional mature evergreen landscaping should minimize the potential impacts of the proposed use 0 n t he adjacent multi-family residential property. A Iso, the current number 0 f parking spaces would help minimize adverse impacts of occasional large-scale events. She said that it is important to note that should the midnight closing time become an issue, the Village has the option of revisiting the Conditional Use permit and reviewing the situation to determine whether the Community Center continues to meet the standards for a Conditional Use. Ms. Connolly said 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 6am-12 midnight Monday - Saturday and 6am - 11 pm on Sundays, with the understanding that the Village may review the hours of operation and modify them accordingly should Village Staff determine that the hours of operation create a noise nuisance; 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. The site will be developed in accordance with the landscape plan, floor plan, and elevations prepared by Kostak Associates, P.c., dated December 10, 2003, and revised to reflect additional landscaping as required by Article 23 of the Village's Zoning Ordinance and the installation of 5- foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and southeast portions of the parking lot. The development shall meet all applicable Development, Fire, Building, and Village Codes. 2. 3. 4. , ~ Planning & Zoning Commission Arlene Juracek, Chairperson PZ-03-04 Page 3 Based on these findings, she said that Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to approve changes to the Conditional Use permit (Ord. 5363) for a Community Center for the property at 501 db Drive, PZ-03-04. The Village Board's decision is final for this case. The Planning & Zoning Commission asked Ms. Connolly why the request was being handled as a Community Center when it had many of the same characteristics of a hotel. Ms. Connolly said that the Petitioner could clarify the project and she noted that hotels were also Conditional Uses in the B3 zoning district. Kevin Oksuz and Eric Koyuncu, 2601 N. Meade, Chicago were sworn in. Mr. Oksuz explained that the Community Center was different from a hotel and stated that only members and their guests could use the guest rooms. He went on to provide examples of existing clubs that Niagara was trying to be like and presented a brochure of the clubs to the P&Z Commissioners for their review. Mr. Koyuncu added that hotels do not provide community programs and that the Niagara guest rooms were not open to the general public. Merrill Cotten asked for confirmation whether people using the meeting rooms and conference rooms had to be members. Mr Oksuz said that the facility was only available to members and their guests. There was general discussion regarding the facility and its uses. Ms. Juracek clarified her understanding that club membership would be limited and controlled. There was discussion regarding modifying the hours of operation. Mr. Koyuncu said that they wanted to err on the side of caution in case a wedding reception ran a little later than expected. Ms. Juracek asked if anyone in the audience had questions. As there were none, she closed the hearing at 9:35 pm. Richard Rogers made a motion to recommend that the Village Board approve the Conditional Use to operate a Community Center at 501 db Drive as specified in the Petitioner's application, subject to the conditions listed in the Staff memo. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Youngquist and Juracek NAYS: Cotten, Rogers, Sledz Motion was approved 4-3. At 9:40 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:IPLANIPlanning & Zoning COMMlP&Z 2004lMinutesIPZ.03.04 501 db Dr Niagara Educational Svces.doc