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HomeMy WebLinkAbout05/28/2015 P&Z Minutes 12-15MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -12-15 Hearing Date: May 28th, 2015 PROPERTY ADDRESS: 101-103S. Busse Rd. & 1420-1421 W. Central Road PETITIONER: Board of Education Mount Prospect School District 214 PUBLICATION DATE: May 13, 2015 PIN NUMBER: 08-11-100-021-0000; 08-11-100-006-0000 REQUEST: Rezone the parcels known as PIN 08-11-100-021-0000 & PIN 08-11-100-006-0000 to R1 MEMBERS PRESENT: Sharon Otteman Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chair Agostino Filippone - Associate MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Consuelo Andrade, Deputy Director of Community Development Janet Saewert, Neighborhood Planner INTERESTED PARTIES: Dale Falk - Mount Prospect School District 214 Nick Papanicholas Junior - Construction Manager for District 214 William Millar Susan O'Boyle Chairman Donnelly called the meeting to order at 7:31 p.m. Commissioner Youngquist made a motion to approve the minutes of the April 23, 2015 meeting; Commissioner Beattie seconded the motion. The minutes were approved 3-4 with four Commissioners abstaining. After hearing one case from old business, Chairman Donnelly introduced Case PZ -12-15, 101-103 S. Busse Road and 1420 & 1421 W. Central Road and stated it was Village Board final. Ms. Andrade stated the Petitioner for PZ -12-15 is the Mount Prospect School District 57 and is seeking to rezone the parcels known as 101 & 103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R1 Single -Family Residence. Ms. Andrade explained the Subject Property is located on the south side of Central Road and east side of Busse Road, and consists of two parcels that are occupied by Westbrook School. Overall, Westbrook Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair School and the related improvements sit on 9 acres of land consisting of seven (7) parcels, including the subject parcels. The existing improvements cross lot lines and are considered nonconforming. Ms. Andrade stated with the exception of the Subject Property, all of the parcels are zoned R1 Single - Family Residence District. The parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) are zoned RX Single Family Residence and CR Conservation Recreation respectively. The Subject Property borders the RI Single -Family Residence District to the west, south, and east sides, and borders the CR Conservation Recreation to the north. Ms. Andrade stated that the Petitioner would like to consolidate the seven (7) parcels into a lot of record and expand the existing parking lot, and is seeking rezone the parcels known as 101 & 103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 &1421 W. Central (PIN -08-11-100-006-000) to RI Single Family Residence. Ms. Andrade summarized the standards for Map Amendments as the following: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. Ms. Andrade stated that Staff is supportive of the Petitioner's request to rezone the parcels known as 101 &103 S. Busse Road and 1420 & 1421 W. Central Road to R-1 Single -Family Residence. Ms. Andrade explained the R-1 zoning classification is consistent with the adjacent parcels' land use and zoning designation. Other schools are zoned residential. Further, it would allow for the consolidation of the property to a lot record, which would eliminate the nonconformity consisting of existing improvements crossing lot lines. Ms. Andrade stated that there would be no changes to the existing land use of the property, which is consistent with the Village's Comprehensive Plan. The Village Comprehensive Plan designates the property as institutional. This land use designation is appropriate for educational facilities. The Subject Property's existing land use is consistent with this designation. Ms. Andrade stated that Staff finds the standards for a map amendment have been met; Staff recommends that the Planning and Zoning Commission make a motion to adopt staffs fmdings and approve the following motion: "To recommend approval of: A Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100- 021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence." Ms. Andrade stated that Village Board's decision is final for this case. Chairman Donnelly asked if there is a minimum requirement of open space available on a school property. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Ms. Andrade stated that the maximum permitted lot coverage is seventy-five percent 75% for a non- residential use in a residential district. Commissioner Beattie asked why the proposed request hadn't been done a long time ago. Ms. Andrade stated that historically the property has consisted of multiple parcels. She further explained that the parcel currently zoned CR was zoned RI Single Family Residential; however, the parcel was rezoned to CR in 1993 when the Village re -zoned parcels throughout the Village. She further stated, the Village Comprehensive Plan was adopted in 2007 and classified the parcel as institutional which is compatible with the R1 district. Chairman Donnelly swore in Dale Falk, Assistant Superintendent for School District 57; and Nick Papanicholas, Jr. 300 N. Oak Mount Prospect, construction manager for the district. Mr. Papanicholas stated the district acquired the residential property to the north to alleviate safety concerns. Cars stack on Busse Road during drop-off time at the school and there isn't enough capacity in the existing lot. Mr. Papanicholas stated as the property became available the School District acquired it and has since razed the property with anticipated development of expanding the current parking lot and bus traffic. He further explained the zoning issue came up to their attention when they were looking into a plat of resubdivision to consolidate all of the parcels. The south parcel has been a parking lot for 40-60 years. The north parcel has been park district use granted by the School District for the 40 or 50 years that was rezoned in the early 1990's. The proposal to consolidate the property is to get it cleaned up as a matter of housekeeping. Chairman Donnelly clarified that the Petitioner would not be coming in front of the Commission again for any variations once the zoning issue was cleaned up. Mr. Papanicholas responded no Variations will be requested; everything will be in conforming use. Chairman Donnelly asked if the board had any questions for the Petitioner; hearing non he opened discussion up to the public regarding this case. Chairman Donnelly swore in William Millar 1619 W. Central Road. Mr. Millar asked why the Petitioner would need to change the zoning district from RX -RI and CR -RI. Chairman Donnelly stated it was for the purpose of consolidating the parcels to one lot of record which is required by the Village. Mr. Millar listed his concerns as the following: • What will prevent people from using the new road as a pass through from Busse to Central? • What will stop westbound traffic from Central Road turning left on to the new road? • He stated his concern regarding cars using his circle drive as a drop-off point for the baseball diamond. • He is concerned about the smell and loud noise of the school buses. • Safety concerns regarding the close proximity of Busse Road access and the new road access. • He asked if a road with street lights and sewers allowed in R-1 zoning. • Is the baseball diamond allowed to remain in an R-1 zoning district? Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Chairman Donnelly asked if the Petitioner will be coming back before the Planning and Zoning Commission for any of the proposed work. Ms. Andrade stated that the proposed parking lot expansion and related improvements do not require zoning approval as long as it requires with the zoning regulations. Chairman Donnelly stated the commission is only approving the consolidation and can't address any of Mr. Millar's concerns. Ms. Andrade clarified that the only matter before the board was the rezoning of the two parcels; the parking lot improvements are subject to Village zoning review and approval as well as review and approval from IDOT and the Cook County Highway Department. Chairman Donnelly stated that the Planning and Zoning Commission is not addressing the improvements taking place on the property, they are only able to address the rezoning of the two subject parcels. He explained the Commission has no jurisdiction over the proposed improvements at this time. Ms. Andrade stated that if the parking lot and related improvements comply with the Village's zoning code then the project would not come before the board for approval. The project would be subject to comply with IDOT and the Cook County Highway Department regulations Chairman Donnelly swore in Susan O'Boyle 9 S. Busse Road, Mount Prospect. Ms. O'Boyle stated that her property line boarders Westbrook School and that her concerns are similar to Mr. Millar's. She further explained that the addition of the road and parking lot is going to drastically change the character of the neighborhood. She also stated she didn't understand why they couldn't discuss the concerns regarding the parking lot and related improvements. Chairman Donnelly explained that Commission has no jurisdiction over the proposed improvements at this time. Ms. O'Boyle asked what the differences are between the RX and R1 zoning districts. Ms. Andrade gave a brief explanation of the difference. She stated the Subject Property is adjacent to the RI zoning district; not the RX District. She explained the Village doesn't allow spot zoning and that the parcel zoned RX is legal nonconforming as it completely surrounded by the R1 District. Ms. O'Boyle asked about the lot coverage characteristics for both zoning districts. Ms. Andrade stated the maximum lot coverage permitted is forty-five percent (45%) for residential uses in the RI district. The maximum lot coverage permitted for non-residential uses in the RI district is seventy-five percent (75%). Commissioner Beattie asked Staff if the zoning needs to be changed from CR and RX to R1 in order for the District to construct the road in question. Ms. Andrade clarified the road is an access drive that would connect to Central Road. The proposed parking lot expansion would take place north of the existing parking lot. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Commissioner Otteman asked if the access drive will be restricted to the use of buses or for parents picking up and dropping off of students. Ms. O'Boyle stated her concern was that part of the conservation area that would be eliminated to make room for the road and stated her concern with the road's proximity to the Central Road and Busse Road intersection. Chairman Donnelly asked the Petitioner to address the comments of the concerned citizens. Mr. Falk gave a brief history of how the school district came to the conclusion of the proposed plan. He stated that he worked with the Public Works department to come up with a solution to help the traffic flow on Busse Road during the morning and afternoon drop-off and pick up times. Mr. Falk further explained that the best solution would be to have multiple exits out of the parking lot. The drive is designated for both bus and car traffic. Mr. Papanicholas explained that the access drive will be only open during peak hours and will be blocked off when the school is closed. He also stated that IDOT is governing the decisions regarding the traffic into and out of the property off of Central. He further stated that he believes it will be a "right -in right - out" off of Central Road. Mr. Falk explained that Westbrook is an early learning center and some of the buses are ran based on a half day schedule and will have the access drive opened during school hours only. He stated that the access drive will be gated during non -school hours to discourage the use of a pass through from Busse to Central. Mr. Papanicholas stated that the two T -Ball fields will remain on the property, in response to the citizen's comment regarding the elimination of green space. Commissioner Otteman stated her concern for the added traffic on Central and asked if there were any traffic studies done. She referred to the Downtown Plan which referenced Central as one of the busiest streets in the Village. Mr. Papanicholas stated that there have been various traffic studies since the re -opening of Westbrook and a current one that was required by various agencies. He also stated that the Village has conducted its own traffic studies which have all stated the proposed access road will alleviate the dangerous issues on Busse during peak hours. Commissioner Beattie confirmed asked if Westbrook has plans to house additional students besides early childhood. Mr. Falk stated they currently don't have any plans to house additional students. He doesn't believe there is enough room to take on more students at this time. He further stated the proposed improvements are to help address the immediate safety concern on Busse Road during arrival and dismissal times. Mr. Millar stated that the proposed improvements will only create a traffic issue on Central Road. Chairman Donnelly stated that IDOT and the Village traffic engineer have both agreed that the proposed plan is better than the current situation. Mr. Millar suggested putting the road near Weller Creek. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Mr. Falk stated that if the road was constructed further east by the creek they would lose both baseball fields. Mr. Falk further stated there is an existing playground that is located along the creek, which they would like to keep traffic as far as possible away from the playground. Mr. Papanicholas also stated that the MWRD has an easement that runs along the west side of Weller Creek, which they claim they own part of the property. Commissioner Youngquist gave a brief description of the nonresidential uses that can occur in RI such as churches, parks, schools and fields. Mr. Millar stated that he didn't agree a park is considered RI and asked the board if he could build a baseball field on his property if that was the case. Chairman Donnelly asked if there were any other citizens to be heard. Hearing none, he closed the public portion of the meeting and brought the discussion back to the board. Hearing no further discussion from the board Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the following motion: To approve: "A Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100- 021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence." UPON ROLL CALL: AYES: Otteman, Fitzgerald, Beattie, Youngquist, Kueter, Mizwicki, Donnelly NAYS: NONE Chairman Donnelly stated this is Village Board final. Commissioner Youngquist urged the concerned citizens to attend that meeting and state their concerns in front of them as well. After hearing one additional case Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was adjourned at 9:30 pm. Jenna Moder Jenna Moder, Community Development Administrative Assistant Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair