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HomeMy WebLinkAbout07/25/1996 ZBA MinutesMINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-I4-CU-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES: Hearing Date: July 25, 1996 Alonzo Sedano,Sedano Landscaping 832 River Road July 10, 1996 (Journal) The petitioner is requesting a Text Amendment to Section 14.903 and a Conditional Use to permit a landscape contractor business in the R-1 Single Family Residence District. Gilbert Basnik, Chairman (Arrived 7:40 p.m.) Leo Floros Ronald Cassidy Elizabeth Luxem Robert Brettrager Peter Lannon Jack Verhasselt Acting Chairman Ron Cassidy introduced case ZBA-I4-CU-96, being a request for a text amendment and a conditional use to permit a landscape contractor business in the R-1 Single Family District. Daniel Ungerleider, Planning Coordinator, stated that the petitioner has requested that his case be continued in light of his current pending court case with the Village. The Board continued Case No. ZBA-I4-CU-96 to the next scheduled meeting on August 22, 1996. Respectfully submitted, a 4V'S� Daniel Ungerleider, AICP Planning Coordinator MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-13-Z-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES: Hearing Date: July 25, 1996 Edward Verschoor 218 South Emerson Street July 10, 1996 (Journal) The petitioner is requesting a rezoning of 12.5 feet of Lot 13 from R -A Single Family Residence to B-5 Central Commercial District Gilbert Basnik, Chairman Leo Floros Ronald Cassidy Elizabeth Luxem Robert Brettrager Peter Lannon Jack Verhasselt Chairman Gil Basnik introduced case ZBA-13-Z-96, being a request for a rezoning of 12.5 feet of Lot 13 from R -A Single Family Residence to B-5 Central Commercial District. The petitioner, Edward Verschoor, was sworn in. Mr. Verschoor indicated that he had purchased the additional 12.5 feet of Lot 13 not knowing that it was in a different zoning district. He is now requesting this rezoning so that he may consolidate the 12.5 feet to his existing property. Mr. Daniel Ungerleider, Planning Coordinator, summarized staff's report. He stated that the petitioner is seeking a rezoning of 12.5 feet of Lot 13. His request is being made in conjunction with the proposed plat of resubdivision which has been previously reviewed and has received a positive recommendation from the Plan Commission. The owner of the site is attempting to obtain a single zoning classification for the proposed Lot 2 of the Visconi's Plat of Subdivision. His request is being made so that 12.5 feet currently zoned R -A can be become part of a 50 foot lot that is already zoned B-5. In order to provide the petitioner's lot with a single zoning classification, staff recommends approval of the rezoning of the 12.5 feet of Lot 12 from R -A to B-5 for the petitioner's property at 218 South Emerson Street, Case No. ZBA-13-Z-96. ZBA-13-Z-96 Page 2 After some discussion, Chairman Basnik closed the public hearing and asked for a motion to be considered on the request. Mr. Brettrager made a motion that the Zoning Board of Appeals approve the petitioner's request, Case No. ZBA-13-Z-96 to rezone 12.5 feet of Lot 13 from R -A to B-5. The motion was seconded by Mr. Cassidy. Upon Roll Call: The motion was approved by a vote of 6-0. AYES: Brettrager, Cassidy, Luxem, Floros, Lannon and Basnik NAYS: None Respectfully submitted, Daniel Ungerleider, AI Planning Coordinator MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-I5-CU-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES: Hearing Date: July 25, 1996 Lori Gashkoff, A Mother's Touch Child Day Care Center 1630 W. Algonquin Rd., Plaza United Shpg. Ctr. July 10, 1996 (Journal) The petitioner is requesting a Conditional Use Amendment to permit the expansion of a day care center from 3600 to 6000 square feet Gilbert Basnik, Chairman Leo Floros Ronald Cassidy Elizabeth Luxem Robert Brettrager Peter Lannon Jack Verhasselt Chairman Gil Basnik introduced case ZBA-I5-CU-96, being a request for a conditional use amendment to permit the expansion of a day care center from 3,600 to 6,000 square feet for a Mother's Touch Child Day Care Center at Plaza United Shopping Center. The petitioner, Lori Gashkoff, was sworn in. Ms. Gashkoff indicated that she is proposing to increase the size of the existing day care.center from 3,600 to 6,000 square by occupying two units west of her existing day care center at Plaza United. Due to the success of The Mother's Touch, their facility is filled to capacity as permitted by the Department of Child and Family Services (DCFS) which licenses the operation and therefore needs to expand its facility in order to provide continued service to its growing clientele. She indicated that the proposed expansion will the child care facility to increase the permitted number of children from 68 to 97 children. Daniel Ungerleider, Planning Coordinator, summarized the staff's report indicating that the petitioner has already provided the site plan provisions required by the recommendation listed in staff's report. He stated that, as proposed, the day care expansion complies with all applicable Zoning Ordinance requirements. However, he noted that the proposed expansion will require building permits and will also be required to meet all applicable building and fire codes. Mr. Ungerleider concluded that staff is pleased with the petitioner's request and therefore, recommends approval for a conditional use amendment to permit the expansion of a day care center for a Mother's Touch Child Care Center at 1630 West Algonquin Road at the Plaza United Shopping Center, subject to the ZBA-I5-CU-96 Page 2 Chairman Basnik asked if the proposed playground at the rear of the building would be large enough to accommodate the additional children. Ms. Gashkoff explained that the existing playground now located along the east property line is adequate for the older children. The new playground is intended for the younger children and will be large enough to accommodate both soft play and hard play. Mr. Floros inquired if the new play area was going to be connected to the existing play area. Ms. Gashkoff stated that it would not be. The Mother's Touch Child Day Care feels that it would be very important to keep the different age groups separated. Chairman Basnik asked if the Child Day Care would meet State requirements as per DCFS. Ms. Gashkoff explained that she would be required to get a new license before she could open the expanded day care center. Mr. Floros inquired of the number of employees and hours of operation for the center. Ms. Gashkoff explained that there are 25 employees serving The Mother's Touch; there is always a minimum of 12 employees on duty at any given time. The child day care center is open from 6:30 a.m. to 6:00 p.m. weekly. Mr. Floros inquired where the primary clients are from. Ms. Gashkoff stated that most of her clients are Mount Prospect residents and business persons. In response to Mr. Cassidy's question, Ms. Gashkoff explained that The Mother's Touch Day Care intends to stay at Plaza United Shopping Center for the long term. They believe that their facility will be large enough to serve that area and will be able to serve that area for a long time. Chairman Basnik closed the public hearing and asked for a motion to be considered on the request. Mr. Cassidy made a motion that the Zoning Board of Appeals approve the petitioner's request, Case No. ZBA-I5-CU-96, to approve the Conditional Use Amendment to expand a day care center from 3,600 square feet to 6,000 square feet. The motion was seconded by Elizabeth Luxem. Upon Roll Call: The motion was approved by a vote of 6-0. AYES: Brettrager, Cassidy, Luxem, Floros, Lannon and Basnik NAYS: None Respectfully submitted, 4*U61 rlei Daniel Unge, AICP Planning Coordinator MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-10-Z-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES: Hearing Date: July 25, 1996 Mount Prospect Park District 1326 West Central Road (Former Pop Shop) April 10, 1996 (Journal) The petitioner is requesting a rezoning from R-1 Single Family Residence to C-R, a Conditional Use for a Visual Arts Center, and Variations to occupy the subject property Gilbert Basnik, Chairman Leo Floros Ronald Cassidy Elizabeth Luxem Robert Brettrager Peter Lannon Jack Verhasselt Chairman Gil Basnik introduced case ZBA-10-Z-96, being a request for a rezoning, conditional use and variations for the Mount Prospect Park District's visual arts center to be located at the former Pop Shop at 1326 West Central Road. Mr. Tom Hoffman, attorney representing Mount Prospect Park District, was sworn in. Mr. Hoffman summarized the petitioner's request and apologized for the Park District's previous cancellations and continuations of this case. Mr. Hoffman explained that these continuations were necessary because the Village, the Metropolitan Water Reclamation District (MWRD) and the Park District were in negotiations for the request involving MWRD property (Melas Park). Mr. Basnik asked the petitioner to explain what type of activities will be at the visual arts center. Walter Cook, Executive Director of the Mount Prospect Park District, explained that the Park District will be conducting oil paintings, adult ceramics and other related classes for Mount Prospect adults. There will be approximately 11 classes offered per week between the hours of 9:00 a.m. to 5:00 p.m. There will be 10 to 12 persons per class, one class at any given time. Currently they are estimating they will have two classes per day. 0 ZBA-10-Z-96 Page 2 Ms. Luxem asked if they were using the facility now for these types of activities. Mr. Cook stated they were using them now. Mr. Basnik asked staff if the Mount Prospect Park District has to act within the Village's jurisdiction. Mr. Hoffinan responded by stated that the Park District questions the Village's jurisdiction over the Park District. However, in an effort to continue intergovernmental cooperation the Park District is appearing before the Board requesting these Village actions. The Board further discussed the Village' jurisdiction. Ken Fritz, Planner, summarized staffs report. He explained that the current zoning for the property is I-1, Limited Industrial. The Park District is asking that the property be rezoned to C-R, Conservation/Recreation which is an appropriate zoning classification for the proposed use. The Park District has worked with staff to provide improvements which bring the property into further compliance with the Village's applicable zoning ordinances, i.e. parking, landscaping and Comprehensive Plan requirements. Mr. Lannon inquired if the new hard surfaces are required because of the Village's parking requirements. Mr. Fritz stated yes. Mr. Lannon asked if additional classrooms wouldn't require additional parking and therefore additional hard surface. Mr. Fritz once again stated yes. Mr. Brettrager inquired about the Village's arrangement for the Park District's additional parking with the Melas Park property. Mr. Hoffman explained that the Village has the master lease from MWRD. The Park District has now obtained a sub -lease with the Village. He expressed that the Park District wishes to extend their thanks for assisting them through the process and allowing them to sub -lease these portions of the property needed for parking. Mr. Lannon asked the petitioner if he understood that the parking was to serve the current use. Mr. Hoffman said yes and further agreed that expansion of the proposed facility would require further action to include additional parking or parking variation. Ms. Luxem stated that she was disappointed that the Park District entered into the building before securing Village approval. She inquired if the purchase of the Pop Shop was publicly announced. Mr. Cook explained that the Park District did not announce the purchase of the property prior to or during the property negotiations. However, the Park District did announce the purchase in the Fall of 1993. Mr. Basnik asked staff to determine whether or not the Village has defined jurisdiction with regard to schools park districts and other governmental agencies. The Zoning Board discussed these matters further and agreed that intergovernmental cooperation is essential. ZBA-10-Z-96 Page 3 Chairman Basnik closed the public hearing and asked the Zoning Board of Appeals members to consider the request. Mr. Lannon made a motion to approve the rezoning from I-1 Light Industrial to C-R Conservation -Recreation. The motion was seconded by Mr. Cassidy. Upon Roll Call: The motion was approved by a vote of 6-0. AYES: Brettrager, Cassidy, Luxem, Floros, Lannon and Basnik NAYS: None A motion was made by Mr. Cassidy, seconded by Mr. Floros to approve the conditional use request for a visual arts center subject to the required amount of parking per Village Code being provided. Any expansion of the classrooms must include additional parking spaces. The conditional use will expire at such time that the lease for the Metropolitan Water Reclamation District property expires unless additional parking is provided to meet Village Code. Upon Roll Call: AYES: Brettrager, Cassidy, Luxem, Floros, Lannon and Basnik NAYS: None A motion was made by Mr. Lannon, seconded by Ms. Luxem regarding the request for a variation for the rear, west and east yards and lot coverage increase from 25 % to 100 %. Upon Roll Call: AYES: Brettrager, Cassidy, Luxem, Floros, Lannon and Basnik NAYS: None Respectfully submitted, Daniel Ungerleider, AICP Planning Coordinator