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Home My WebLink About01/10/2019 P&Z Minutes 23-18 MINUTES OF THE REGULAR MEETING OF THE PLANNING&ZONING COMMISSION CASE No. PZ-23-18 Hearing Date:January 10, 2019 PROPERTY ADDRESS: 901 S. Busse Road PETITIONER: A+C Architects PUBLICATION DATE: December 26,2018 REQUEST: CU: Private School VAR: Fence location MEMBERS PRESENT: William Beattie Agostino Filippone Walter Szymcza k Thomas Fitzgerald MEMBERS ABSENT: Sharon Otteman Norbert Mizwicki Lisa Griffin Joseph Donnelly STAFF MEMBERS PRESENT: Jason Shallcross,AICP- Development Review Planner Connor Harmon- Long Range Planner Consuelo Arguelles- Deputy Director INTERESTED PARTIES: A+C Architects Commissioner Beattie called the meeting to order at 7:04 pm. Commissioner Filippone made a motion seconded by Commissioner Fitzgerald to approve the minutes from the Planning and Zoning Commission meeting on November 8, 2018. The minutes were approved 4-0 with. Commissioner Beattie introduced case, PZ-23-18 as 901 S. Busse Road. Mr.Shallcross gave a brief description of the Subject Property and surrounding parcels. He stated that the Subject Property is vacant and zoned R-X Single Family Residential. Mr. Shallcross further explained that the Petitioner is proposing to construct a private Montessori school on the Subject property with related improvements including a parking lot,outdoor play area,and garden. The project requires conditional use approval to allow the proposed private school because the Subject Property is less than forty-thousand square feet (40,.000 sq. ft.) in size. He further explained that the Petitioner is requesting a variation to construct a fence in the front yard setback. After explaining the details of the project and addressing Staff's comments, Mr. Shallcross summarized the Conditional Use Standards as the following: Planning and Zoning Commission Meeting- January 10, 2019 PZ-23-18 Joseph Donnelly-Chair 2 • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The conditional use will not be injurious to the use,enjoyment,or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for Utilities, drainage, and design of access and egress to minimize congestion on Village streets, and The request is in compliance of the conditional use with the provisions of the Comprehensive Plan,Zoning Code, and other Village ordinances. Mr. Shallcross stated that Village staff believes the Petitioner's conditional use request complies with the conditional use standards and is supportive of that request. It is staffs belief that the proposed use will not adversely impact traffic, if approved. The proposed use is listed as a compatible use in the Village Comprehensive Plan and satisfies all zoning requirements other than the proposed fence location for the play area located in the required front yard. Staff believes the proposed use complements other uses in the immediate area and will increase the value of surrounding properties. Mr. Shallcross summarized the Variation Standards as the following: • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; • Lack of desire to increase financial,gain; and • Protection of the public welfare, other property, and neighborhood character. Mr. Shallcross stated Village staff believes the Petitioner's variation request does not meet the standards and is not supportive of the request. Staff does not believe there is a hardship due to the physical surroundings, shape, or topographical conditions of the property. The applicant's desire to create a fenced-in play area in the required front yard setback does not satisfy the hardship requirement. Further, no other structures are located in the required front yard setback in the immediate area. The proposed fence location is not in keeping with the character of the neighborhood. Staff believes that the variation standards are not met and that the area unnecessarily exposes children to auto traffic along Busse Road. Mr. Shallcross stated, Staff finds that the private school meets the conditional use standards subject to complying with the conditions listed below and that granting such request would be in the best interest of the Village. Based on these findings,staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 1. "To approve a Conditional Use permit for a private school at 901 S. Busse Road (PIN #08--14--106- 002-0000), Case No. PZ-23-18, subject to the following conditions: 1. Compliance with all Development, Fire, Building,and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; and 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2nd. 201.8." Planning and Zoning (commission Meeting- January 10, 2019 PZ-23-18 Joseph Donnelly-Chair 3 Staff finds that the fence variation request does not meet the variation standards and that granting such request would not be in the best interest of the Village. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staffs findings as the findings of the Planning and Zoning Commission and recommend dam.of the following motion: 2. "To approve a Variation from the fence location requirements at 901 S. Busse Road (PIN #08-14- 106-002-0000), Case No. PZ-23-18, subject to the following conditions: 1. Fence location shall be in general conformance with the site plan prepared by A+C Architects, dated November 2nd, 2018. 2. The fence shall be open-style and no more than forty-two inches(42")tall." He stated that the Village Board's decision is final for this case. Commissioner Filippone asked for clarification on the requested fence's purpose and location. Mr.Shallcross stated that the proposed fenced in location is for a children's outdoor play area and also as a storm water detention area. Hearing no further questions for Staff, Commissioner Beattie swore in the Petitioners. Raffi Arzoumanian (architect) 4840 Main Street Skokie, Illinois; Maricela Marta (business owner) 824 S. Ridge Avenue Arlington Heights, Illinois.Javier Millan(KLOA consultant)9575 W. Higgins Road Rosemont, Illinois. Mr. Arzoumanian gave a brief description of the project. He clarified the comments regarding the storm water and fenced area stating that there isn't a detention area designated and that majority of the storm water removal will be underground.The detention area will be a backup if needed but not as a basin. He further explained that the purpose of the fenced in area will be for children to use as a play area with teacher supervision. He said that majority of the space will be grass and landscaped with a compacted gravel bike path. Commissioner Beattie commented that the proposal has a large designated play area that is fenced in behind the Subject Property, and that he didn't see the need for the additional one in the front. There was general discussion regarding the history of the Montessori school and details of the business. Mr. Arzoumanian acknowledged that they understand Staffs conditions and agree to fully comply with all of the Village's requirements. He emphasized that the building was designed to incorporate natural elements and create a creative learning space. Hearing no further questions for the Petitioners,the hearing was opened to the public for comments. Citizens to be heard: Planning and Zoning Commission Meeting- January 10, 2019 PZ-23-18 Joseph Donnelly-Chair 4 son Chi ul s 902 S. d wood- Concerned about the increased traffic, noise and nuisance of the proposal. Stated that they are concerned about the increase of commercial properties along Busse Road and that it's taking away from the neighborhood feel of the single family residences. Commissioner Beattie asked Staff questions regarding the bulk regulations for the single family district in which the Subject Property is located. Commissioner Beattie stated that the maximum height allowed to build is forty feet (40')which could be done without permission from the zoning board. Mr. Shallcross clarified that certain use groups have different lot coverage percentage regulations.Single family homes have a maximum of thirty five percent (35%) and businesses have a maximum of seventy five percent(75%). The Petitioner addressed the concerns of the citizens. Ms. Marta stated that the students arrive between 7:00-8:30 am and usually get picked up between 3:00- 5:50 pm. She stated that there is about thirteen employees that come in and leave at staggered times between 5:45 am--6:00 pm. Ms. Marta also gave a brief outline of the day's activities stating that they are typically outside depending on weather between 10:30am-12:00pm. She also stated they are currently located in a residential neighborhood in town and haven't had any noise complaints. Mr.Arzoumanian verified that the lighting will all be to'Village Code and includes full cut off fixtures that area mainly used as pathway lighting at exit doors. He also stated that the drainage issue will improve on the site and surrounding properties with the site work proposed. Mr. Arzoumanian addressed the traffic concerns, stating the traffic study that was conducted found little to know impact on the current traffic situation at the Subject Property. Mr. Millan briefly described in detail the traffic study his company conducted on the Subject Property. He stated that the impact would be less than 2%on Busse Road during peak hours. Commissioner Fitzgerald asked Staff to give some examples of other permitted uses on the Subject P ro pe rty. Mr.Shallcross stated that single family homes,churches, and or schools are only allowed in the RX zoning district. There was general discussion between the Commissioners regarding the concerns and the Petitioner's solutions to the citizens' concerns. Commissioner Filippone made a motion seconded by Commissioner Szymczak to approve the following motion: Planning and Zoning Commission Muting- January 10, 2019 9 PZ-23.18 Joseph Donnelly-Chair 5 1. "To approve a Conditional Use permit for a private school at 901 S. Busse Road (PIN #08-14-106-002- 0000), Case No. PZ-23-18, subject to the following conditions: 1. Compliance with all Development, Fire, Building,and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; and 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2nd 2018." UPON ROLL CALLS AYES: Beattie, Filippone, Szymczak NAYS: Fitzgerald The motion was approved with a 3-1 positive recommendation to the Village Board for final decision. Commissioner Fitzgerald made a motion seconded by Commissioner Filippone to approve the following motion: 2. "To approve a Variation from the fence location requirements at 9015. Busse Road (PIN #08-14- 106-002-0000), Case No. PZ-23-18, subject to the following conditions: 1. Fence location shall be in general conformance with the site plan prepared by A+C Architects, dated November 2nd, 2018. 2. The fence shall be open-style and no more than forty-two inches (42")tall." UPON ROLL CALL: AYES: None NAYS: Fitzgerald, Beattie, Filippone,Szymczak The motion was denied with a 0-4 negative recommendation to the Village Board for final decision. After hearing one additional case, Commissioner Fitzgerald made a motion seconded by Commissioner Fillippone and the meeting was adjourned at 10:35 pm. VV e a oder Ad inistrative Assistant Planning and Zoning Commission Meeting- January 10, 2019 PZ-23-18 Joseph Dannelly-Chair