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HomeMy WebLinkAbout07/28/2005 P&Z minutes 24-05 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-24-05 Hearing Date: July 28, 2005 PROPERTY ADDRESS: 479 Business Center Drive PETITIONER: Dmitry Kotlyar dba Eric Alexander (name of school/business) 615 Whiting Lane, Arlington Heights, IL 60004 Carl Costanzo 23988 N. Echo Lake Road, Lake Zurich, IL 60047 OWNER: Dan Development L TD PUBLICATION DATE: July 13, 2005 PIN#: 03-35-102-010-0000 REQUEST: Conditional Use approval for a Cosmetology School MEMBERS PRESENT: Chair Arlene Juracek Joseph Donnelly Marlys Haaland Ronald Roberts Richard Rogers MEMBERS ABSENT: Leo Floros Keith Youngquist STAFF MEMBERS PRESENT: Clare Sloan, Neighborhood Planner Jason Zawila, Long Range Planner Elizabeth Schuh, Planning Intern Christina Park, Planning Intern Ellen Divita, Deputy Director, Community Development Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers moved to approve the minutes of the June 23,2005 meeting and Joseph Donnelly seconded the motion. The motion was approved 5-0. At 8:00 PM Ms. Juracek introduced Case No. PZ-24-05 a request for Conditional Use approval for a Cosmetology School at 479 Business Center Drive. She said that this case would be Village Board Final. Clare Sloan, Neighborhood Planner, summarized the request. She said the subject property is located on the west side of Business Center Drive, in the Kensington Business Center, and includes an office/manufacturing building with related improvements. The Subject Property is zoned II Limited Industrial and is bordered by the II district on all sides. The Petitioner proposes to modify a portion of the 21,877 sq. ft. building and operate a cosmetology school. However, the Zoning Ordinance requires Conditional Use approval for a vocational school; a cosmetology school is classified as a vocational school. As part of the Conditional Use application, the Petitioner submitted a floor plan that indicates the 3,018 sq. ft. school will include office space for school staff, student classrooms, and a clinic area. The clinic area is the area students will use to practice the skills they are learning, such as hair styling, hair coloring, esthetics, etc. There will be 10 stations set-up in the clinic area (a station consists of a chair, a mirror, and a cabinet to hold the student's supplies). The Petitioner has provided a description of the school, the staff s qualifications, and information on how the school will operate: there will be 3 teachers and a maximum of 30 students, but no more than 15 students at the facility at one time. The school will have varying hours and will be open on Saturdays. PZ-24-05 Planning & Zoning Commission meeting July 28, 2005 Page 2 The building includes multiple tenants, but they are all office uses. The Petitioner submitted a summary of current tenants and a break down of tenant space square footage. Ms. Sloan said the table in the staff report summarized the square footage for the types of use and parking requirement at the site. The adjacent building, 411 Business Center Drive, is owned by the same management company and there is a shared parking agreement between the two properties. The management company confirmed that 411 Business Center Drive has 31,117 square feet of office space. The Zoning Ordinance requires 125 parking spaces for this development, but the site includes 129 parking spaces. Therefore, the site has 5 'extra' parking spaces to share and the proposed use will not create a parking deficiency. Ms. Sloan reported that the standards for Conditional Uses are listed in Section l4.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Conditional Use. The following list is a summary of these findings: 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; adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets; and compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Other departments reviewed the Petitioner's proposal and did not object to the use or find that it would have an adverse impact on the adjacent tenants or properties. The site was developed with a 'twin building' on a separate lot of record. However, the parking calculation listed in the Staff Report reflects the parking on the Subject Property only. Staff found that the proposed use would not create a parking deficiency and site inspection confirmed that the site currently has a lot of available parking. Ms. Sloan reports that the proposed cosmetology school meets the Conditional Use standards contained in Section l4.203.F.8 of the Zoning Ordinance because it will have minimal impact on the adjacent properties and will not create a parking deficiency. Based on these findings, Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve a Conditional Use permit for a cosmetology school at 479 Business Center Drive, Case No. PZ-24-05 subject to the condition that no more than 15 students and 3 teachers attend the facility at one time." Ms. Sloan also reported that the Village Board's decision is final for this case. Ms. Juracek inquired if the public coming into the facility that the students are working on would impact the parking. Ms. Sloan replied the reason the parking requirement was given a maximum of 15 was for the amount of teachers and students that are conditionally allowed to attend the facility at one time. She also stated that the amount of available parking at the office complex would be more than enough space to accommodate the public coming in to this business. Ellen Divita also stated that there is a shared parking situation in this office complex and that all businesses do not operate at the same time. Dmitry Kotlyar and Carl Costanzo, Petitioners, were sworn in. The petitioners said that Eric Alexander is a school that offers a high quality and affordable cosmetology education. Mr. Kotlyar said that the facility would have a maximum of ten training stations, but realistically five or six would be used at a time. He also said that classes would be small with only six or seven students at a time and that classes would be offered at flexible hours throughout the day. The space would also utilize two class rooms and no new construction was needed for this use. Richard Rogers inquired more about the operations of Eric Alexander. Mr. Costanzo replied that they offer education for services you would see in any hair salon such as hair cutting/coloring and cosmetics. Mr. Rogers PZ-24-05 Planning & Zoning Commission meeting July 28,2005 Page 3 also wanted to know if they were planning on offering any services for finger nails to which Mr. Costanzo replied that this was possible for the future, but not right now. Mr. Rogers further inquired if the HV AC system was shared with other businesses in the building. He was concerned that chemical products used in this type of school give off an odor that might be shared with the other businesses in the building if they are all connected by the same HV AC system. Mr. Kotlyar replied that as far as he knew the space had a separate air and heating unit on the roof from any other business in the building. Ms. Juracek wanted know if this was something the Building Division looked at when approving the permit. Ellen Divita replied that she was sure this was something the Environmental Health and Building division would review and that Bill Cooney, Community Development Director, previously met with the owner of the building, where the school would be located, and the property owner believes there would be no conflicts between this school and the other tenants. Ms. Sloan also noted the build out would meet all Village codes Ms. Juracek also wanted to clarify that cosmetology was a state licensed profession. The Petitioners stated that it was a state licensed profession. Ms. Juracek asked if there were any questions from the audience. There were none and the Public Hearing was closed. Richard Rogers made a motion to amend the approval for conditional use with the with the caveat that the HV AC system be investigated specifically to ensure that aerosol sprays and related products would not affect the other tenants in the building, and that parking does not adversely affect the facility. Ronald Roberts seconded the motion. Joseph Donnelly made a motion to amend the approval for conditional use with the caveat that parking does not adversely affect the facility. Ronald Roberts seconded the motion. Richard Rogers made a motion to approve conditional use for a cosmetology school at 479 Business Center Drive, Case No. PZ-24-05, with the caveat that the HV AC system be investigated specifically to ensure that aerosol sprays and related products would not effect the other tenants in the building, and that parking does not adversely effect the facility. Ronald Roberts seconded the motion. UPON ROLL CALL: AYES: Donnelly, Haaland, Roberts, Rogers, and Juracek NAYS: None Motion was approved 5-0. The case will go to Village Board for their consideration After hearing four more cases, Richard Rogers made a motion to adjourn at 10:03 pm, seconded by Ronald Roberts. The motion was approved by a voice vote and the meeting was adjourned. Jason R. Zawila, Long Range Planner C:\Documents and Settings\kdewis\Local Settings\Temporary Internet Files\OLK2\PZ-24-05 479 Business Center Drive eu - School 7-28-05.doc