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HomeMy WebLinkAbout07/26/2007 P&Z minutes 25-07 MINUTES OF THE REGULAR MEETING OF mE PLANNING & ZONING COMMISSION CASE NO. PZ-25-07 Hearing Date: July 26, 2007 PROPERTY ADDRESS: 625 Slawin Court PETITIONER: Search Developmental Center, Inc. / John Lipscomb, CEO PUBLICATION DATE: July 11, 2007 PIN NUMBER: 03-35-104-051-0000 REQUEST: Conditional Use approval for a vocational school MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo F10ros Mary McCabe MEMBERS ABSENT: Marlys Haaland Ronald Roberts Keith Youngquist STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development Jason Zawila, Long Range Planner Joseph Levie, Planning Intern INTERESTED PARTIES: Steve Patterson, Greg Peterson, Greg Marinelli, Amy Milobowski, Donna Catalano, John Lipscomb, Morris Neal Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo F10ros made a motion to approve the minutes of the June 28, 2007 meeting and Mary McCabe seconded the motion. The minutes were approved 3-0, with Joseph Donnelly abstaining. Chairman Rogers introduced Case PZ-25-07, a request for a Conditional Use at 625 Slawin Court at 7:36 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is located at the southeast comer of Slawin Court and Business Center Drive, and includes a vacant office/warehouse building with related improvements. The Subject Property is zoned II Limited Industrial and is adjacent to the II District on all sides. Ms. Connolly said the Petitioner proposes to remodel the existing structure to accommodate a vocational school. The proposed vocational school would provide developmental training and supported employment services to adults with developmental disabilities. Students and several staff members would be bused to the site and, ideally, students would eventually obtain employment at companies located in the Kensington Business Center and other local businesses. However, some students may not attain that level of education, but they will benefit from the school by learning other fundamental life skills. Ms. Connolly stated that the proposed site plan indicates the existing parking lot will be modified to accommodate a new drop-off area along the west elevation of the building. The proposed change requires eliminating 13 parking spaces to allow buses to access the site from the southern drive, turn north, and drop off students and staff in the proposed drop-off area. Also, four new parking spaces will be added along the south Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-25-07 Page 2 elevation of the building. She said the Petitioner does not anticipate making any other changes to the site, but has agreed to add parking spaces if additional parking is needed in the future. Ms. Connolly showed a table documenting that the site will meet the Petitioner's parking requirements and provide parking for staff members as required per the Village's Zoning Ordinance. She said that the site cannot accommodate student parking, but in this case, student parking is not needed as students will only be bused to the school. She said the vocational school will employ 53 staff members and the Village Code requires 35 parking spaces for this number of staff members. However, of those 53 staff members, 12 will ride the bus with the students and will not park their vehicles on-site, and 4 staff members either car pool or take public transportation. Therefore, the Petitioner's actual parking need is to park 37 staff vehicles (personal vehicles) and 12 vans (school vehicles). The site will have 53 parking spaces, while the Petitioner's actual need is 49 spaces. Ms. Connolly said the Petitioner proposes to add windows along the south elevation of the building and to modifY the west elevation of the building to accommodate an entrance by the drop-off area. The floor plans indicate this entrance will be the primary entrance, and additional exits will be provided as required to comply with egress requirements. Ms. Connolly stated that the Petitioner does not anticipate making changes to the existing landscaping. Staff confirmed with the Petitioner that the existing trees and shrubs along the west elevation of the building will remain or will be relocated if it is necessary to remove them to accommodate the new entrance. Ms. Connolly said the Petitioner submitted a detailed explanation of the school's day-to-day operations. In summary, the school will operate on a staggered start and dismissal schedule, and the curriculum will be based on students' needs and capabilities. Overall, students will take classes, exercise, and participate in vocational workshops. Due to the nature of the school and the students' special needs, public assemblies are not part of the school's operations. Ms. Connolly stated that other departments reviewed the proposal and did not object to the request. However, the Fire Department noted that the existing fire alarm and sprinkler system will have to be evaluated to meet the new occupancy requirements. Also, as referenced in the Petitioner's application, an egress analysis will need to be completed by the Petitioner's design professional. Consequently, modifications to the building may be necessary in order to comply with all local and state building codes. Ms. Connolly said the Village's Traffic Engineer reviewed the proposal and found that the four new parking spaces shown on the Site Concept Plan should be striped as shown to ensure adequate parking is provided on-site. There are concerns of a parking deficiency should a different vocational school occupy the site or if the students are no longer bused to the school. Therefore, staff recommends including the following condition of approval: that if it is determined that the proposed parking proves to be insufficient, the Village can require the applicant to expand the existing parking lot to address the shortage; the site can physically accommodate additional spaces. Ms. Connolly stated that the standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. She summarized these findings as: . 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 Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-25-07 Page 3 . The request is in compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Ms. Connolly said Staff reviewed the Petitioner's application in depth and conducted several site visits. Staff found that the proposed vocational school, if operated as noted in the Petitioner's application, would have minimal impact on the adjacent properties. She said based on information noted in the Petitioner's application, there appears to be a need for this vocational school and it would directly benefit 44 residents. However, additional modifications to the building may be necessary to attain compliance with egress requirements and other applicable life safety issues. Ms. Connolly stated that the Village Code allows transferring a Conditional Use permit to another similar user. In this case, because Search Developmental Center offers such unique vocational services, it should be noted that the Conditional Use permit would only be transferable to the exact same type of vocational school that would be operated in the exact same manner: students would have to be bused to the facility, there would be staggered start/dismissal times, and the parking lot would have to be expanded if it was determined there was a parking shortage. Ms. Connolly said the proposed vocational school meets the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance, subject to the school being operated as noted in the Petitioner's application. Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve a Conditional Use permit to operate a vocational school that provides developmental training and supported employment services to adults with developmental disabilities at 625 Slawin Court, Case Number PZ-25-07 subject to the following: 1. The site shall be developed in general conformance with the site plan and floor plan prepared by Holabird & Root dated June 11,2007; 2. The school shall be operated in general conformance with the times and activities listed in the application submitted for zoning approval; 3. The Petitioner shall provide additional parking if it is determined that there is a parking shortage; 4. The Petitioner shall submit an egress analysis and a sprinkler system and fire alarm system evaluation to ensure compliance with all applicable codes and standards for this type of use; and 5. The site shall be developed in accordance with all Village and State Codes and regulations. " She said the Village Board's decision is final for this case. Chairman Richard Rogers asked if the parking requirement is conditional, so if they changed the composition of the school, the Village could enforce expansion of the provided parking. Ms. Connolly confirmed that this condition is tied to this user at this space. If the use changed, the parking would need to be altered accordingly. Leo Floros stated that the Staff report indicated 44 residents will directly benefit from the proposed school. He asked if these students live in Mount Prospect. Ms. Connolly explained that she extracted this information from the Petitioner's report, and was not sure if this number reflects current students, or residents who have expressed an interest in attending such a school. Chairman Rogers swore in Steve Patterson, 191 North Whacker Drive #3700, Chicago, Illinois, the attorney representing Search Development. Mr. Patterson thanked Staff for a comprehensive presentation. Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-25-07 Page 4 Chairman Rogers swore in John Lipscomb, 1925 North Clybourn, Chicago, Illinois, the Executive Director of Search Development Center. Mr. Lipscomb gave a brief history of Search Development Center. Mr. Lipscomb stated that 18 students live in Mount Prospect and 44 people with developmental disabilities have registered with the State and need assistance from a program like Search Development Center. He said Search Development currently operates three group homes in Mount Prospect. Mr. Lipscomb summarized the program's accolades and reviewed the curriculum. He gave a brief synopsis of the building renovation and how the building space will be used. Chairman Rogers asked if Search Development Center is purchasing the property. Mr. Lipscomb confirmed that they are purchasing the property. He said they are anxious to move to Mount Prospect and hope to make this their flagship location. Chairman Rogers asked if the Petitioner is aware of the conditions of approval. Mr. Lipscomb stated that they do understand the conditions for approval. Chairman Rogers swore in Morris Neal of Holabird & Root Architects at 140 South Dearborn, Chicago, Illinois. Mr. Neal stated that the building is situated on 3.45 acres and none of the modifications they are proposing will change the setbacks or landscaping on the site. He said they are eliminating 13 spaces to create the drop-off/pick- up area and adding 4 new spaces. He said additional windows and a new exit door will be added to the south elevation. On the west elevation, they will be adding one additional entrance with a canopy. He stated that the majority of the work will occur on the interior of the building. They are adding washrooms, classrooms, training rooms, a performing arts area, and a mezzanine. Chairman Rogers asked Mr. Neal if he understands the conditions of approval. Mr. Neal confirmed that he does understand the conditions. Mr. Patterson stated they have worked diligently to ensure the standards for Conditional Use approval have been met with the Village. He said this project will bring value to the Village and provide a needed service to the community. He said Search will also be able to provide an additional hiring pool to local businesses. Mr. Floros asked ifthe students pay tuition to attend. Mr. Lipscomb said Search Development Center is a not-for- profit organization. The students are developmentally disabled and because of their diagnosis, they have eligibility for State of Illinois funding. Once eligibility is established, they apply for funding for the program. Mr. Lipscomb stated that the 44 residents previously mentioned have already established eligibility and can apply for tuition payment. Mr. Floros asked what the age of the attendees is. Mr. Lipscomb stated the average age is 21, but ranges into the 60s. Mr. Floros asked ifthe students come from all over the Chicago area. Mr. Lipscomb said the students attending here would primarily come from the northern suburbs. Mr. Floros asked why they are leaving the Northbrook location. Mr. Lipscomb stated that they want to own the property. Mr. F10ros asked where the center gets their funds. Mr. Lipscomb said funding comes from the tuition payment. Chairman Rogers called for additional questions or comments, hearing none, the public hearing was closed at 8:01 p.m. Joseph Donnelly made a motion to approve a request for a Conditional Use at 625 Slawin Court, as presented by Staff. Mary McCabe seconded the motion. UPON ROLL CALL: AYES: Donnelly, F10ros, McCabe, Rogers NAYS: None Motion was approved 4-0 After hearing five additional cases, Joseph Donnelly made a motion to adjourn at 9:53 p.m., seconded by Mary McCabe. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Document5 and Scnings\kdewis\LocaI Settings\Tcmporary Inlemel Filcs\OLK6B\PZ-25-o7 62S Slawin Court.dot