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HomeMy WebLinkAbout09/28/2023 P&Z MinutesMINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -13-23 Hearing Date: September 28, 2023 PROPERTY ADDRESS: 1630-1638 W. Algonquin Road PETITIONER: Mustafa Tahran, Turkish American Society, Inc. PROPERTY OWNER: Nancy and Cristofaro Pirrone PUBLICATION DATE: September 13, 2023 REQUEST: Conditional Use for a Daycare Center MEMBERS PRESENT: Joseph Donnelly William Beattie Thomas Fitzgerald Ewa Weir Greg Miller MEMBERS ABSENT: Donald Olsen Walter Szymczak Norbert Mizwicki STAFF MEMBERS PRESENT: Ann Choi — Development Planner Mo Khan — Development Planner INTERESTED PARTIES: Mustafa Tahran Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Fitzgerald made a motion seconded by Commissioner Miller to approve the minutes from the Planning and Zoning Commission meeting on August 24, 2023. The minutes were approved 4-0 (Chairman Donnelly abstained). Chairman Donnelly introduced the first item of business: Case PZ -13-23, 1630-1638 W. Algonquin Road, a request for a conditional use for a daycare. Ms. Choi stated that the Petitioner, Mustafa Tahran of the Turkish American Society, is seeking conditional use approval to operate a daycare, Rose Academy, to occupy 6,000 square feet within an existing shopping center. Ms. Choi explained that the subject property, which occupies 1630-1632-1634- 1638 W. Algonquin Road, is zoned B-3 Community Shopping. Ms. Choi stated that as enrollment continues to fill to capacity at their current location at 501 Midway Drive, the Turkish American Society would like to open an off-site daycare center to accommodate their growing needs. Ms. Choi indicated that there are two existing playground areas at the subject property. Ms. Choi further stated that the proposed facility would serve 78 preschoolers aged 3-4 years old and 12 toddlers aged 1-2 years old for a total of 90 children, and would operate Monday through Friday, from 7:00 AM to 6:00 PM. Planning & Zoning Commission Meeting— September 28, 2023 PZ -13-23 Ms. Choi explained that a previous conditional use for a daycare center was issued for "A Mother's Touch" at the proposed location in 1994 which was subsequently amended twice; once in 1994 to expand the 2,400 square foot facility to 3,600 square feet, and then again in 1996 to expand the 3,600 square foot facility to 6,000 square feet to accommodate up to 97 children. Ms. Choi stated the property ownership was transferred to Safari Daycare which occupied the space from 2011 and closed sometime in late 2021/early 2022. Ms. Choi further stated that due to the cease in operations for more than 21 months, the conditional use has expired and requires the Petitioner to apply for a new conditional use permit. Ms. Choi presented a slide of an enlarged site plan and explained that the Petitioner worked with staff to come up with a pick-up and drop-off procedure to eliminate any queuing in front of the daycare that might cause back-up on Algonquin Road. Ms. Choi explained that parents would be encouraged to park in any of the 13 parking spaces directly in front of the daycare center. Ms. Choi stated that according to the Petitioner, peak times for the pick-up and drop-off are from 8:00 AM to 8:20 AM and from 3:00 PM to 3:20 PM. Ms. Choi further stated that to ensure the well-being of the youngest children, two dedicated staff members would be available to escort the children between the parking spots and the daycare entrance. Ms. Choi noted that daycare staff would be encouraged to park south of the parking spaces for parents. Ms. Choi stated that in addition to the drop-off and pick-up procedure, the Petitioner provided a procedure for walking children safely across a drive aisle to the east playground. Ms. Choi explained that children would exit through the door on the east side of the building and prior to the group's departure, a staff member will secure the aisle gate. Ms. Choi stated that all children would maintain a firm grip on a designated walking rope, with a staff member leading at the front, facing the children, and walking backward, while another staff member would hold the opposite end of the rope, also facing the children. Ms. Choi indicated that the group would then follow the crosswalk for entry into the playground and after ensuring the safety of all children, a staff member would subsequently secure the playground gate and re -open the drive aisle gate. Ms. Choi explained that the same process would be carefully followed upon returning the children back to the building. Ms. Choi then presented photos of the safety gate and cross walk to the east playground. Ms. Choi then presented a slide of the proposed floor plan and stated that the Petitioner does not intend to make any major renovations to the 6,000 square foot unit and intends to use the space as -is. Ms. Choi then went onto explain the parking requirement for the daycare. Ms. Choi stated that the shopping center will meet the required parking by providing 105 parking spaces and of the 105 parking spaces provided, 23 parking spaces would be required for daycare drop-off and pick-up. Ms. Choi also stated that the shopping center is 64% occupied and with the addition of the daycare, the shopping center would be approximately 86% occupied. Ms. Choi noted that the shopping center has not reported any parking issues. Ms. Choi stated that the proposal meets the conditional use standards and believes the proposed daycare center would not have an adverse impact on the public or adjacent properties. Ms. Choi further stated that the proposed daycare aligns with the objectives of the Comprehensive Plan as the daycare would provide childcare services available to the local community. Ms. Choi also noted that other departments reviewed the Petitioner's proposal and did not object to the conditional use request. Ms. Planning & Zoning Commission Meeting— September 28, 2023 PZ -13-23 Choi also stated that the conditional use would not be a detriment or endanger the welfare of the general public. Ms. Choi concluded by stating that based on these findings, staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning & Zoning Commission and recommend approval of the following motion: "A conditional use permit allowing a daycare to operate at 1630-1638 W. Algonquin Road, as illustrated on the plans dated 07-18-2023 and 08-21-2023, subject to the following conditions: a) The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center in this location shall be placed on file with the Director of Community Development; b) Compliance with all applicable Village Code requirements, including, but not limited to, fire code and building regulations; c) The conditional use permit granted herein shall apply to the area identified as 1630-1638 West Algonquin Road and that an amendment to this conditional use shall be required prior to any future expansion of this daycare center; d) Parents of children shall park in the north bank of parking spaces closest to the daycare facility and employees shall park in the south bank of parking spaces; and e) The daycare shall follow the "Procedure for Walking to Eastern Playground" to safely walk children across the drive aisle to the east playground." Ms. Choi stated that the Village Board's decision is final for this case. Chairman Donnelly asked if there were any questions for staff. Commissioner Weir asked if the purpose of the drive aisle is for trash retrieval. Ms. Choi responded that it is used for fire and service. Vice Chairman Beattie asked if the residents to the north of the shopping center use the drive aisle to get from Dempster Street to Algonquin Road. Chairman Donnelly responded that it is possible to use the drive aisle as a shortcut but it is not conducive for vehicles who want to make a left turn onto Algonquin Road. Chairman Donnelly stated that the drive aisle probably does not get much traffic. Ms. Choi stated that on the occasions she was on-site to do parking counts, she did not see any traffic coming down that drive aisle. Chairman Donnelly also stated he did not see any traffic but confirmed that the drive aisle is connected to the property to the north. Commissioner Weir asked if staff knows if the building meets the state requirements for a daycare. Ms. Choi answered that the Petitioner would be able to provide more information as they are working with the state. Chairman Donnelly asked if there were any other comments or questions from the commissioners and there were none. Chairman Donnelly swore in the Petitioner, Mustafa Tahran, Turkish American Society, 501 Midway Drive, Mount Prospect, IL. Planning & Zoning Commission Meeting— September 28, 2023 PZ -13-23 4 Chairman Donnelly asked the Petitioner to explain what they are looking to do with the subject property. Mr. Tahran explained that he was previously the Assistant Director of the private school at the Turkish American Society and that he left his position to momentarily work on the daycare project. Chairman Donnelly asked the Petitioner if he knows of any traffic on the drive aisle. Mr. Tahran responded that he did not observe any traffic besides a dumpster truck and that other cars do not use the drive aisle frequently. Chairman Donnelly asked if the Petitioner is working with the state for licensure. Mr. Tahran responded that he started the process with the state one month ago and met with the area's state representative (Alex Medina) from the Department of Children and Family Services on August 25th at the proposed location. According to Mr. Tahran, DCFS explained that as soon as Village Board approval is obtained, DCFS would then accept the state license application and probably within 2 to 3 months, the licensing will be issued. Chairman Donnelly asked how soon the daycare would be open. Mr. Tahran responded that they would plan to move in January when the second semester begins. Chairman Donnelly asked where they would be moving from. Mr. Tahran responded that their current program is run at 501 Midway Drive and currently 65 students are enrolled. Mr. Tahran stated that the state would first issue a permit after observing the daycare operations for six months, and then the full license would be issued to operate. Mr. Tahran stated he is expecting to get the full license from the state by the end of the year. Vice Chairman Beattie asked what the limit is for the number of students for a 6,000 square foot facility. Ms. Choi stated that the number is limited to 90 children due to the parking requirement but that the playground area also further limited the number of students per the state requirements. Ms. Choi deferred to the Petitioner on this issue. Mr. Tahran recalled that 35 square feet per student is required for the interior space and 70 square feet is required for the playground space, and 80 to 90 children is feasible for the space, but because of the parking limitation, more than 90 children will not be feasible at this location. Vice Chairman Beattie stated that it sounds like the 90 children limitation is something the daycare can work with easily. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Weir made a motion seconded by Commissioner Miller to approve the following motion: "A conditional use permit allowing a daycare to operate at 1630-1638 W. Algonquin Road, as illustrated on the plans dated 07-18-2023 and 08-21-2023, subject to the following conditions: a) The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center in this location shall be placed on file with the Director of Community Development; b) Compliance with all applicable Village Code requirements, including, but not limited to, fire code and building regulations; Planning & Zoning Commission Meeting— September 28, 2023 PZ -13-23 c) The conditional use permit granted herein shall apply to the area identified as 1630-1638 West Algonquin Road and that an amendment to this conditional use shall be required prior to any future expansion of this daycare center; d) Parents of children shall park in the north bank of parking spaces closest to the daycare facility and employees shall park in the south bank of parking spaces; and e) The daycare shall follow the "Procedure for Walking to Eastern Playground" to safely walk children across the drive aisle to the east playground." UPON ROLL CALL AYES: Fitzgerald, Weir, Beattie, Miller, Donnelly NAYS: None The motion was approved by a vote of 5-0. Chairman Donnelly stated that it was Village Board Final and asked when the next Village Board meeting will be. Ms. Choi answered that the next Village Board meeting will be October 17th for the first reading. After hearing two more items of new business, Vice Chairman Beattie made a motion seconded by Commissioner Miller and the meeting was adjourned at 7:41 PM. Ann Choi Development Planner Planning & Zoning Commission Meeting— September 28, 2023 PZ -13-23 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -15-23 Hearing Date: September 28, 2023 PROPERTY ADDRESS: 19 N. Emerson Street PETITIONER: Kevin Purdom, JRC Design Build PROPERTY OWNER: Jason and Sara Raymond PUBLICATION DATE: September 13, 2023 REQUEST: Conditional Use for a Side -Yard Setback Reduction MEMBERS PRESENT: Joseph Donnelly William Beattie Thomas Fitzgerald Ewa Weir Greg Miller MEMBERS ABSENT: Donald Olsen Walter Szymczak Norbert Mizwicki STAFF MEMBERS PRESENT: Ann Choi — Development Planner Mo Khan — Development Planner INTERESTED PARTIES: None Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Fitzgerald made a motion seconded by Commissioner Miller to approve the minutes from the Planning and Zoning Commission meeting on August 24, 2023. The minutes were approved 4-0 (Chairman Donnelly abstained). Chairman Donnelly introduced the second item of business: Case PZ -15-23, 19 N. Emerson Street, a request for a conditional use for side -yard setback reduction for the principal structure. Mr. Khan stated that the Petitioner and Property Owner are requesting a conditional use for a side -yard setback reduction to allow for a side -yard setback of 3.97 ft., whereas the minimum required is 5 ft. to construct a second -story addition above the existing attached garage. Mr. Khan stated that the proposed addition will be another bedroom. Mr. Khan showed architectural renderings and floor plan for the proposed addition. Mr. Khan stated that the proposed addition meets all other zoning requirements with the exception of the side -yard setback, which is being requested. Mr. Khan stated that the Staff finds the standards for conditional use have been meet and for the Planning & Zoning Commission to adopt the staff's findings and approve the following motion: Planning & Zoning Commission Meeting — September 28, 2023 PZ -15-23 1. "A conditional use per Sec. 14.604 to permit a second -story addition with a setback of 3.97 ft., whereas the minimum required is 5 ft. on the property located at 19 N. Emerson St., as shown on the plans submitted and attached to this request." Mr. Khan stated that the Planning & Zoning Commission's decision is final for this case. Commissioners asked the following questions of Staff: 1. Does the addition have to bump -out? The bump -out is not required from the zoning perspective but this is the desire of the homeowner and why the zoning request is being made. 2. Has there been a precedent for this type of request? One other conditional use has been requested but not the same request. 3. Is the only reason for the request is the bump -out? All other zoning requirements are being met and only request is the side -yard setback. Chairman Donnelly swore in the Petitioner, Kevin Purdom, who is the architect for the project. Mr. Purdom stated the need for the bedroom is due to the family circumstance. Mr. Purdom further stated that the bump -out will allow for a more traditional sized bedroom. Mr. Purdom stated that the design of the addition will match the design on the opposite side of the house. The Commissioners discussed the proposed bedroom layout of the addition. Commissioner Weir asked if the addition is needed for furniture layout. Mr. Purdom stated that the bump -out is needed for furniture layout and meet the aesthetics of the exterior. Chairman Donnelly swore in the Property Owner, Jason Raymond. Mr. Raymond stated he talked to other neighbors of the property and are in support of it. Mr. Raymond further stated they received approval from the south side neighbor, which is impacted the most. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Fitzgerald made a motion seconded by Commissioner Miller to approve the following motion: "A conditional use per Sec. 14.604 to permit a second -story addition with a setback of 3.97 ft., whereas the minimum required is 5 ft. on the property located at 19 N. Emerson St., as shown on the plans submitted and attached to this request." UPON ROLL CALL AYES: Fitzgerald, Beattie, Miller, Donnelly NAYS: Weir The motion was approved by a vote of 4-1. Chairman Donnelly stated that it was Village Board Final and asked when the next Village Board meeting will be. Planning & Zoning Commission Meeting — September 28, 2023 PZ -15-23 After hearing one more item of new business, Vice Chairman Beattie made a motion seconded by Commissioner Miller and the meeting was adjourned at 7:41 PM. Mo Khan Development Planner Planning & Zoning Commission Meeting — September 28, 2023 PZ -15-23 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -16-23 Hearing Date: September 28, 2023 PROPERTY ADDRESS: 139-143 W. Prospect Ave. PETITIONERS: Joyco & Aguaudo, Inc. PUBLICATION DATE: N/A REQUEST: Off -Site Parking Agreement MEMBERS PRESENT: Joseph Donnelly William Beattie Thomas Fitzgerald Ewa Weir Greg Miller MEMBERS ABSENT: Donald Olsen Walter Szymczak Norbert Mizwicki STAFF MEMBERS PRESENT: Ann Choi — Development Planner Mo Khan — Development Planner INTERESTED PARTIES: Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Fitzgerald made a motion seconded by Commissioner Miller to approve the minutes from the Planning and Zoning Commission meeting on August 24, 2023. The minutes were approved 4-0 (Chairman Donnelly abstained). After hearing one item of business, Chairman Donnelly introduced the third item of business: Case PZ - 16 -23, an Off-site Parking Agreement at 139-143 W. Prospect Ave. Mr. Khan presented plans for the project and stated the subject property is a two-story mixed use building with a restaurant and office space on the first floor and vacant office space on the second floor. The plans call for five residential rental units above the existing restaurant, Mia's Cantina. The five units would be comprised of one studio unit, three one -bedroom units, and one two-bedroom unit. The residential units would require six (6) parking spaces. The parking spaces will be provided behind the subject property that will have signage stating the parking spaces are reserved for the residential units. Mr. Khan stated that the Off -Site Parking agreement meets the requirements of the Zoning Ordinance and recommend approval of the Off -Site Parking agreement. The Commission asked the following questions with the following responses by Mr. Khan: Planning & Zoning Commission Meeting — September 28, 2023 PZ -16-23 1. Does the attached agreement clarify the parking spaces that will be reserved? The Off -Site Parking Agreement has a map exhibit showing the reserved parking spaces. 2. Is that all the parking in the rear of the subject property? There is additional parking in the alley behind the subject property. 3. Is a variance to allow residential on the second floor? Residential is allowed on the second floor and above in the B -5C zoning district. 4. How many bedrooms and parking spaces are required? There is one parking space provided per bedroom, which is six (6) parking spaces. 5. Are vehicles allowed to park overnight? Mr. Khan was unable to answer the question. Chairman Donnelly swore in the Petitioner, Joy Aguado, and asked the following question: 1. Will the residential units be rental or condos? Units will be rentals. Ms. Aguado provided a description of the project stating the previous property owner listed the property for sale and approached the Petitioner to purchase the property. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Weir made a motion seconded by Vice Chairman Beattie to approve the following motion: "An Off -Site Parking Agreement per Sec. 14.2202-E between Joyco & Aguado, Inc and the Village of Mount Prospect to permit off-site parking per the attached agreement for the property located at 139- 143 W. Prospect Ave." UPON ROLL CALL AYES: Fitzgerald, Weir, Beattie, Miller, Donnelly NAYS: None The motion was approved by a vote of 5-0. Vice Chairman Beattie mentioned that it was Village Board Final. Hearing no more items of business, Vice Chairman Beattie made a motion seconded by Commissioner Miller and the meeting was adjourned at 7:41 PM. Mo Khan Development Planner Planning & Zoning Commission Meeting — September 28, 2023 PZ -16-23