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HomeMy WebLinkAbout01/25/2024 P&Z MinutesMINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -20-23 Hearing Date: January 25, 2024 PROPERTY ADDRESS: 718 East Northwest Highway PETITIONER: Enlightenment Massage LLC PUBLICATION DATE: January 10, 2024 REQUEST: Conditional Use for Massage Therapy Establishment MEMBERS PRESENT: William Beattie Norbert Mizwicki Walter Szymczak Greg Miller Donald Olsen Ewa Weir MEMBERS ABSENT: Joseph Donnelly Thomas Fitzgerald STAFF MEMBERS PRESENT: Wiliam J. Cooney — Director of Community Development Ann Choi — Development Planner INTERESTED PARTIES: Anna Alexander, Enlightenment Massage LLC Chairman Donnelly was absent from the January 25, 2024 meeting and Vice Chairman Beattie assumed the role as the acting Chairman. Chairman Beattie called the meeting to order at 7:01 PM. Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on December 14, 2023. The minutes were approved 6-0. Chairman Donnelly introduced case PZ -20-23, 718 East Northwest Highway, a request for a conditional use permit to operate a massage therapy establishment at the subject property. The Village Board's decision is final for this case. Ms. Choi introduced the case and explained that the subject property is a single -story multi -tenant commercial building with a mixture of restaurant, retail, and office establishments. Ms. Choi noted that the tenant space was most recently occupied by an office use. Ms. Choi stated that adequate parking is available and that the subject property parking lot is striped with 26 parking stalls. Ms. Choi noted that since the proposal does not involve new construction or major rehabilitation (50 percent or more), or a change in use which warrants additional parking, no additional off-street parking is required. Ms. Choi further stated that the business is available by appointments and walk-ins and the petitioner will be the only employee on the premises and only one client will be seen per 90 -minute session. Ms. Choi explained that the petitioner proposes to operate a 420 -square -foot shiatsu massage establishment consisting of compression and stretching methods on a client while they are clothed. Ms. Planning & Zoning Commission Meeting—January 25, 2024 PZ -20-23 Choi stated that the proposed hours of operation will be Thursday through Tuesday, 9 AM to 9 PM, and will be closed on Wednesdays. Ms. Choi noted that no interior or exterior renovations requiring a building permit are proposed, however the petitioner will need to obtain a sign permit for the awning. Ms. Choi also stated that the petitioner submitted a business license application and a massage therapy addendum according to the requirements of Village Code. Ms. Choi indicated that the Police Department confirmed that the petitioner has met all ordinance standards. Ms. Choi reported that staff found that the proposal meets the conditional use standards and that staff is supportive of the request. Ms. Choi recommended approval of the following motion: "A conditional use permit to operate a massage therapy establishment at 718 East Northwest Highway, subject to the following conditions: 1. The business shall hold a valid Mount Prospect business license; 2. Any massage therapist employed at the business establishment shall hold a valid massage therapist license with the State of Illinois; 3. During business hours, the entrance door shall remain unlocked, and the storefront windows and entrance doors shall be transparent and unobstructed; and 4. Compliance with all applicable Village Code requirements, including but not limited to, fire code and building regulations." Ms. Choi stated that the Village Board's decision is final for this case. Chairman Beattie swore in the Petitioner, Anna Alexander, 2925 N. 77th Avenue, Elmwood Park IL. Ms. Alexander stated that she will be opening up a shiatsu massage business and explained the difference between shiatsu massage and western massage. Ms. Alexander indicated that western massage heals by opening up the muscles in a vigorous way that can cause injury whereas shiatsu massage uses a gentler approach and instead of using force, the shiatsu method uses mindfulness using compression and stretching that are held for longer periods of time. Chairman Beattie asked the Petitioner if she would be the sole practitioner and how long she has been practicing. Ms. Alexander stated she has been practicing tai chi and meditation for over five years and has been in massage therapy school in downtown and Zen Shiatsu in Evanston to study shiatsu and has only been licensed for a couple of weeks. Chairman Beattie asked the Petitioner if she had reviewed the conditions of approval and asked if she was agreeable to the conditions. Ms. Alexander responded in the affirmative. Hearing no further comments or questions, Chairman Beattie closed the hearing and asked for a motion. Commissioner Mizwicki made a motion seconded by Commissioner Miller to approve the following motion: "A conditional use permit to operate a massage therapy establishment at 718 East Northwest Highway, subject to the following conditions: 1. The business shall hold a valid Mount Prospect business license; 2. Any massage therapist employed at the business establishment shall hold a valid massage therapist license with the State of Illinois; Planning & Zoning Commission Meeting—January 25, 2024 PZ -20-23 3. During business hours, the entrance door shall remain unlocked, and the storefront windows and entrance doors shall be transparent and unobstructed; and 4. Compliance with all applicable Village Code requirements, including but not limited to, fire code and building regulations." UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Olsen, Miller, Beattie NAYS: None The motion was approved by a vote of 6-0 with a positive recommendation to the Village Board for the scheduled meeting on February 6, 2024. After hearing one additional case and seeing no citizens to be heard for non -agenda items, Commissioner Mizwicki made a motion seconded by Commissioner Miller, and the meeting was adjourned at 7:55 PM. Ann Choi Development Planner Planning & Zoning Commission Meeting—January 25, 2024 PZ -20-23 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -22-23 Hearing Date: January 25, 2024 PROPERTY ADDRESS: 2400 E. Oakton Street PETITIONERS: Mark DiMeo, DiMeo Brothers, Inc. PROPERTY OWNER: Aleksandar Mimic PUBLICATION DATE: January 10, 2024 REQUEST: CU: Contractor's Storage Yard MEMBERS PRESENT: William Beattie Walter Szymczak Norbert Mizwicki Ewa Weir Donald Olsen Greg Miller MEMBERS ABSENT: Joseph Donnelly Thomas Fitzgerald STAFF MEMBERS PRESENT: William J. Cooney—Community Development Director Ann Choi — Development Planner INTERESTED PARTIES: John DiMeo, Mark DiMeo, Rob DiMeo Chairman Donnelly was absent from the January 25, 2024 meeting; therefore, Vice Chairman Beattie assumed the role as the acting Chairman. Chairman Beattie called the meeting to order at 7:01 PM. Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on December 14, 2023. The minutes were approved 6-0. After hearing one previous case, at 7:12 PM Chairman Beattie introduced case PZ -22-23: 2400 E. Oakton Street for conditional use approval for a contractor's storage yard. Ms. Choi introduced an aerial and stated that the subject property was annexed into the Village in 2017 as part of an annexation including approximately 40 acres of industrial and commercial property in unincorporated Cook County and noted that the property is zoned 1-1 Limited Industrial. Ms. Choi gave a description of the subject property and indicated that most of the subject property is within the floodplain of Higgins Creek, an unmapped waterway that runs through South Mount Prospect, and along the north and eastern sides of the Subject Property. Ms. Choi stated that the subject property has considerable drainage and flood control issues, and is bound by Oakton Street to the south, Terminal Drive to the north, Badger Road to the west, and 1-1 zoned properties to the east. Ms. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Choi noted that the site consists of three lots and is currently vacant. Ms. Choi further noted that the subject property currently provides two driveways along Oakton Street, and both Terminal Drive and Badger Road are privately maintained. Ms. Choi gave a brief description of the Petitioner and stated that the Petitioner is a sewer and water contractor company that has been in operation since 1973 and is currently located in Elk Grove Village. Ms. Choi stated that the Petitioner is seeking to relocate to Mount Prospect and proposes to construct a two-story 34,500 SF building consisting of office and warehouse space with related improvements. Ms. Choi further stated that the proposed project will provide 31 passenger vehicle parking spaces, 29 truck parking spaces, and storage for materials and heavy machinery including material bins, trench and safety equipment, truck and trailers, and manholes and pipes. Ms. Choi explained that the western driveway will be located approximately 60 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Ms. Choi further explained that the eastern driveway will be located approximately 190 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Ms. Choi explained the different circulation paths for different types of vehicles and stated that passenger vehicles would proceed directly to the south parking lot and exit through the opposite driveway; truck vehicles would enter only from the east driveway, proceed past the south parking lot via the drive aisle located east of the proposed building, and travel directly to the truck vehicle parking and storage yard located at the rear of the building. Ms. Choi indicated that trucks and construction vehicles would travel in a clockwise or a counterclockwise rotation around the material storage area and would have the option to park in the heavy machinery parking area or within the truck parking area located south of the material storage area. Ms. Choi further explained that truck traffic would also exit to the east Oakton Street driveway along the east side of the proposed building and that the parking lot setbacks along Oakton Street and along the north, east and west property lines will comply with the Village Code's minimum 10 -foot parking lot setback. Ms. Choi then discussed the accessory structures proposed including a 20 -foot tall, dome -like accessory structure for outdoor material storage bins at the northwest corner of the site and a 8 -foot tall, solid - style, white vinyl perimeter fence. Ms. Choi noted that as part of the conditional use request, storage materials (such as dirt, asphalt, concrete, stone, topsoil, hard steel, hard plastic, and concrete) measuring up to a height of 12 feet would be visible above the 8 -foot -tall solid perimeter fence. Ms. Choi stated that some construction equipment such as excavator arms would go up to 16 feet and that one of the conditions of approval would be modified to reflect the new height. Ms. Choi also pointed out that a trash enclosure will be located northwest of the building. Chairman Beattie asked where the construction material would be kept and if they would be stored inside and outside. Ms. Choi presented a slide that showed that the materials would be stored at the center of the site and within the accessory structure and would be open to the sky except for the materials stored in the dome accessory structure. Ms. Choi stated that a large underground storm system is also planned to help alleviate the existing drainage and flood control issues. Per the Petitioner, a hydraulic study of Higgins Creek was previously prepared and approved by the Illinois Department of Natural Resources — Office of Water Resources (IDNR-OWR) and is attached to the staff report. Per the Petitioner, the prior report will be updated to Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 reflect the current site plan and will define the base flood elevation and floodway limits along Higgins Creek. Ms. Choi stated that a public water main runs along the north side of Terminal Drive, just north of the subject property, and that the Village is considering the annexation of approximately 47 acres of unincorporated land near the southern border of the Village to provide municipal services to this area, including the provision of Village water. Ms. Choi explained that the Village is requesting a 10 -foot -wide easement along the west property line for a public water main that would connect the water distribution system along Terminal Drive to a future Oakton Street water main extension, and eventually to the potential future annexation properties. Ms. Choi noted that the Petitioner is agreeable and a condition of approval requiring the easement has been added to the conditional use request. Ms. Choi stated that a significant amount of new landscaping is being provided site wide and the modifications to the site are an improvement to the existing conditions. There are some minor revisions that need to be included in the current landscape plan; however, staff is confident that appropriate landscaping can be achieved on the site. Ms. Choi then advanced to the slides of the floor plans and noted the single floor of warehouse and two floors of offices. Ms. Choi presented the next slides including the building elevations and the renderings. Ms. Choi stated that the elevations indicate the proposed building will be composed of precast wall paneling and clerestory windows and as shown, the proposed building will not exceed the maximum height of 40' permitted in the 1-1 zoning district. The building height would measure 27'-6" at its highest point. Ms. Choi moved onto the Village's long-range planning documents and stated that the Comprehensive Plan's Future Land Use map designates the Subject Property as "mixed-use district" which includes as primary uses: commercial, heavy industrial, manufacturing, office, research, solid waste handling, warehousing uses, and uses that benefit from the proximity to the 1-90 tollway and secondary uses that include screened outdoor storage. Ms. Choi pointed out that key characteristics of the district include encouraging larger sites to allow for large-scale employment facilities, with lot consolidation in areas that would benefit from redevelopment. Ms. Choi further stated that the Connect South Mount Prospect 2020: Subarea Plan designates the property as an opportunity site and recommends manufacturing, office, warehousing/distribution, or storage related uses within the site. Ms. Choi wrapped up the presentation by stating that the proposed development is a redevelopment site and will provide storage -related uses within a modern industrial facility; therefore, the Petitioner's proposal does not conflict with the long-range goals of the Comprehensive Plan. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's long-range planning documents, Ms. Choi stated that staff recommends approval of the conditional use request. Ms. Choi maintained that the proposed project would replace an underutilized industrial site with a suitable, alternative use on parcels that have remained vacant for a long time. Ms. Choi stated that staff finds that the standards for a conditional use have been met. 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: Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 4 "A conditional use to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following conditions: a) The Petitioner shall address all comments included in the Village review letters dated December 7, 2023, January 8, 2024 and January 12, 2024; b) The construction materials and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet (16'-0"); c) The applicant shall submit a plat of consolidation application prior to building permit submittal; the plat shall be recorded with Cook County prior to the issuance of any Certificates of Occupancy; d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and g) Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental health, and building regulations." Ms. Choi stated that the Village Board's decision is final for this case. Chairman Beattie asked Ms. Choi why a conditional use is required if the zoning was already 1-1. Ms. Choi stated that the 1-1 district requires that all business be conducted indoors and that the contractor's storage yard is primarily outdoors and requires a conditional use. Chairman Beattie asked if there are any environmental concerns that come with storing materials outside. Ms. Choi noted that there are concerns related with the Higgins Creek but that the Metropolitan Water Reclamation District (MWRD) would have their own conditions that would address those environmental concerns. Chairman Beattie asked if there were any questions for staff. Commissioner Miller stated that since the site is within a flood zone, and water would not be able to get into the site, would the Village experience flooding elsewhere in other parts of the Village. Ms. Choi stated that the Petitioner is working on defining the limits of the flood plain and that the MWRD will also restrict the building of structures within the flood plain if this is not defined, and deferred questions on the flood plain issue to the Petitioner's civil engineer. Commissioner Weir asked if all water would be flowing into the storm trap or and if water would be flowing off the site and directly into Higgins Creek. Director Cooney responded that all the water would be going into the creek, whether the water is stored and slowly released at a rate that meets code, and some of the water on the fringes may go into the stream, but the majority of the water will be in the Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 basin. Commissioner Weir asked if filtration of the water to remove sediments will occur before it goes into the creek. Director Cooney stated he does not know if there is an filtration of sediments but deferred to the Petitioner's civil engineer. Chairman Beattie swore in the following individuals: • Petitioner, John DiMeo of DiMeo Brothers at 321 Grand Boulevard, Park Ridge, IL • Petitioner, Mark DiMeo of DiMeo Brothers at 737 Washington Avenue, Park Ridge IL • Anastos Sukurti, attorney for the Petitioner • Brendan May, traffic consultant with KLOA • Louis Wehrspann, civil engineer with Cicil & Environmental Consultants Chairman Beattie asked the Petitioners why they are looking to move to Mount Prospect. John DiMeo explained that they are looking to relocate to Mount Prospect because their business is rapidly expanding and they outgrew the location they are currently in and believe the location at 2400 E. Oakton Street is perfect for their company. Mr. John DiMeo explained that 70% of their clients are municipalities, including Mount Prospect, and they also do mass excavation in the private sector. The current site in Elk Grove is 2 acres and they are hoping to find a permanent home at the subject property in Mount Prospect. Mr. John DiMeo explained that their company specializes in sewer, water and excavation and that their employees approximately 50-70 people at its peak; approximately 15 of those employees are in the shop and offices and the others would go to the job sites including truck drivers at the site that would leave between 7-8 AM and come back in the evenings. Mr. John DiMeo stated that the use is not a high traffic use. Chairman Beattie asked how many trucks would be coming and leaving in the mornings and evenings at the facility. Mr. John DiMeo responded that there would be anywhere from 5 to 8 trucks. Chairman Beattie asked if everyone was coming and going off Oakton Street. Mr. John DiMeo stated that Badger Road is a private road and there would be no access to Badger Road or Terminal Drive so Oakton Street will be the primary entrance. Mr. John DiMeo stated that the west entrance would be for the shop employees and office users, and the east entrance located closer to the Higgin Creek would be for larger trucks and equipment. Chairman Beattie asked if the Petitioner or the Petitioner's civil engineer could address the earlier concern about sediment from the construction materials going into the creek. Mr. John DiMeo deferred to the engineer but stated that there would be coordination with the MWRD to eliminate contamination going into the creek. Commissioner Weir asked if it was a possibility to eliminate contamination or if the Petitioner was going to design this into the storm trap. Mr. John DiMeo stated that the engineers would design something to prevent any contaminants from going into the creek. Chairman Beattie noted that this was not included as part of the conditions of approval from the Village. Director Cooney responded that the Village would require approval from the MWRD and the IDNR. Chairman Beattie reiterated that the two agencies would make the decision as to whether or not filtration of contaminants would be necessary. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Chairman Beattie asked the civil engineer to reintroduce himself. Louis Wehrspann of 1230 E. Diehl Road, Naperville IL, introduced himself as the civil engineer for the project. Mr. Wehrspann addressed the question regarding the sediment basin and stated that this is a requirement of the MWRD who require sediment basins prior to the water entering the storm trap and then all that water will be released into the creek. Commissioner Weir asked if there was flood plain on the property and if this would be consolidated into the creek. Mr. Wehrspann responded in the affirmative and stated that portions of the property will be filled in and other portions of the property would be excavated. Commissioner Weir asked if the storm trap would serve as both regular detention and compensatory storage. Mr. Wehrspann stated that there will be one storm trap for detention and a second storm trap for compensatory storage. Commissioner Weir asked if the red rectangle would have a division in it. Mr. Wehrspann stated that there is a second rectangle that was not highlighted on staff's slide that would serve as compensatory storage. Chairman Beattie asked to see the slide that shows the rectangles. Mr. Wehrspann stated that the rectangle highlighted in blue would serve as detention and the area located towards the back of the site would serve as compensatory storage. Mr. Wehrspann noted that this area would be located under the parking area. Commissioner Weir asked if there would be any surface runoff into the creek. Mr. Wehrspann responded that any runoff would be from the areas outside of the curb lines within the grassy areas along the perimeter, and any water that falls on pavement within the curb lines would be treated and released to the detention system. Chairman Beattie asked where Higgins Creek is in relation to the site. Mr. Wehrspann stated that Higgins Creek is along the north and east sides of the site. Commissioner Weir asked if there are any wetlands on the property. Mr. Wehrspann stated there are wetlands on the property and they have already been delineated and noted the wetlands are of poor quality. Mr. Wehrspann stated that when the grading is restored around Higgins Creek, that they will be improving the wetlands by providing plantings in those areas. Commissioner Weir asked if the plantings would be native. Mr. Wehrspann stated that they would not be native but they would be plantings that would control erosion, stabilize the banks, and hopefully allow the creek to improve on its own. Commissioner Weir asked the traffic consultant if the truck traffic would only use the east driveway and if high level impacts were evaluated for Oakton Street. Mr. May with KLOA responded that the traffic impact statement that was prepared shows that Oakton Street carries approximately 20,000 to 21,000 vehicles per day and as was indicated earlier most of the employees would be traveling directly to the field. Chairman Beattie asked what kind of trucks and construction equipment would be coming in and out of the property. Mr. John DiMeo stated that there would be about 4-5 semis going in and out of that east entrance per day, and 2 low -boys that transport the construction equipment and are not used daily (project -based). Mr. May stated that this would translate to the addition of less than one percent of traffic that currently exists on Oakton Street, so there would be very minimal impact. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Commissioner Weir asked if there would be on-going operational procedures needed for maintaining erosion and dust control within the neighborhood, aside from the erosion control plan during construction. Mr. John DiMeo responded that they maintain their own dust control, and use tanks on trailers with sprayers to minimize dust, and noted that the materials stored in the accessory structure would be contained by concrete blocks with tarps on top of the materials so no materials would be blowing onto the neighbors' properties. Commissioner Weir asked if the materials would always be covered with tarp and if the materials would be open to the south. Mr. John DiMeo responded in the affirmative to both questions. There was an inaudible question from one of the commissioners. Mr. John DiMeo responded that the subject property would be their headquarters. Commissioner Mizwicki asked if the Petitioner had any other locations. Mr. John DiMeo stated they have one other location in Wilmette which is used more as a satellite yard to store additional materials and equipment for projects in the Northshore but there would be no office or staff there. Chairman Beattie asked about the totality of construction vehicles. Mr. John DiMeo stated they operate 5 semi -trucks and 2 low -boys. Chairman Beattie asked if it was standard operating procedure to have materials covered. Mr. John DiMeo stated that this is a general procedure they follow for construction materials loaded onto trucks, and that in Elk Grove they were not required to cover the materials on-site but are willing to do so to comply with Mount Prospect's codes. Chairman Beattie asked if there was anyone in the audience who had questions for staff or the Petitioner. Chairman Beattie swore in Randy Spitzer, 141\1569 Timber Ridge Drive, Elgin IL. Mr. Spitzer stated that he is a neighbor of the subject property and represents Citgo, Exxon, and West Shore, and noted the flooding problem in the area. Mr. Spitzer stated that MWRD has been tremendously helpful and welcomed the Petitioner into the community. Mr. Spitzer noted that there is an existing MWRD program that would help the flooding in this area if a partnership is formed between the Village and the Petitioner. Mr. Spitzer stated that Terminal Drive and Badger Road become flooded and semis need to drive through a couple of feet of water. About eight years ago, $1.5 million was invested in Higgins Creek on the south side of Oakton Street and shortened the flooding and drainage issues from one day to half a day. Mr. Spitzer asked if the Village could partner with MWRD to improve the creek conditions. Chairman Beattie stated he did not know if the Planning and Zoning Commission or Village Board have a recommendation on a partnership and that what they are doing is addressing the question of whether the conditional use for a contractor's storage yard should be approved. Director Cooney stated that he has spoken with Mr. Spitzer about this issue in the past and that the Petitioner is committed and required by MWRD for fixing up the creek and make it function for them and that this would be the opportunity to review any specific plan that MWRD has and would be part of the MWRD permit process. Director Cooney added that this area is also within a TIF district and if there is Village contribution that would benefit the whole area, that is something the Village would consider. Chairman Beattie stated that it sounds like the Village may already be considering what Mr. Spitzer is proposing. Mr. Spitzer commended the Petitioner on their excellent plans and the separation of truck traffic on the subject property and the truck traffic coming from Terminal Drive. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Commissioner Mizwicki stated that it would be a good idea for Mr. Spitzer to attend the next Village Board meeting to provide his support and ask questions for the Village Board. Director Cooney stated the next Village Board meeting will be held on February 6. Chairman asked if there were any further questions. Commissioner Weir asked staff if there was a possibility of incorporating an operational dust control condition into the approval or if this is something that cannot be monitored. Director Cooney responded that the Village has property maintenance regulations in place already so if there were any complaints made because of dust, the Village has the ability to address that. Commissioner asked if the approval can be conditioned based on a regional MWRD cooperation based on storm water detention. Director Cooney replied that MWRD has authority over the site and would need to sign off on the project. Chairman Beattie noted that as a condition of approval, the project would need to follow the other agencies' regulations. Hearing no further comments or questions, Chairman Beattie closed the hearing and asked for a motion. Commissioner Mizwicki made a motion seconded by Commissioner Miller to approve the following motion: "A conditional use to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following conditions: a) The Petitioner shall address all comments included in the Village review letters dated December 7, 2023, January 8, 2024 and January 12, 2024; b) The construction materials and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet (16'-0"); c) The applicant shall submit a plat of consolidation application prior to building permit submittal; the plat shall be recorded with Cook County prior to the issuance of any Certificates of Occupancy; d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and g) Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental health, and building regulations." Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Olsen, Miller, Beattie NAYS: None The motion was approved by a vote of 6-0. Chairman Beattie stated that it was Village Board Final and asked when the next Village Board meeting will be. Director Cooney answered that the next Village Board meeting will be February 6tn After hearing no more items of new business and no citizens to be heard, Commissioner Mizwicki made a motion seconded by Commissioner Miller, and the meeting was adjourned at 7:55 PM. Ann Choi Development Planner Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23