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HomeMy WebLinkAbout03/28/2002 P&Z minutes 08-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-08-02 PETITIONER: Hearing Date: March 28, 2002 Charles Randolph, Tenant REQUEST: Conditional Use to amend Ordinance #5153 to include auto sales as an accessory use MEMBERS PRESENT: Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Suzanne Mas6, Long Range Planner INTERESTED PARTIES: Richard Lanze Charles Randolph Chairperson Arlene Juracek called the meeting to order at 7:33 p.m. Minutes of the February 28 meeting were approved, with one minor correction. At 8:43, after the Commission heard four other cases, Ms. Juracek introduced Case No. PZ-08-02, a request for a Conditional Use to allow auto sales at an auto repair shop. She explained that this case would be Village Board final. Judy Connolly, Senior Planner, began by explaining that the Village granted a Conditional Use permit for an auto repair shop at 620 E. Northwest Highway in November 2000 and that the petitioner would like to modify the Conditional Use to include auto sales as an accessory use. She said that the subject site is in the B5 Central Commercial District. "Accessory uses and buildings, incidental to and on the same zoning lot as the conditional use" is listed as a Conditional Use in the Zoning Ordinance. The proposed auto sales will require modifying the existing Conditional Use approval granted in November 2000. Ms. Connolly said that this requires a public hearing, a recommendation by the Planning & Zoning Commission, and Village Board approval of the request. Ms. Connolly said staff reviewed the petitioner's plat of survey, the site plan, parking requirements, and visited the site. The site was a used car dealership previous to its current use. The petitioner would continue to operate the auto repair shop as the primary use and the vehicle sales, which would be limited to four vehicles, would be an accessory use. She said that this use would be consistent with the Village's Comprehensive Plan designation. The petitioner does not plan to modify the existing structure and the vehicle sales would be displayed in the parking lot. According to the Zoning Ordinance, the auto repair use is required to have seven parking spaces and the auto sales would be limited to four vehicles. Therefore, the site requires 11 parking spaces. Currently, there are 13 standard parking spaces and one handicap parking space on-site. The amount of parking provided exceeds code requirements. Ms. Connolly reported that, as part of the previous Conditional Use approval, the applicant was required to install foundation landscaping and additional perimeter landscaping. The petitioner is in the process of implementing this requirement and anticipates completing all work this spring. Ms. Connolly described the subject parcel for the proposed Conditional Use as an auto repair shop along a commercial corridor. Prior to becoming an auto repair shop, the site was a used car lot. The proposal is of a similar intensity to the surrounding commercial area. Installing the landscaping to provide an enhanced buffer for the residences should allow little or no negative impact. The proposed modification to the Conditional Use will comply with the Comprehensive lanning & Zoning Commission Arlene Juracek, Chairperson PZ-08-02 Page 2 Plan and the Zoning Ordinance requirements. Therefore, the request would not have any significant effect on the public welfare. Ms. Connolly said that, based on these findings and when the conditions of approval are met, Staff recommends that the Planning and Zoning Commission recommend approval of the proposed Conditional Use to include auto sales at 620 E. Northwest Highway, Case No. PZ-08-02. The conditions of approval are: 1. Implementation of the landscape plan as required by Ordinance 5153 no later than May 1, 2002 or the petitioner shall establish an escrow account equal to the amount of the required work to ensure the work is done; 2. No more than four vehicles shall be sold at one time; 3. No signage related to auto sales will be permitted other than an indication on/in the windshield of the vehicle being sold; 4. All conditions of approval listed in Ordinance 5153 continue to be applicable. Richard Rogers commented that he had been observing the business since their last case and said it was well maintained and did not use flags or excess signs, and had a neat appearance. Joseph Donnelly asked about the storage of the cars at night. Ms. Connolly said they would be in a parking stall outside overnight. Merrill Cotten asked about the stacking of the vehicles and if the inventory would go beyond four vehicles. Charles Randolph, the petitioner, was sworn in. He said that he lives in Des Plaines, rents the auto repair property, and owns the business. He said that there would not be more than four cars for sale at one time and there would be no signs, flags, or ramps. Keith Youngquist also commented on the improvement of the appearance of the business in comparison to the former business at that location. Mr. Randolph said he appreciated that comment and said that he also had heard the previous business, which had been only auto sales, had not been well maintained. He said that he only sells cars that he purchases and repairs from customers who do not want to invest in repairs to the auto. He said that he requested the amendment to the Conditional Use because he was approached by the Secretary of State Police regarding the occasional sales and he wanted to be sure the sale of automobiles was legal. Ms. Juracek closed the public hearing at 8:54. Richard Rogers moved to recommend that Ordinance 5153 be amended to allow auto sales as an accessory use for Case No. PZ-08-02 with the conditions listed in the staff report. Joseph Donnelly seconded the motion. UPON ROLL CALL: Motion was approved 7-0. AYES: Cotten, Donnelly, Floros, Rogers, Sledz, Youngquist and Juracek NAYS: None At 8:55 p.m., Richard Rogers made a motion to adjourn, seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Connolly, Senior Planner H:\GEN\PLANNING\Planning & Zo~fing COMM\P&Z 2002\Mh~utes\PZ-08-02 620 E. NW Hwy NW Auto Repak.doc