HomeMy WebLinkAbout12/08/2011 P&Z Minutes 29-11MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -29 -11
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
PIN NUMBER:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: December 8, 2011
3401 S. Busse Road
Arrow Road Construction Company
November 23, 2011
08 -23- 300 -036 -0000
Amend Planned Unit Development to allow two (2) new silos
measuring no more than eighty (80) feet in height.
Richard Rogers, Chair
William Beattie
Joseph Donnelly
Keith Youngquist
Jacqueline Hinaber, Alternate
Leo Floros
Theo Foggy
Ronald Roberts
Consuelo Andrade, Development Review Planner
Brian Simmons, Deputy Director of Community Development
Dave McArdle, John Healy
Chairman Rogers called the meeting to order at 7:32 p.m. Mr. Donnelly made a motion, seconded by Mr. Beattie
to approve the minutes of the October 27, 2011 Planning & Zoning Commission meeting; the minutes Nvere
approved 5 -0. After hearing one (1) previous case, Chairman Rogers introduced Case PZ- 29 -11, 3401 S. Busse
Road at 7:38 p.m.
Ms. Andrade said the Petitioner for PZ -29 -11 Nvas seeking to amend its original Planned Unit Development
(PUD) approval to allow two (2) new asphalt silos not to exceed eighty (80) feet in height for the property at 3401
S. Busse Road.
Ms. Andrade stated the Subject Property Nvas developed under Cook County regulations and annexed into Mount
Prospect in 1982. It is located on the east side of Busse Road and consists of an asphalt manufacturing and
refining business, including six (6) silos measuring approximately eighty (80) feet in height. The Subject
Property is zoned I1 Limited Industrial Planned Unit Development and is bordered by the I1 District to the north
and east, RX Single Family District to the Nvest, and an unincorporated area to the south.
Ms. Andrade said the Petitioner proposed to install two (2) new asphalt silos, increasing the total number of silos
to eight (8). The new silos Nvould match the height of the existing silos and Nvould serve the same purpose. The
silos allow for the storage of completed manufactured asphalt material that Nvould be dispensed into trucks and
hauled off -site.
Ms. Andrade stated when the Subject Property Nvas annexed into Mount Prospect; the Village approved a Planned
Unit Development and Variations that Nvould allow the Petitioner to maintain the existing asphalt
Richard Rogers, Chair PZ -29 -11
Planning & Zoning Commission Meeting December 8, 2011 Page 1 of 3
manufacturing /refining operation. Since the proposed silos Nvould measure up to eighty (80) feet in height and
Nvere not part of the original zoning approvals, an amendment to the original PUD Nvas required to allow two (2)
new asphalt silos.
Ms. Andrade said the elevation draNvings indicated the new silos Nvould measure seventy eight and one half feet
(78.5) from grade, Nvhich Nvould match the height of the existing silos.
Ms. Andrade stated the standards for Conditional Uses are listed in Section 14.203 of the Village Zoning
Ordinance and include seven (7) specific findings that must be made in order to approve a Conditional Use. The
findings include:
• The Conditional Use Nvill not have a detrimental impact on the public health, safety, morals, comfort or
general Nvelfare;
• The Conditional Use Nvill not be injurious to the use, enjoyment, or value of other properties in the
vicinity or impede the orderly development of those properties; and that
• Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on
Village streets.
Ms. Andrade said Staff revieNved the Petitioner's application and found that the request is consistent Nvith the
original PUD approval because the operation of the business and the physical on -site conditions Nvould be keeping
Nvith the original approval. The height of the silos Nvould not change the intent of the original PUD approval or
increase the intensity of business operations. The Petitioner currently has an existing permit from the Illinois
Environmental Protection Agency that allows the Petitioner to operate a drum -mix asphalt plant, including of up
to eight (8) silos.
Ms. Andrade stated Staff found that the request met the Conditional Use standards and recommended that the
Planning and Zoning Commission approve the motion listed in the Staff Report.
Chairman Rogers swore in Dave McArdle and John Healy. Mr. McArdle stated that he is the Attorney for Arrow
Road Construction Company and Mr. Healy is the ovmer, 3401 S. Busse Road, Mount Prospect, Illinois. Mr.
McArdle commended Staff on its presentation and Nvould be Nvilling to answer any additional questions regarding
the zoning request.
Mr. DonnelIv discussed the previous zoning case (PZ- 01 -08) for the Subject Property that alloNved the last two (2)
silos. He believed there Nvere conditions placed that only allowed the Petitioner's company logo on the silos and
not billboard advertising. Mr. Healy confirmed Mr. Donnelly statement Nvas correct and that Arrow Road Nvould
only continue placing their company logo on the proposed silos.
Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the
public portion of the case at 7:44 p.m. and brought the discussion back to the board.
Mr. DonnelIv asked if the signage issue Nvould have to be added to the motion or Nvas it just understood. Mr.
McArdle stated that the previous Ordinance did not have any language in regards to advertising; it Nvas something
the Petitioner previously agreed to do. Mr. Simmons said per the Village's Sign Code, advertising Nvould not be
alloNved on the silos; that is whN- the language Nvas left out of the Ordinance.
Mr. DonnelIv made a motion, seconded by Mr. Beattie to amend the Planned Unit Development being the subject
of Ordinance No. 3289 to allow the construction of two (2) additional asphalt silos that measure no more than
eighty (80) feet from grade, for the property located at 3401 S. Busse Road, Case Number PZ- 29 -11.
UPON ROLL CALL: AYES: Beattie, DonnelIv, Hinaber, Youngquist, Rogers
NAYS: None
Richard Rogers, Chair PZ -29 -11
Planning & Zoning Commission Meeting December 8, 2011 Page 2 of 3
The motion Nvas approved 5 -0. The Village Board's decision is final for this case.
Chairman Rogers asked if there Nvere any citizens in the audience Nvaiting to be heard. Hearing none, Mr.
Donnelly made a motion, seconded by Ms. Hinaber to adjourn at 7:47 p.m. The motion Nvas approved by a voice
vote and the meeting Nvas adjourned.
Rvan Kast, Community Development
Administrative Assistant
Richard Rogers, Chair PZ -29 -11
Planning & Zoning Commission Meeting December 8, 2011 Page 3 of 3