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HomeMy WebLinkAbout04/26/2012 P&Z Minutes 07-12MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -07 -12 PROPERTY ADDRESS: PETITIONERS: PUBLICATION DATE: PIN NUMBERS: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT INTERESTED PARTIES: Hearing Date: April 26, 2012 143 W. Prospect Ave. Esteban and Joy Aguado April 11, 2012 08 -12 -113 -001 (Restaurant) / 08- 12- 113 -013 and -018 (Village ovmed parking lots) Approval of an Off -Site Parking Agreement Richard Rogers, Chair William Beattie Joseph Donnelly Keith Youngquist Leo Floros Jacqueline Hinaber, Alternate None Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Joy Aguado, Izabella Raczynski, DaN -,n Fletcher Collins, John Gilmore Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Donnelly made a motion, seconded by Mr. Youngquist to approve the minutes of the March 22, 2012 Planning & Zoning Commission meeting; the minutes Nvere approved 6 -0. After hearing two (2) previous cases, Chairman Rogers introduced Case PZ- 07 -12, 143 W. Prospect Avenue at 8:11 p.m. Ms. Andrade stated the Petitioner for PZ -07 -12 proposed to open a Mexican restaurant at 143 W. Prospect Avenue and Nvas seeking approval for an off -site parking agreement to lease fifteen (15) parking spaces to comply Nvith the Village's parking requirements. Ms. Andrade said the proposed restaurant would be located at the southeast corner of Prospect Avenue and Pine Street that included a vacant commercial space Nvith related improvements. The space Nvas formerly occupied by the Boulevard Cafe restaurant. The Subject Property is zoned B5 Central Commercial. Ms. Andrade stated the former restaurant had signed an off - street parking agreement Nvith the Village of Mount Prospect to lease fifteen (15) parking spaces. The previous parking lot agreement limited the hours of operation to 10 p.m. Monday through Thursday and to 12 a.m. on Nveekends. In addition, valet service could have been required if parking problems surfaced. The previous agreement is no longer valid since the agreement Nvas speci beN, -een the oN -,ner of Boulevard Cafe and the Village. The new agreement would not restrict the hours of operation and Nvould not require valet service. Ms. Andrade said the proposed restaurant would include forty -three (43) seats and Nvould employ a maximum of six (6) employees during a peals shift. Based on this information, the restaurant Nvould require seventeen (17) parking spaces. The property can accommodate up to N,-o (2) parking spaces in the rear for the restaurant use. Richard Rogers, Chair PZ -07 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 1 of 5 Although there are several on- street parking spaces along Prospect Avenue, the Zoning Ordinance does not allow for the inclusion of on- street spaces toNvards the required parking calculation. Consequently, the Petitioner Nvas seeking approval of an off -site parking agreement where fifteen (15) parking spaces Nvould be leased from the Village of Mount Prospect to meet the required parking. Ms. Andrade stated the leased parking spaces Nvould be located in the Pine and Wille Street parking lots located along the rear of the commercial buildings along Prospect Avenue. Ms. Andrade referenced the folloNving table: Restaurant: Address: Hours of Operation: Mrs. P & Me 100 E Prospect Avenue Mon - Thu: 11:30 a.m. — 1 a.m. Mount Prospect, IL 60056 Fri - Sat: 12 p.m. — 2 a.m. Sunday: 12 p.m. - 1 a.m. Blues Bar 2 W Busse Avenue Sun - Thu: 11 a.m. — 1 a.m. Mt Prospect, IL 60056 Fri - Sat: 11 a.m. - 2 a.m. Canta Napoli 90 E Busse Avenue Tue - Fri: l l a.m. -10 p.m. Mt Prospect, IL 60056 Sat: 4 p.m. - 10 p.m. Sun: 11 a.m. - 9 p.m. Sam's Place 15 W Prospect Avenue Mon- Thu: 11 a.m. -1 a.m. Mt Prospect, IL 60056 Fri - Sat: 11 a.m.- 2 a.m. Ms. Andrade said the table compared the Petitioner's hours of operation to other restaurants located in the doN -,ntoN -,n area. The Petitioner intends to serve lunch and dinner Mondav to Sunday. The restaurant Nvould be open from 11 a.m. to 12 a.m. Sunday through Thursday and from 11 a.m. to 2 a.m. Fridays and Saturdays. The Village Zoning Code does not regulate the hours of operation for a business. HoNvever, the Village's Liquor License provisions restrict the hours of operation for restaurants serving alcohol. The proposed hours of operation Nvould comply Nvith those provisions. Ms. Andrade stated the hours of operation for the proposed Mexican restaurant are comparable to other restaurants located in the dovmtown area of Mount Prospect. Mrs. P & Me, Sam's Place, and Blues Bar are open until 1 a.m. during the Nveek and until 2 a.m. during Nveekends. The proposed Mexican restaurant Nvould close at 2:00 a.m. on Fridays and Saturdays, which Nvould match the closing time of Mrs. P & Me, Blues Bar, and Sam's Place. Ms. Andrade said based on Staff s review of the request, Staff recommended that the Planning & Zoning Commission approve the motion listed in the Staff Report. Chairman Rogers asked if the proposed agreement Nvas the same as the agreement for Boulevard Caf6. Ms. Andrade stated the agreement is new because it does not restrict the hours of operation and does not require valet service; othenvise it is the same agreement as Boulevard Caf6. Mr. Beattie confirmed Nvith Staff that the hours of operation Nvere previously added to the old agreement. Ms. Andrade said that the hours of operation Nvere added to the old agreement as a response to the neighbors' concerns. Ms. Hinaber asked if there Nvere anv concerns Nvith the current proposal. Ms. Andrade stated that the restaurant is not open and no concerns have been received by Staff. There Nvas discussion on when the Boulevard Caf6 closed. Mr. DonnelIv asked if there Nvere any complaints addressed while the Boulevard Caf6 Nvas open regarding the parking. Ms. Andrade responded Staff had no knowledge of complaints or concerns in relation to parking while Boulevard Caf6 Nvas in operation. Richard Rogers, Chair PZ -07 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 2 of 5 Mr. Beattie confirmed Nvith Staff that there Nvere issues Nvith the hours of operation for Boulevard Cafe. Ms. Andrade stated that the surrounding residents Nvere concerned Nvith parking, noise late at night, and trash in the area. Chairman Rogers swore in the Petitioner, Joy Aguado, 1000 Barberry Lane, Mount Prospect, Illinois. Ms. Aguado said that her family is planning on opening a restaurant that serves traditional Mexican cuisine at the Subject Property. She stated that the location fits their budget and the family really lilted the downtov'n location near the train station in Mount Prospect. Chairman Rogers asked if the Petitioner understood that the previous restaurant had a tough time at the Subject Property. Ms. Aguado understood Chairman Rogers' concerns and believed that the Subject Property Nvas feasible for their proposal. Mr. Beattie asked if the Petitioner had anv contact Nvith residents from the surrounding neighborhood about the new restaurant's concept and hours of operation. Ms. Aguado stated that there has been no personal contact Nvith anyone regarding the space. She said there has only been positive feedback from Mount Prospect Staff that they have spoken Nvith. Mr. Floros confirmed Nvith the Petitioner that there Nvould be six (6) employees at the proposed restaurant during peals hours. He believed that the proposed restaurant did not need the fifteen (15) parking spaces as required by Code. Mr. Floros said that there is parking available along Prospect Avenue and he believed that the Petitioner Nvould be paying for spaces that they did not need. Mr. Simmons explained that the Village Code required additional parking since the Subject Property Nvas previously a retail space that Nvas converted to a restaurant space Nvhere it required a higher parking requirement. Mr. Simmons stated since the Petitioner could not add additional spaces on the Subject Property, the restaurant Nvould be meeting Village Code by entering into a lease agreement Nvith the Village for the adjacent parking lot. He said the Petitioner could request a Variation to reduce the number of parking spaces for a restaurant to utilize the on- street parking. Mr. Floros believed the Petitioner only needed to lease six (6) parking spaces for their employees, not the fifteen (15). He further stated it Nvould be in the best interest of the Village to review the doN -,ntoN -,n parking requirements. Ms. Hinaber asked if the fifteen (15) off -site parking spaces Nvere ever utilized by the previous restaurant. It Nvas a consensus amongst the Commission that they Nvere not utilized. Chairman Rogers stated that many of the neighbors' concerns Nvith Boulevard Cafe Nvere that the overflow parking Nvould be on Pine Street. There Nvas additional discussion regarding the availability of parking on Prospect Avenue. Chairman Rogers asked Staff if the Planning & Zoning Commission make a recommendation to the Village Board that the number of required parking spaces be reduced. Mr. Simmons stated regarding the spaces required, that Nvould have to be done via a Code amendment or Variation request. He said that the Code could be revieNved Nvith the Village Board and come back in the future Nvith any potential parking requirement changes for the doN -,ntoN -,n area. Chairman Rogers made a recommendation that the Village Board and Staff look at the appropriate number of spaces required Nvithin the doN -,ntoN -,n area. Ms. Hinaber stated that there needed to be signage in the area publicizing the additional parking lot. There Nvas additional discussion regarding reducing the number of parking spaces and parking on Prospect Avenue in lieu of the adjacent lot. Richard Rogers, Chair PZ -07 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 3 of 5 Mr. Youngquist said N-, Boulevard Cafe came before the Commission previously, the surrounding neighbors Nyere in support of the restaurant utilizing the adjacent parking lot. He believed the Code Nyas too strict in regards to the Subject Case, but stated that cost to lease the spaces should not be a deal breaker for the Petitioner. Ms. Aguado asked if the residents Nyere concerned Nyith parking on Pine Street, NyhN- the Village could not enforce permit parking on the residential streets. Mr. Beattie discussed the neighborhood's concerns regarding traffic and noise that Nyere brought to the attention of the Commission back N-, Boulevard Cafe Nyent for their zoning approval. Mr. Simmons addressed the comment from the Petitioner regarding permit parking. He said the Village typically does not do permit parking because they are public streets and anyone N-, lives Nyithin the Village can park on the street. Mr. Simmons stated placing restrictions in one (1) area Nyould be a disservice to other residents in the community. Chairman Rogers said that the Village also has overnight parking restrictions that Nyould prevent vehicles from staying in the area too late. There Nyas discussion regarding employees of the proposed restaurant parking in the adjacent lot. Mr. Simmons stated a condition of approval Nyould require that employees of the restaurant utilize the spaces furthest from the restaurant. Chairman Rogers sNyore in Izabella Raczvnski, 108 S. Pine Street, Mount Prospect, Illinois. Ms. Raczvnski stated that her bedroom NyindoNys look directIv out at the Subject Property. She requested that Commission recommend the same restricted hours of operation for the Petitioner as Nyere for Boulevard Cafe. Ms. Raczvnski believed by limiting the hours Nyould alleviate some of the concerns of the surrounding residents. She said there Nyere very feNy issues Nyith Boulevard Cafe since there Nyere not busy. Ms. Raczvnski stated there Nyere some occasions N-, Boulevard Cafe Nyould be full to capacity N-, private parties Nyere booked. She said the Police Nyere contacted a feNy times in regards to noise complaints and operating beyond their approved hours of operation. Ms. Raczynski said that she Nyelcomed the neNy restaurant, but Nyanted the feel of the neighborhood to remain residential. Chairman Rogers asked Ms. Raczynski if there Nyere issues of people parking in front of her home. Ms. Raczvnski said only N-, the previous restaurant held private parties. Chairman Rogers confirmed Nyith Ms. Raczvnski that her biggest issue Nyas the hours of operation. Chairman Rogers sNyore in DaN -,n Fletcher Collins, 500 N. Wille Street, Mount Prospect, Illinois. Ms. Fletcher Collins stated that she Nyas excited regarding the proposed restaurant. She understood the concerns of the neighbors and believed any of the previous problems Nyere associated Nyith the previous oN -,ner N-, Nyould be held responsible. Ms. Fletcher Collins discussed that the proposed restaurant Nyould be a neNy oN -,ner. She said that focus groups involving the Village, Chamber, and DoN -,ntoN -,n Merchants Group found that residents Nyanted a Mexican restaurant in the downtown area. Ms. Fletcher Collins said that the Petitioners have been very active Nyith entrepreneurial Nyorkshops and discussions offered by the Village, Chamber, and DoN -,ntoN -,n Merchants Association. She believed that the Petitioner should be granted the hours of operation as other restaurants in the doN -,ntoN -,n area to shoNy consistency. Ms. Fletcher Collins stated that if problems did develop Nyith parking, late hours, or noise that they be addressed Nyith the Petitioners immediately. Chairman Rogers said that he believed the neighbors' concerns Nyere Nyith the bar patrons and not the oN -,ner. He stated the patrons could potentially be creating additional noise in the late hours. Chairman Rogers sNyore in John Gilmore, 810 N. Princeton, Arlington Heights, Illinois. Mr. Gilmore said he is an investor in some Arlington Heights' establishments N-, Mr. Aguado served as Bar Manager. He discussed the Richard Rogers, Chair PZ -07 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 4 of 5 responsibilities that Mr. Aguado previously had. Mr. Gilmore understood the residents' concerns, but discussed the positives of the restaurant and how it Nvould contribute to the local tai base. 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 8:41 p.m. and brought the discussion back to the board. There Nvas additional discussion on the hours of operation for the Subject Property and if the Commission Nvould be placing restrictions on those hours. It Nvas determined by the Commission that they Nvould vote on the motion listed in the Staff Report in regards to parking and leave it up to the Village Board if the hours of operation needed to be restricted. Mr. DonnelIv made a motion, seconded by Mr. Youngquist to approve an off -site parking agreement that provides up to fifteen (15) off -site parking spaces as allowed per Section 14.2206 of the Village Code for the restaurant at 143 W. Prospect Ave., Case No. PZ -07 -12 subject to the Petitioner requiring restaurant employees to park in the Wille Street lot. UPON ROLL CALL: AYES: Donnelly, Floros, Hinaber, Youngquist, Rogers NAYS: Beattie The motion Nvas approved 5 -1. The Village Board's decision is final for this case. After hearing two (2) additional cases, 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 9:36 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 -07 -12 Planning & Zoning Commission Meeting April 26, 2012 Page 5 of 5