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HomeMy WebLinkAbout05/24/2012 P&Z Minutes 09-12MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -09 -12 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST: MEMBERS PRESENT: MEMBER ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: May 24, 2012 878 E. Northwest HIAN-m T Kimberly S. Ruffolo Mav 9, 2012 08 -12 -403- 010 -0000 Conditional Use approval for an Animal Daycare Richard Rogers, Chair William Beattie Keith Youngquist Leo Floros Jacqueline Hinaber Joseph Donnelly Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Kim Ruffolo, Marie Dreessen, Nick Pappas, Doreen Cunningham Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Beattie made a motion, seconded by Mr. Youngquist to approve the minutes of the April 26, 2012 Planning & Zoning Commission meeting; the minutes Nvere approved 5 -0. After hearing one (1) previous case, Chairman Rogers introduced Case PZ- 09 -12, 878 E. Northwest Highwa -,T at 7:58 p.m. Ms. Andrade stated the Petitioner for PZ -09 -12 Nyas seeking Conditional Use approval to operate an animal daveare at 878 E. Northwest Highwa -,T. Ms. Andrade said the Subject Property is located on the north side of Northwest Highwa -,T and includes a vacant building Nvith related improvements. The Subject Property is zoned B5 Central Commercial and is bordered by the B5 District to the east and Nvest, and by the RA Single Family District to the north. The Union Pacific Northwest railroad tracks, zoned I2, are located south of the site. Ms. Andrade stated the Petitioner recent1v purchased the Subject Property and Nvas seeking to remodel the interior of the building for an animal daycare. The animal daycare Nvould operate Monday through Saturday, opening at 8 a.m. and closing times Nvould vary during the Nveek. The animal daycare Nvould not be open on Sundays. Ms. Andrade said per the floor plan, the animal daycare Nvould consist of a storage room, office, employee lounge, and separate rooms for dogs and cats. The cat room Nvould include N, -enty (20) kennels and a play area Nvith cat trees. The dog room Nvould only consist of a play area for dogs and Nvould not include kennels. The dogs Nvould continue to be boarded in the existing kennels located in the Mt. Plaines Animal Hospital adjacent to the east of the Subject Property, which is operated by the Petitioner. As proposed, the animal daycare Nvould not include an opening connecting to the animal hospital. Ms. Andrade stated the standards for Conditional Uses are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. The summary of the findings include: Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 1 of 4 • The Conditional Use Nyill not have a detrimental impact on the public health, safety, morals, comfort or general Nyelfare; The Conditional Use Nyill not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • And adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets are provided. Ms. Andrade said per the Petitioner's application, the animal daycare Nyould improve the services and comfort of the animals they currently serve at the animal hospital. The number of animals they currently serve Nyould not increase as a result of the animal daveare. Staff revievyed the Petitioner's application and determined that the animal daveare Nyould have minimal impact on the neighborhood. The Subject Property is located Nyithin a commercial area and is next to an existing animal hospital. The Petitioner's proposed use as an animal daycare Nyould be compatible Nyith the commercial uses on NorthNyest HighNya -,T. Ms. Andrade stated that Staff found the proposed animal daycare met the Conditional Use standards contained in Section 14.203.17.8 of the Zoning Ordinance. Staff recommended that the Planning & Zoning Commission approve the motion as listed in the Staff Report. Chairman Rogers asked if the hours of operation Nyere contingent on the approval of the subject zoning case. Ms. Andrade said there are no restrictions on the hours of operation per the zoning code; these hours Nyere created by the Petitioner. Ms. Andrade stated a condition could be made on the hours of operation. Chairman Rogers sNyore in Kim Ruffolo, N-, operates Mt. Plaines Animal Hospital, 888 E. NorthNyest Highvyav, Mount Prospect, Illinois. Ms. Ruffolo stated there Nyas an opportunity to purchase the 878 E. NorthNyest HighNya -,T property Nyhich is adjacent to the animal hospital. She said the Subject Property formerly housed a Plumbing business. Ms. Ruffolo is looking to expand her services to those animals currently boarded at the existing animal hospital. The cats Nyould have their oN -,n boarding area separated from the dogs in the proposed facility. Ms. Ruffolo stated the neNy space Nyould alloNy the hospital staff to offer one -on -one time Nyith the dogs. The dogs Nyould not be in the daycare area in packs. Ms. Ruffolo knoNys that there Nyere concerns regarding noise, but has never had any complaints at the animal hospital since taking over in 1999. She said the cats Nyould be the only ones staying in the proposed building and they don't create noise. The dogs Nyould only be in the daycare N-, it is time for their private one -on -one time. Ms. Ruffolo said the other area of the proposed facility Nyould be a lounge area for the employees, additional storage, and a separate office for her. Chairman Rogers confirmed Nyith the Petitioner that the proposed facility Nyould not have overnight boarding. Any dogs that Nyould have to stay overnight Nyould be in the existing kennels at the animal hospital property. Chairman Rogers stated that the Commission did receive a letter concerning the noise levels of the dogs at the existing facility along Nyith Nyalking the dogs on public and private property. Ms. Ruffolo stated that they do have an option of Nyalking the dogs outside. She said hospital Staff is instructed to clean up after the dogs along Nyith cleaning up other areas to limit any negative effects or connotations on the animal hospital. Ms. Hinaber asked hoNy the dogs Nyould get from the hospital to the proposed daycare. Ms. Ruffolo said that the back door of the animal hospital is about five (5) feet from the hallNya -,T to the building of the proposed daycare location. The dogs Nyould be Nyalked outside for the one -on -one time in the daycare. Ms. Hinaber asked if the outside area Nyould be covered. Ms. Ruffolo said that it is not currently covered. She stated that she does not oN -,n the property N-, the animal hospital is located, so she cannot make any improvements at this time. Chairman Rogers sNyore in Marie Dreessen, 719 S. We Go Trail, Mount Prospect, Illinois. Ms. Dreessen stated that her husband, Dr. Donald Dreessen oN -,ns the properties on both sides of the Subject Property. She requested that both sides of the Nyalls at 878 E. NorthNyest HighNya -,T be sound proof. Ms. Dreessen also requested that the Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 2 of 4 floor plan be flipped so that the dog and cat rooms Nvould not be next to the adjacent salon located at 864 E. NorthNvest Highvmy. She asked if the cats Nvould be boarded in the proposed daycare overnight. Ms. Dreessen stated that Mt. Plaines Staff currentIv Nvalks the dogs on private property and has not cleaned up after them. She said that she visited the dog daycare on Central Road and discussed the noise level there. Ms. Dreessen also Nvanted to know if the proposed daveare Nvould have any effects on the parking requirements. She also Nvanted to know the number of animals that currentIv stay overnight at the existing hospital. Ms. Dreessen said that she Nvould not be able to attend the Village Board Meeting on June 5, 2012 and requested that the second board meeting not be Nvaived on June 19, 2012. She stated that she Nvould like to attend the second meeting. Ms. Ruffolo stated that her daveare Nvould not operate like the animal daycare located on Central Road. There Nvould not be a mass of dogs running around. She said she understood the concerns of the neighboring beauty salon, but believed that there Nvould not be anv additional noise created. Ms. Ruffolo said it Nvould be unusual if any of the dogs Nvere excessively barking during their one -on -one time. She stated there have never been anv complaints Nvith the hospital regarding noise or animal excrement being left in the surrounding area. Ms. Ruffolo said the parking concerns Nvere main1v for the animal hospital building at 888 E. NorthNvest HighNvay and did not believe it Nvas for the proposed daycare. Chairman Rogers said that Staff has approved the parking requirements for the daycare, it Nvas not an issue. Chairman Rogers swore in Nick Pappas, 4454 N. Dover Street, Chicago, Illinois. Mr. Pappas stated that he is the attorney representing the Petitioner and Nvanted to explain the relationship Nvith Dr. Dreessen. He said that Dr. Ruffolo begun leasing the 888 E. NorthNvest Highway building from Dr. Dreessen in 1999 Nvith an option to purchase in 2005. Mr. Pappas stated that Dr. Ruffolo exercised the option and the sale has not taken place to date because Dr. Dreessen refused to transfer the property. He said the case has been in court since 2005. There Nvas an eviction petition filed on behalf of Dr. Dreessen that Nvas dismissed by the Circuit Court of Cook County. Mr. Pappas stated the sale did not take place and Dr. Ruffolo filed a chancery matter in 2008 Nvhich is currently pending in Cook County. Chairman Rogers swore in Diane Adam, ON - mer of Joseph John Salon, 864 E. NorthNvest Highway, Mount Prospect, Illinois. Ms. Adam stated that she is concerned regarding the potential noise that Nvould be generated by the animal daveare. She mentioned that Nvhen she Nvalks to her car, she can sometimes hear the dogs barking from the animal hospital. Ms. Adam Nvas appreciative of the Petitioner expanding their business and cleaning up the Subject Property. Ms. Adam had additional questions that included Nvhether or not sick animals are boarded, Nvould there be outdoor kennels, and potential odors. She stated that if there Nvere animal excrements in the surrounding area, the hospital Nvould pick them up. Ms. Adam said her clients are coming to her business to relax, so any potential noise Nvould be a detriment to her business. Chairman Rogers confirmed Nvith Ms. Adam that she is the next door neighbor to the Nvest of the Subject Property. Ms. Ruffolo said that plumbers previously occupied the Subject Property and never complained about any sounds from the animal hospital. She stated the sound Nvould be minimized from the animal hospital to the animal daycare. Chairman Rogers confirmed Nvith the Petitioner that there Nvould be no outside kennels. Chairman Rogers swore in Doreen Cunningham, 405 George Street, Mount Prospect, Illinois. Ms. Cunningham has resided near the animal hospital for twenty (20) Nears and has been an employee of Mt. Plaines for the last eight (8) Nears. She stated that she has never had any issues Nvith the dogs at the animal hospital. Ms. Cunningham also discussed an instance Nvhere the alarm recently Nvent off at the animal hospital and her neighbors did not hear the animals making any noise. Richard Rogers, Chair PZ -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 3 of 4 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 8:19 p.m. and brought the discussion back to the board. Ms. Hinaber made a motion, seconded by Mr. Youngquist to approve a Conditional Use permit to operate an animal daveare at 878 E. Northwest Highwa -,T, Case No. PZ- 09 -12, subject to the condition listed in the staff report. UPON ROLL CALL: AYES: Beattie, Floros, Hinaber, Youngquist, Rogers NAYS: None The motion Nvas approved 5 -0. The Village Board's decision is final for this case. After hearing one (1) additional case, Mr. Youngquist made a motion, seconded by Ms. Hinaber to adjourn at 8:45 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 -09 -12 Planning & Zoning Commission Meeting May 24, 2012 Page 4 of 4