HomeMy WebLinkAbout06/28/2012 P&Z Minutes 11-12MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -11 -12
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
PIN NUMBER:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT
INTERESTED PARTIES:
Hearing Date: June 28, 2012
1738 E. Kensington Road
ENK Brentwood, LLC
June 13, 2012
03 -25- 311 -038 -0000
Conditional Use for a Children's Daveare Center
Richard Rogers, Chair
William Beattie
Joseph Donnelly
Tom Fitzgerald
Leo Floros
Jacqueline Hinaber
Keith Youngquist
None
Consuelo Andrade, Senior Planner
Brian Simmons, Deputy Director of Community Development
William J. Mantas, Sam Markos
Chairman Rogers called the meeting to order at 7:31 p.m. Mr. Youngquist made a motion, seconded by Mr.
Donnelly to approve the minutes of the Mav 24, 2012 Planning & Zoning Commission meeting; the minutes Nvere
approved 5 -0 Nvith Mr. Donnelly and Mr. Fitzgerald abstaining. Chairman Rogers introduced Case PZ- 11 -12,
1738 E. Kensington Road at 7:32 p.m.
Ms. Andrade stated the Petitioner for PZ -11 -12 Nvas seeking Conditional Use approval to expand a children's
daveare center at 1738 E. Kensington Road.
Ms. Andrade said the Subject Property is located at the northeast corner of Kensington and Wolf Road and
consists of a shopping center Nvith related improvements. The shopping center current1v includes a 7,900 square
foot children's daveare center, Safari Childcare.
Ms. Andrade stated per the Petitioner's floor plan, the existing daycare center consists of two (2) offices, a
kitchen, and seven (7) classrooms. The daycare center Nvould like to expand the facility by 4,000 square feet to
include six (6) additional classrooms for infants and toddlers. The expansion Nvould take place in the adjacent
vacant space formerly occupied by a restaurant.
Ms. Andrade referenced the folloNving table:
Richard Rogers, Chair PZ -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 1 of 4
# of
Name of Business
Area
# of
Seats /
Parking Requirement
Required
(sq.ft.)
Employees
Parking
Clients
Photos
4,000
14
100
1 space for each 3 seats + 1 per employee
47
Bruce Jones Taek ondo
1,200
1
12
2 spaces per 3 employees + 1 per
13
Richard Rogers, Chair PZ -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 1 of 4
Ms. Andrade said the table summarized the parking requirements for the shopping center based on the land uses.
Including the proposed daycare expansion, the shopping center requires 207 parking spaces. The Subject
Property* met the required parking by providing 211 parking spaces.
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:
• The Conditional Use will not have a detrimental impact on the public health, safety*, morals, comfort or
general Nvelfare,
• The Conditional Use will 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 Staff reviewed the Petitioner's application and found the proposed children's daycare expansion
Nvould not have a detrimental impact or be injurious to other properties. The children's daycare is Nvell established
Nvithin the shopping center, which includes a mix of commercial land uses. The children's daycare center
provides a service to the residential land uses located to the north and east of the Subject Property* and elsewhere
in the Village. The existing shopping center provides utilities, parking and access. The children's daycare facility*
is consistent Nvith the Comprehensive's Plan designation as Neighborhood Commercial for the Subject Property*.
Ms. Andrade stated Staff found that the request for a Conditional Use to allow an 11,900 square foot children's
daycare center met the standards for a Conditional Use as described in the Petitioner's responses to the
Conditional Use standards and that granting such Conditional Use Nvould be in the best interests of the Village.
Based on this analysis, Staff recommended that the Planning and Zoning Commission approve the motion listed
in the Staff Report.
Mr. Youngquist asked if all the children arrive at the daycare center via the front entrance. Ms. Andrade stated
that it Nvas Staff's understanding that only the primary front entrance Nvas used. He then asked if there Nvas a
specific drop off area, Ms. Andrade responded there Nvas not.
Richard Rogers, Chair PZ -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 2 of 4
maximum number of students
P & H Liquors
1,200
4 per 1,000 square feet
5
Salernos
2,800
10
40
1 space for each 3 seats + 1 per employee
23
Image Cleaners
1,440
4 per 1,000 square feet
6
Hair Bang
1,200
er 1,000 square feet
5
Subwav
1,200
5
32
1 s ace for each 3 seats + 1 per employee
16
Red Tulip Spa
1,200
er 1,000 square feet
5
Any Nail Shop
1,200
4 per 1,000 square feet
5
Ropolfo Vega Vacuum
Repair
1,200
4 per 1,000 square feet
5
Driving School
1,200
1
10
2 spaces per 3 employees + 1 per
maximum number of students
11
Safari Davcare
12,000
30
151
1 space per employee + 1 for each 10
licensed capacity slots
45
Mi Restaurant
1,200
11
30
1 space for each 3 seats + 1 per employee
21
Total Parking Required
207
Parking Provided
211
Ms. Andrade said the table summarized the parking requirements for the shopping center based on the land uses.
Including the proposed daycare expansion, the shopping center requires 207 parking spaces. The Subject
Property* met the required parking by providing 211 parking spaces.
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:
• The Conditional Use will not have a detrimental impact on the public health, safety*, morals, comfort or
general Nvelfare,
• The Conditional Use will 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 Staff reviewed the Petitioner's application and found the proposed children's daycare expansion
Nvould not have a detrimental impact or be injurious to other properties. The children's daycare is Nvell established
Nvithin the shopping center, which includes a mix of commercial land uses. The children's daycare center
provides a service to the residential land uses located to the north and east of the Subject Property* and elsewhere
in the Village. The existing shopping center provides utilities, parking and access. The children's daycare facility*
is consistent Nvith the Comprehensive's Plan designation as Neighborhood Commercial for the Subject Property*.
Ms. Andrade stated Staff found that the request for a Conditional Use to allow an 11,900 square foot children's
daycare center met the standards for a Conditional Use as described in the Petitioner's responses to the
Conditional Use standards and that granting such Conditional Use Nvould be in the best interests of the Village.
Based on this analysis, Staff recommended that the Planning and Zoning Commission approve the motion listed
in the Staff Report.
Mr. Youngquist asked if all the children arrive at the daycare center via the front entrance. Ms. Andrade stated
that it Nvas Staff's understanding that only the primary front entrance Nvas used. He then asked if there Nvas a
specific drop off area, Ms. Andrade responded there Nvas not.
Richard Rogers, Chair PZ -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 2 of 4
Chairman Rogers swore in the Attornev for the Petitioner, William J. Mantas, 9700 W. Higgins, Rosemont,
Illinois. Mr. Mantas introduced the Petitioner, the architect for the project, and representatives from Safari
Childcare. Mr. Mantas believed that they met all the standards and felt that the childcare expansion Nvas good for
the shopping center. He also felt that the childcare center meets the demands of local residents. Mr. Mantas did
not believe parking Nvas an issue as the childcare center requires less parking than the previous restaurant that Nvas
located Nvhere the expansion Nvould be taking place.
There Nvas additional discussion regarding dropping off and picking up children. Mr. Mantas confirmed that drop
off and pick -up would be at the front door only. He said that the shopping center owner Nvould be installing
barricades in front of the classrooms that face the parking lot to prevent any potential situations.
Mr. Beattie asked how mariv additional children Nvould be at the daveare facility Nvith the expansion. Mr. Mantas
stated that the expansion Nvould bring in an additional eight (8) employees, but did not know the exact number of
students. Mr. DonnelIv said that the Staff Report indicated the daycare's state license allows for 151 children.
Mr. Floros asked Nvhere the employees park. Mr. Mantas stated per Safari's lease, the employees are required to
park in the east parking lot Nvhich is common1v referred as the rear parking lot.
There Nvas additional discussion /clarification regarding dropping off children. Ms. Hinaber asked if a car Nvas
pulling up, stopping along the curb, and taking the child in or pulling into a parking space. Mr. Mantas stated that
the parents doing the drop off have to park the car and take their child inside the center.
Chairman Rogers asked if there Nvas an exterior play area for the children. Mr. Mantas said there Nvas one in the
back Northeast corner of the Subject Property. Chairman Rogers confirmed Nvith Mr. Mantas and the Petitioner
that all state codes have been met.
Ms. Hinaber asked if the playground square footage Nvould need to change per DCFS regulations because of the
increased enrollment. Chairman Rogers swore in the Petitioner, Sam Markos, 2604 Dempster, Park Ridge,
Illinois. Mr. Markos stated the outdoor play area is one -third of the total space occupied by Safari Childcare
(approximately 4,000 square feet). The play area is fenced in. Ms. Hinaber confirmed that there Nvould be
adequate outdoor space to handle additional children that Nvould be attending the daycare. Mr. Markos said the
current outdoor play area exceeds Nvhat the state requires. Mr. Beattie confirmed Nvith the Petitioner that the state
requirement is based on the total square footage of the space, not the total enrollment.
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. Floros made a motion, seconded by Mr. Donnelly to adopt Staff findings in the Staff Report as the findings of
the Planning and Zoning Commission and recommend approval of a Conditional Use for a children's daycare
center for the property located at 1738 E. Kensington Road, Case No. PZ- 11 -12, subject to the folloNving
conditions:
1) General conformance Nvith the floor plan prepared by SAANG Inc., dated May 17, 2012;
2) Submittal of all required licenses Nvith the State of Illinois, Cook County and Village of Mount Prospect;
to the Community Development Director;
3) Compliance Nvith all applicable building, safety, and fire codes."
UPON ROLL CALL: AYES: Beattie, Donnelly, Fitzgerald, Floros, Hinaber, Youngquist, Rogers
NAYS: None
The motion Nvas approved 7 -0. The Village Board's decision is final for this case.
Richard Rogers, Chair PZ -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 3 of 4
After hearing two (2) additional cases, Mr. Donnelly made a motion, seconded by Mr. Beattie to adjourn at 8:58
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 -11 -12
Planning & Zoning Commission Meeting June 28, 2012 Page 4 of 4