Loading...
HomeMy WebLinkAbout06/27/2002 P&Z minutes 17-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-17-02 Hearing Date: June 27, 2002 PETITIONER: Village of Mount Prospect, for property located at 10 - 50 S. Emerson St. PUBLICATION DATE: June 12, 2002 REQUEST: Development Code Exception (building over a property line) MEMBERS ?RESENT: Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: Merrill Cotten STAFF MEMBERS PRESENT: Judy Cormolly, AICP, Senior Planner INTERESTED PARTIES: Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Minutes of the May 23 meeting were approved. At 9:25, after the Commission heard two other cases, Ms. Juracek introduced Case No. PZ-17-02, a request for a Development Code Exception to build a parking deck over a property line at 50 S. Emerson Street. She explained that this case would be Village Board final. Judy Connolly, Senior Planner, introduced the case. She said that a great deal of work on downtown redevelopment has been completed since the Downtown Strategic Plan was adopted in 1998 and that the next step in the redevelopment process is to construct a parking deck, new Village Hall and Community Center. She explained that the request before the Commission relates to the parking deck, which would be located between the Library and the new Village Halt. Ms. Connolly said that Village Hall customers, Library patrons, and employees would use the parking deck. She said that the Village and the Library are still finalizing the details, but essentially half of the deck will be constructed on Village owned land and half on Library owned land. In order to construct the parking deck as proposed, the Village Board would have to approve an exception to the Development Code reqtfncement that requires development to occur on a properly created lot of record. Ms. Connolly clarified the requirement and stated that a separate lot of record would have to be created for the parking deck. She said that the Development Code Exception process requires holding a public heating, forwarding a recommendation from the Planning & Zoning Commission, and final action by the Village Board. Ms. Connolly described the subject properties as currently including the Village's Senior Center Building and parking lot and the Mount Prospect Public Library and parking lot. She said that the Senior Center Building would be demolished in the near future and that construction of the parking deck is scheduled to begin in late summer or early fall, pending approval of the Development Code exception and obtaining building permits. The Library building will be vacated in the up-coming months in order to construct a second story addition. Ms. Connolly explained that the Development Code allows the Planning & Zoning Commission to recommend approval of exceptions in cases of hardship, caused by conditions uniquely attributable to the land under consideration. She summarized the standards listed in the Development Code. Ms. Connolly said the request to build a parking deck in the Village's downtown district, which is zoned B5C, is a unique situation and not generally applicable to other properties in this zoning district. She said that while the property owners lanning & Zoning Commission Arlene Juracek, Chairperson PZ-17-02 Page 2 created the situation, the reason for the request is to increase green space in the downtown, minimize costs for residents, and create a cohesive, unified redevelopment area. The Village and the Library are in the process of finalizing an agreement that would enable the Village to build on the Library's property in exchange for providing the Library with parking spaces in the parking deck. She said that the exception would enable this public project to move forward while maintaining each govemmental agency's property rights into the future. Ms. Connolly said that based on this analysis, the Planning & Zoning Commission can make positive findings with respect to the standards for a Development Code Exception and that the Commission recommend that the Village Board approve the request for a parking deck to be built over the property line at 10-50 S. Emerson Street, Case No. PZ-17-02. Arlene Juracek said that since the Library needs to come to Village Board for approval of their budget and for their tax levy which makes it a subsidiary unit of government to the Village, shouldn't the two plats be consolidated into one lot of record. Ms. Connolly clarified that the Library and Village are two separate property owners. Ms. Juracek also confirmed that the Commission is not being asked to approve a design, just to approved the exception to Development Code as requested. Ms. Connolly said yes. Richard Rogers asked who owns the parking garage. Ms. Connolly said the Village would own it and have an agreement with the Library to allow them to use the garage. She said the Library will need additional parking for their addition and by working together the garage will not take away from the greenspace downtown. Commission members discussed other possible remedies and Leo Floros clarified that the P&Z was required to make a recommendation about building over a lot line and that the petitioners would resolve the legality of the proposal. Richard Rogers moved to recommend that the Village Board approve a Development Code Exception request to allow a parking deck to be built over a property line at 10-50 S. Emerson St., Case No. PZ-17-02. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Rogers, Sledz, Youngquist, and Juracek NAYS: Motion was approved 6-0. At 9:50 p.m., after heating another case, 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