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HomeMy WebLinkAbout11/13/2003 P&Z minutes 43-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-43-03 Hearing Date: November 13, 2003 PROPERTY ADDRESS: 709 N. Main St. PETITIONER: Henry Elizar PUBLICATION DATE: October 29, 2003 PIN #: 03-34-200-051 REQUEST: Conditional Use to operate an auto repair facility MEMBERS PRESENT: Richard Rogers, Chair Joseph Donnelly Leo Floros Keith Youngquist MEMBERS ABSENT: Arlene Juracek Merrill Cotten Matthew Sledz STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, Deputy Director of Community Development INTERESTED PARTIES: Chairperson Richard Rogers called the meeting to order at 7:32 p.m. Joseph Donnelly made a motion to approve the minutes of the October 23 meeting, seconded by. Leo Floros. The minutes were approved 3-0, with one abstention by Keith Youngquist. At 9:01, Mr. Rogers introduced Case No. PZ-43-03, a request for a Conditional Use to operate an auto repair facility and noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located on the east side of Main Street between Kensington Road and Highland Street and contains a commercial building with related improvements. The Subject Property is zoned B3 Community Shopping and is bordered by the B3 district to the north, south, and east and by the R1 Single Family Residence to the west. The building was an auto repair shop at one time, but was converted to an office use, 303 Taxi. The Petitioner owns the Subject Property as well as the existing 303 Taxi business. The Petitioner is in the process of relocating the taxi business to another location and ;vould like to convert the existing building into an auto repair facility. The Zoning Ordinance lists auto repair and service stations as Conditional Uses in the B3 Zoning District. It should be noted that, although the Subject Property previously contained an auto repair shop, the Petitioner's proposal to convert the building from an office use to an auto repair facility requires Conditional Use approval. The Petitioner's exhibits illustrate the proposed site improvements. In addition to closing one of the driveways and installing additional landscaping along the Main Street frontage, the Petitioner proposes minor facade improvements. As part of the project, the Petitioner proposes to install another bay door, for a total of three service bays, all of which would be accessible from Main Street. In an effort to improve the aesthetics of the property and comply with the Village's Corridor Design Guidelines, the Petitioner proposes to install additional landscaping along the Main Street elevation. In doing so, the Petitioner will eliminate parking spaces in front of the building. The Zoning Ordinance requires 1 parking space per employee, plus 5 parking spaces per service bay. The Petitioner's site plan indicates 16 parking spaces ;vould be provided Planning & Zoning Commission Arlene Juracek, Chairperson PZ-43-03 Page 2 plus 3 spaces inside the building, the service bays, that could be used for parking. The proposal would meet zoning regulations for the minimum number 'of required parking spaces if the service bays were included in the parking count. In addition, the Petitioner's application states that no more than two employees would ~vork at the facility and that the operator .would not accept more vehicles than the site could park. The Petitioner stated in the application that approximately 10 vehicles would exit/enter the site on a daily basis. The Engineering Division found t hat t he proposed traffic volume does not w arrant a 3 6-foot wide driveway a s shown on the site plan and requires the drive~vay width to be narrowed to 24'. Also, the Police Department found that the proposed layout and use might create a "target rich environment" for auto burglars. Therefore, they require the installation of adequate lighting, especially for the rear parking area. In addition, the building must be improved so it meets current Building and Fire Code requirements because it is a change in use and occupancy classification. This will require the installation of automatic sprinklers and a fire alarm system. Furthermore, vehicles not in working order may not be stored outside, visible to the Main Street frontage. The standards for approving a Conditional Use request are listed in the Zoning Ordinance and relate to: the Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; 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; adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets; and compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner does not propose significant modifications to the building. However, the proposed site improvements would be an asset to the Rt. 83 commercial corridor and an .improvement to the Subject Property's current conditions. In addition, limiting the number of vehicles that may be serviced at one time will ensure the site would not be over parked and create unsafe access to/fi.om the site or adversely impact the neighborhood. Therefore, the proposed auto repair facility would not adversely affect the character of the surrounding neighborhood, utility provision or public streets and the proposed Conditional Use will be in compliance with the Village's Comprehensive Plan and Zoning Ordinance. However, it is important that the Petitioner park the vehicles as indicated on the site plan, that additional landscaping and security lighting is installed, and that the building meet all Building and Fire Code requirements, The proposed auto repair facility meets the Conditional Use standards listed in the Zoning Ordinance subject to complying with the following conditions: 1. Development of the site in accordance with the site plan prepared by Sergei Safonov, Architect, date stamped November 4, 2003 but revised to reflect one, 24-foot wide driveway designed as recommended by the Village's Engineering Division; 2. Submit a photometric plan for review and approval by the Police Department that indicates the location and light levels of the proposed security lighting; 3. Vehicles may only be parked in the parking spaces indicated on the Petitioner's Site Plan date stamped November 4, 2003. 4. The maximum number of vehicles stored on-site/to be repaired cannot exceed 15 vehicles; 5. Develop the site in accordance with all applicable Village Codes and requirements, including, but not limited to, Fire Prevention Code regulations, lighting regulations, Sign Code regulations; and building regulations; 6. Obtain perm/ts from MWRD, IDOT, and any other applicable agency as may be required to develop the site as proposed; and 7. Should the Subject Property b e p laced under contract for s ale as a n auto repair facility, prior t o t he prospective buyer obtaining a Real Estate Transfer Stamp, the Petitioner shall provide documentation to the prospective buyer stating that all terms and conditions of the Conditional Use permit have been met lanning & Zoning Commission PZ-43-03 Arlene Juracek, Chairperson Page 3 and/or a notarized affidavit from the prospective buyer stating that they understand they are responsible for improving the site to operate an auto repair facility as approved by the Village of Mount Prospect. Based on this analysis and compliance with the above conditions, Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to approve a Conditional Use to permit an auto repair facility at the property located at 709 N. Main Street, Case No. PZ-43-03. The Village Board's decision is finaI for this case. Henry Elizar, 4315 Lindenwood Lane, Northbrook, IL, and Sergio Safonov, Architect, 661 Hampshire Lane, Buffalo Grove, IL, were sworn in. Mr. Elizar said he has attempted to sell the property for 3 years and thinks he will be able to sell it if he can return it to its original auto repair use. He said they would move the taxi business when they sell the present location. Autos will not be sold at this location. Chairperson Rogers closed the hearing at 9:15 pm. Joe Donnelly made a motion to recommend to the Village Board to approve a Conditional Use to permit an auto repair facility at the property located at 709 N. Main Street, Case No. PZ-43-03, with the seven conditions listed in Staff's repost. Keith Youngquist seconded the motion. UPON ROLLCALL: AYES: Floros, Donnelly, Rogers, and Youngquist NAYS: None Motion was approved 4-0. At 9:55 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Michael Jacobs, AICP Deputy Director, Community Development Judy Connolly, AICP, Senior Planner H:\PLAN\?Iam~ing & Zoning COMM\P&Z 2003hMinutes\PZ-43-03 709 N Main St Henry Elizar doc