Loading...
HomeMy WebLinkAbout11/13/2003 P&Z minutes 45-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-45-03 Hearing Date: November 13, 2003 PROPERTY ADDRESS: 1500 Central Road (Melas Park) PETITIONER: John Robinson for Arlington Heights Park District 410 N. Arlington Heights Road Arlington Hats., IL. 60004 PUBLICATION DATE: October 29, 2003 PIN #: 03-33-300-076 REQUEST: Variation & Conditional Use to construct a lighted bali field and install light standards that exceed the 30' height limitation 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 9:33, Mr. Rogers introduced Case No. PZ-45-03, a request for a Variation & Conditional Use to construct a lighted ball field and install light standards that exceed the 30' height limitation 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 north side of Central Road between Busse Road and Kenilworth Avenue and contains a park with related improvements. The specific project area is located north of the existing softball fields, west of the North Parking Lot, and approximately 40-feet from the Skil BOSCH property. The Subject Property is zoned CR Conservation Recreation and is bordered by the RA Single Family Residential district to the east, I1 Limited Industrial to the west and south, and industrial uses in another municipality to the north. The Subject Property is owned by the Metropolitan Water Reclamation District but is leased to the Village of Mount Prospect and the Mount Prospect and Arlington Heights Park Districts. The Petitioner is the Arlington Heights Park District, who proposes to remove and relocate the two existing sand volleyball courts and install a formal soccer field that would be illuminated by four (4) 60' tall lights. Although this area of the park is currently used as a soccer field, the Zoning Ordinance lists lighted ball fields as a Conditional Use. Also, the Petitioner is required to obtain a Variation to install light poles that exceed the 30' maximum height permitted by the Zoning Ordinance. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-45-03 Page 2 Ms. Connolly explained that the Petitioner's exhibits indicate the area the Petitioner would like to create the formal soccer field: the red line identifies the Project Area under review, the dashed blue line indicates the area of the existing field, and the dashed orange line indicates the proposed lighted soccer field area. The Petitioner does not propose any other changes to the Arlington Heights Park District area of Melas Park at this time. She said the proposed soccer field meets the required setbacks. While the Village's Zoning Ordinance does not include parking requirements for open field parks, the Petitioner's application lists the anticipated use for this portion of the park. The table in the Staff Report summarizes the Petitioner's information and demonstrates that there wilt be more parking available than they require. According to the Petitioner's application, only sanctioned Arlington Heights Park District league teams will use the softball and soccer fields. The Park District includes parking infon,nation with the league packets and the Petitioner states in the attached application that the lighted soccer field usage would generate more drop-off and pick-up activity because the field would be used primarily for children's leagues. Also, the lighted soccer field would not be used during peak softball season. Controlling the scheduling of the league teams provides the Petitioner with the ability to minimize parking conflicts. The Police Department reviewed the proposal and had several concerns regarding the unofficial use of the proposed soccer field. After meeting with Village Staff, the Petitioner modified their application to address issues identified by the Police Department. For example, the Petitioner identified steps such a s p osting bi- lingual signs and hiring bi-lingual staff and/or a security firm to minimize tmauthorized use of the soccer field. Also, the restrooms will be open when the fields are in use for league/sanctioned use, etc. The Police felt that the lighted soccer field would have minimal impact on the neighborhood and community if the Petitioner's steps were implemented and would offset potential problems. In order to approve the lighted field, the request has to meet the standards for a Conditional Use, which are listed in the Zoning Ordinance. The standards 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. In order to approve the 60-foot light poles, the request has to meet the standards for a Variation, which are listed in the Zoning Ordinance. These standards relate to: a hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; lack of desire to increase financial gain; and protection of the public welfare, other property, and neighborhood character. The Petitioner' proposal and additional information demonstrate that a lighted bail field would not adversely impact the adjacent properties. The proposed location of the lighted soccer field is north of the existing lighted softball fields and the height of the proposed lights would be the same height as the existing softball field lights. Although taller light standards does not meet the definition of a hardship as defined by the Zoning Ordinance, the taller poles would minimize the impact on the adjacent properties by requiring fewer poles and allow the light fixtures to be directed downward. The design would be in keeping with the character of the park's existing facilities. Therefore, the proposed lighted soccer field and taller light standards 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 implement the steps identified in their application to ensure the lighted field does not have an adverse impact on the adjacent properties. Planning & Zoning Commission PZ-45-03 Arlene Juracek, Chairperson Page 3 The proposed lighted ball field meets the Conditional Use and Variation standards listed in the Village's Zoning Ordinance subject to complying with the following conditions: 1 ) The Petitioner shall schedule games according to the seasons and participation level listed in the Ietter to the Planning & Zoning Committee dated October 29, 2003; 2) The Petitioner shall posts bi-lingual signs stating appropriate field usage; 3) Should the Police Department determine a problem exists from unauthorized field usage, the Petitioner shall lock the goals together and hire a security firm to keep non-permitted teams from using the fields; 4) The Petitioner shall turn the lights off no more than 15 minutes after the completion of all scheduled games and practices; 5) The Petitioner shall unlock the restrooms during authorized use of the fields and supplement with portable facilities if Village Staff determines there is a need for additional facilities; 6) Should Village Staff determine that a parking deficiency is created as a result of the lighted soccer field, the Petitioner shall explore the possibility of entering into a shared parking agreement with the property owner west of the Project Area (1800 W. Central Road) and make the appropriate modifications to allow access to/from the adjacent parking lot; 7) The Petitioner shall provide additional photometric information to verify that illumination levels at the property lines comply with Village regulations; and 8) The Petitioner shall shield the lights to minimize glare and spillage on to adjacent properties. Based on this analysis and compliance with the above conditions, Staff recommends the Planning & Zoning Commission make a recommendation to the Village Board to approve a Conditional Use and Variation to permit a lighted soccer field with 4-60' light standards for the project area identified on the attached exhibits for Melas Park, 1500 W. Central Road, Case No. PZ-45-03. The Village Board's decision is final for this case. Chairperson Rogers swore in all speakers for the Arlington Heights Park District. John Robinson, 410 N. Arlington Heights Road, Arlington Heights, IL spoke first. He thanked Ms. Connolly and said she was very thorough i n p resenting t he case and reiterated t he basic points o f the case. M r. Rogers asked i f they could comply with all the conditions imposed by staff. Mr. Robinson said yes. Joe Donnelly asked the relationship between Mount Prospect Park District and Arlington Heights Park District for Melas Park. Mr. Robinson said basically the right side of Melas Park is Mount Prospect Park District and the left side is Arlington Heights Park D/strict and all located in Mount Prospect. Michael Jacobs noted that in completing the required written notice staff viewed the entire Melas Park property as a single property and thus mailed notice to all property owners within 250 feet of the park. Mr. Rogers indicated that 2 letters were received from residents who were not opposed to the request but asked for clarification on a number of issues. The letters questioned if this proposal would bring in additional people to the park, how many other lighted ballparks there were and if the request was not approved would earlier games be played? There were some concerns about rowdy activity and Mr. Robinson said the proposed soccer field is for youth, not adults. Mr. Robinson also outlined the typical hours for both night soccer and baseball/softball games, and noted that the existing softball/baseball leagues end later at night than the scheduled use of the proposed soccer field. Jim Salazar, 10 N. Kenilworth, was sworn in and said he received a letter but was unsure of what exactly was being proposed. He indicated that after hearing the presentation he did not have any specific concerns with the request. Chairperson Rogers closed the heanng at 9:53 pm. Joe Donnelly made a motion to make a recommendation to the Village Board to approve a Conditional Use and Variation to permit a lighted soccer field with four (4) 60' light standards for the project area identified on the attached exhibits for Melas Park, 1500 W. Central Road, Case No. PZ-45-03 with the eight conditions imposed by staff. Keith Youngquist seconded the motion. lanning & Zoning Commission PZ-45-03 Arlene Juracek, Chairperson Page 4 UPON ROLL CALL: 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. approved by a voice vote and the meeting was adjourned. The motion was Michael Jacobs, AICP Deputy Director, Community Development Judy Connolly, AICP, Senior Planner H:\PLAN'/Plannlng & Zoning COMM~,P&Z ~003~linute~PZ-45-03 Arl Hts Park Dist Melas Park Lights.doe