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HomeMy WebLinkAbout11/14/2013 P&Z Minutes 21-13 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-21-13 Hearing Date: November 14, 2013 PROPERTY ADDRESS: 600 See Gwun Avenue (Mt. Prospect Park District’s Golf Course) PETITIONER : Mt. Prospect Park District PUBLICATION DATE: October 30, 2013 08-11-300-002-0000, 08-11-305-002-8001, PIN NUMBER: 08-11-305-002-8002, 08-11-414-001-0000 08-11-424-032-0000, 08-11-424-003-0000, 08-11-424-004-0000, 08-11-424-005-0000, 08-11-424-028-0000 REQUEST(S): 1) Conditional Use to allow accessory structures (netting and supporting poles) greater than thirty (30) feet in height. 2) Variation to allow a temporary tent to remain in place stth from March 1 to November 30. MEMBERS PRESENT: Joseph Donnelly, Chair Sharon Otteman William Beattie Keith Youngquist Jacqueline Hinaber Jeanne Kueter MEMBERS ABSENT: Thomas Fitzgerald STAFF MEMBERS PRESENT: Brian Simmons, Deputy Director of Community Development Nellie Beckner, Long Range Planner INTERESTED PARTIES : Mt. Prospect Park District Chairman Donnelly called the meeting to order at 7:32 p.m. Commissioner Youngquist made a motion, seconded by Commissioner Otteman to approve the minutes of the October 24, 2013 Planning and Zoning Commission Meeting; the minutes were approved 3-0. Chairman Donnelly introduced Case PZ-21-13, 600 See Gwun Avenue, Mt. Prospect Park District and stated the case was Village Board final. Mr. Simmons stated the Subject Property is located on the east side of Busse Road, between Lincoln Street and Lonnquist Boulevard, and contains the Mt. Prospect Park District’s golf course. Mr. Simmons stated the Petitioner is requesting a conditional use to allow an accessory structure greater than thirty (30) feet in height specifically for the proposed netting and support poles. Mr. Simmons explained that the proposed safety netting is proposed to surround the reconfigured driving range and short course areas. Netting is proposed to be installed up to a maximum of 75 feet along either side of the driving range, with netting also proposed to a height of 50 feet in other areas of the course. As proposed, the netting has been centrally located on the property to minimize any visual impacts to surrounding properties. Mr. Simmons noted that the netting would be setback a minimum of 130 feet from any nearest property line with the taller netting being setback even further. Mr. Simmons showed a few images which detailed what the proposed netting would look like. The Petitioner is also requesting a Variation to extend the display period for a temporary tent from March stth 1 to November 30. Mr. Simmons further explained that the tent will be placed over an existing concrete area that is adjacent to the parking lot located south of the clubhouse. The tent would be setback approximately one hundred fifty (150) feet from the east of the property line, which would comply with the CR District’s minimum ten (10) foot setback requirement. Mr. Simmons provided a few images to show an example of the proposed tent. Mr. Simmons stated the Standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Conditional Use and gave the following list of examples: 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. Mr. Simmons stated per the Petitioner, the netting has been designed to specific height to promote safe use of the property. The netting would be centrally located within the existing golf course to minimize any impact on adjacent properties also the material that is proposed would not have any effect on the utility or drainage on the property. Mr. Simmons explained the Standards for a Variation per Village Code as: 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. Mr. Simmons stated per the Petitioner, the time extension for the display tent will service the existing patio event area. The tent would provide weather protection/shading for golf programs/outings. The stth requested display period from March 1 to November 30 is necessary in order to cover the golf season and allow adequate time for set up and take down. Mr. Simmons stated the Village Code’s one week display period restriction for temporary tents is intended for commercially and industrial zoned properties within the Village. They were not drafted to handle properties of this type. Mr. Simmons stated that Staff finds the Conditional Use and Variation requests meet the standards listed in the Zoning Code and based on the findings; Staff recommends that the Planning and Zoning Commission recommend approval of the following motions: “To adopt staff findings in the staff report as the findings of the planning and zoning commission and recommend approval of: A.A Conditional Use to allow accessory structures (netting) greater than thirty (30) feet in height stth B.A Variation to allow a temporary tent to remain in place from March 1 to November 30, as shown on the plans date stamped October 3, 2013, subject to the following condition: 1.)Submittal of a plat of subdivision that creates one-lot of record for the Subject Property.” Village Board’s decision is final for the case. Chairman Donnelly asked if there were any questions for Staff. Commissioner Youngquist asked if the current request is related to another Variation that was granted for lights to be installed at Melas Park for a driving range. Mr. Simmons stated the Petitioner could answer that question in better detail. Chairman Donnelly asked what the maximum height would be if the Petitioner requested to build a primary structure on the property. Mr. Simmons replied the maximum height for a primary structure is thirty (30) feet in that zoning district. Chairman Donnelly asked if there were any other parks within the Village that has safety netting to prevent recreational objects going in neighbors’ yards. Mr. Simmons stated there isn’t any safety netting but the Village Code permits athletic fields to have fences that are taller than six (6) feet for backstops. Commissioner Beattie asked what the height requirement is for backstops. Mr. Simmons replied twenty (20) feet is the height requirement. Chairman Donnelly swore in John Green from Goundwork, 351 W. Dundee Buffalo Grove, Illinois. Mr. Green stated that this project proposal will replace the Melas Park project request for lighting. He stated the Conditional Uses request is a part of a larger development that the Park District is following to expand and enhance the driving range. Mr. Green stated the current driving range has been in place for many years and is unsafe and out dated for today’s driving standards and equipment. The redevelopment of the golf course will increase the driving range to three hundred (300) yards and modernize the course. Mr. Green explained that the proposal will also improve the drainage problems the golf course encounters during inclement weather. He further stated that in order to make the new driving range usable to today’s standards they need to create the safety that will protect the course. Mr. Green stated the Petitioner is seeking to place fifty (50) foot nets and some seventy-five (75) foot nets in areas throughout the golf course. He showed a diagram of the golf course which indicated where the netting would be located. He further stated the golf course may not need to use all of the netting shown on the diagram and that it portrays the maximum possible that could be used. Mr. Green explained that the Park District’s goal is to use the least amount of netting possible and will preserve as many trees as they can in order to support the new development. Mr. Green explained the Park District is also requesting to codify the ability to keep a temporary tent up stth from March 1 to November 30 of every year. He stated the tent is used for golf lessons and the golf outings. He explained that the Village Code regarding temporary tents is geared towards commercial and industrial zoning districts and the golf course’s use of the tent is very different from a display tent use. Mr. Green also provided an overview of the project as a whole. He stated the netting and tent are the only elements which required zoning approvals but the project would also include relocating a maintenance facility and reworking grades on the property to improve drainage. Mr. Green stated that one of the conditions placed on the proposal by staff was to consolidate the existing parcels which comprise the property into a single lot of record. Chairman Donnelly asked if the board had any questions for the petitioner. Commissioner Youngquist stated that the driving range looks like it is in the same area of the current driving range but the tee area is in a different location. Mr. Green stated the tee area will be backed up to the east and so will the west end once the maintenance building is removed from the area. He further explained the driving range would be made of natural grass. Commissioner Youngquist asked what the total value of the project was. Mr. Green stated the project estimate was about $6 million plus miscellaneous costs. Commissioner Youngquist asked how much the netting would cost. Mr. Green stated off the top of his head he would estimate the netting to be $300,000-$400,000. He further explained that the actual netting would only be seventy (70) feet but is requesting seventy-five (75) feet because the grade varies in some places and the fifty (50) foot netting locations as well. Commissioner Beattie asked since the fifty (50) and seventy-five (75) feet are maximum heights, what is the probability that the maximum height will be used. Mr. Green stated it is inevitable that the maximum height poles will be used in some instances but further down the range is it probable that the height of the netting will decrease. Chairman Donnelly asked if the golf course currently has netting on the driving range. Mr. Green said they don’t have netting which limits the amount of players and or events the course can hold. Chairman Donnelly asked Mr. Green to explain why it is better to have the driving range and educational element of the course at the golf course and not to go forward with the project at Melas Park. Mr. Green explained the project cost to create the driving range at Melas was extremely expensive and the retention area at Melas created a less than ideal situation for the driving range. He further stated the Petitioner wants to create the full golf experience in one location. Commissioner Yougquist asked what kind of material the netting is made from. He stated he has seen numerous golf courses where the netting is falling apart and has holes throughout the netting. Mr. Green said the netting is made from 100% polyester with a 135 mph break strength, and 8% solid which means 92% is open space. He also stated there will be cables attached to reinforce the nettings strength. Chairman Donnelly asked if the board had any further questions for the Petitioner. Hearing none, he opened the public portion of the meeting after he stated they received one (1) letter and three (3) emails from concerned residents stating they are not in favor of the proposed netting. Chairman Donnelly swore in Robert Kawalec 700 S. Can Dota, Mount Propsect, Illinois 60056. Mr. Kawalec stated he had sent one of the emails and wanted to express his concern. He said the project proposal is more than just a driving range and is equivalent to a modern training facility. Mr. Kawalec stated there isn’t enough room for the driving range on the small course and the netting is mandatory because of the tight space the driving range is being forced into. Mr. Kawalec also stated the relocation of the maintenance building wasn’t factored in the $6.1 million cost. He stated at a previous board meeting the total cost with the relocation was estimated at $7.4 million. He also stated the project hasn’t had any firm bids and the costs are all based off of estimates. Mr. Kawalec explained majority of the residents are concerned that the netting will be an eyesore to the community around the golf course. He also stated he believes the golf course remodel can be done for lot less of an expense and the Petitioner is creating a bigger more expensive project that is not necessary. Chairman Donnelly swore in John Heidkamp 400 S. We Go, Mt. Prospect, Illinois 60056. Mr. Heidkamp stated he lives right next to the golf course and is concerned about the proposed netting as well. He stated he was confused because the proposal for the golf course has changed so many times. Mr. Heidkamp explained he has no objections to the tent request but he is not in favor of the netting and driving range addition. He stated that Mr. Green said the drainage was a main factor as to why the th redevelopment of six (6) holes on the course was necessary. Mr. Heidkamp stated the eighth (8) hole is the only one with flooding and drainage issue and believes that can be easily fixed with a lift station and piping that run to a regular sewer system. Chairman Donnelly asked if anyone else wanted to address the case. Hearing none, he called the Petitioner back to the stand to address the concerns and asked if there were any plans to plant more trees on the golf course to help shield the netting. Mr. Green stated there are plans to increase the landscaping within the area but wouldn’t include trees that are much taller than ten-twelve (10-12) feet. Mr. Green stated the driving range is a permitted use within the golf course and will not respond to the comments related to the overall project scope because that is the park district’s responsibility to address. Mr. Green addressed the concern regarding the aesthetics of the proposed netting. He stated he understands it is very important for not only the residents in the community but for the park district as well. He stated that minimal tree removal is a priority and is a main focus of the proposal. Mr. Green stated that the netting is to help decrease the risk concern on the golf course. He explained that the seventy-five (75) feet is necessary in order to help maintain safety on the course. Chairman Donnelly stated that it is ultimately the responsibility of the golfer if they injure someone or damage something. Mr. Green stated the park district is very concerned with its risk management and doesn’t take the topic lightly. He showed a compilation of pictures from the heavy rainfall of April 2013 and stated the heavy flooding prompted the start of the project. Commissioner Youngquist asked what is the height of a lighting standard at Melas Park. Mr. Green stated the board approved seventy (70) foot lighting standards at Melas Park. Chairman Donnelly asked how many tee boxes would be in the driving range. Mr. Green stated there were about twenty-seven (27) included in the proposal. He addressed Mr. Heidkamp’s last concern regarding the need for seventy a (70) foot net along the back of the range. Mr. Green explained that the plan proposes the fifty (50) foot netting to be in along the back not seventy (70) because it is at a far enough point from the tee box that the shorter netting will be sufficient. Chairman Donnelly asked if the park district has held public meetings related to the subject. Mr. Green said there have been several public meetings in the past fifteen to eighteen (15-18) months discussing the topic in detail. Chairman Donnelly called anyone else who was in the audience to come up and state their comments. He swore in Wes Pinchot 747 Whitegate Mt. Prospect, Illinois 60056. Mr. Pinchot stated he was an architect and stated he feels the park district should use steel poles which would be smaller in diameter and help with the esthetics and also believes the park district should remove the netting during the winter months. Chairman Donnelly swore in Ed DeVaney from 801 S. Owen Street Mt. Prospect, Illinois 60056. Mr. DeVaney stated he has been to the park district meetings and the measurements of the poles were always stated to be sixty (60) feet not seventy-five (75) feet. He also stated he has seen a golf course with netting in place and said it doesn’t seem to help with keeping the golf balls in a contained space. Chairman Donnelly stated to the Petitioner that they will have another opportunity address the suggestions and concerns from tonight’s meeting at the Village Board Hearing. There was general discussion between the board and petitioner regarding the short course and where it be located and utilized for. Chairman Donnelly closed the public portion of the meeting and brought the discussion back to the board. Commissioner Hinaber asked if there were any golf course design standards that Staff reviewed that stated the driving range would have to include the nets. Mr. Simmons stated there was not. The need for any safety netting would be determined by the golf course designer. The Village Code just regulates height or placement of the accessory structure but we would leave the need to provide such structures to the property owner/golf course designer to prove their need. Commissioner Hinaber made a motion, seconded by Commissioner Beattie to approve a Variation to stth allow a temporary tent to remain in place from March 1 to November 30, as shown on the plans date stamped October 3, 2013, subject to the condition of a final plat of subdivision that creates one-lot of record for the Subject Property. UPON ROLL CALL AYES: Otteman, Beattie, Hinaber, Kueter, Donnelly NAYS: Youngquist The vote was approved 5-1 with a positive recommendation to Village Board for the tent request. Commissioner Beattie made a motion, seconded by Commissioner Otteman to approve a Conditional Use to allow accessory structures (netting) greater than thirty (30) feet in height and not to exceed seventy-five (75) feet per the proposed plan. Mr. Younquist added that this was a difficult decision because a no vote would affect the project as designed. The Park District’s plan is to put a driving range into the site and not approving would affect the safety of that use. Mr. Donnelly added that the park district has had their own public meetings and determined that the driving range is necessary and the netting is needed to provide that feature. UPON ROLL CALL: AYES: NONE NAYS: Otteman, Beattie, Youngquist, Hinaber, Kueter, Donnelly The vote was denied 6-0, with a negative recommendation to Village Board. After hearing one (1) additional case Commissioner Youngquist made a motion to adjourn the meeting seconded by Commissioner Otteman and the meeting was adjourned. _______________________________ Jenna Moder, Administrative Assistant