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Home My WebLink About06/26/2014 P&Z Minutes 17-14MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -17 -14 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: Hearing Date: June 26, 2014 1750 W. Central Road Morgan Group Inc. June 11, 2014 03- 33- 300 - 072 -0000 REQUEST: Chapter 14 Zoning Text Amendments: • Section 14.604 Land Use Table — List Residential Storage Warehouse • Section 14.2401 Definitions — Define Residential Storage Warehouse • Section 14.2224 Parking Regulations — Provide parking requirement for Residential Storage Warehouse MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTY: Agostino Filippone Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chairman Sharon Otteman Consuelo Andrade, Senior Planner Brian Simmons, Deputy Director of Community Development Christopher Michalek, Sullivan Goulette & Wilson Chairman Donnelly called the meeting to order at 7:30 pm. Commissioner Youngquist made a motion, seconded by Commissioner Beattie to approve the minutes of the May 22, .2014 Planning and Zoning Commission Meeting; the minutes were approved 7 -0. After hearing one additional case Chairman Donnelly introduced Case PZ- 17 -14, 1750 W. Central Road. Ms. Andrade stated that the Petitioner for PZ -17 -14 is seeking zoning text amendments for a residential storage warehouse land use. Ms. Andrade stated that the Subject Property is located on the north side of Central Road, and is directly west of the Village Public Works building and contains an existing one and two -story office /warehouse building with related improvements. Planning and Zoning Commission - June 26, 2014 PZ -17 -14 Joseph Donnelly, Chairman Ms. Andrade stated that the Subject Property is zoned I1 Limited Industrial and is bordered to the west, north and east by the I1 district, and to the south by multi - family in Arlington Heights. Ms. Andrade explained that the Petitioner intends to renovate the interior of the existing building and add two stories to the center section of the building for an 83,998 square foot self - storage facility with 687 units. Ms. Andrade stated since the Zoning Ordinance does not specifically address self - storage facilities, the Petitioner is seeking to amend Section 14.604, 14.2401, and 14.2224 of the Zoning Ordinance, Ms. Andrade stated she received another version of the site plan earlier that same day which included revisions addressing some of Staff's review comments listed in the staff report. Ms. Andrade stated that the exterior building elevations will be updated to implement a new contemporary image. She further explained the buildings front elevation would consist of metal siding, panels, canopies and a new aluminum storefront. The existing brick would remain on the side and rear elevations of the building. Ms. Andrade explained that the building additions would be constructed of vertical and horizontal corrugated metal siding. Ms. Andrade stated the Petitioner would like to amend the land use table for commercial and industrial zoning districts to include "Residential Storage Warehouse" as a permitted land use in the O/R, Il, and 13 Districts and as a Conditional Use in the B4 District. Ms. Andrade stated, in regards to Section 14.2401, the Petitioner would like to add the following definition for "Residential Storage Warehouse ": Storage or warehousing service within a building for individuals to store personal effects and for businesses to store materials.for operation of an industrial or commercial enterprise elsewhere. But in no case may storage spaces in a residential storage warehouse facility function as an independent retail, wholesale, business, or service use. Spaces may not he used for workshops, hobby shops, manufacturing, or similar uses. Human occupancy is limited to that required to transport, arrange and maintain stored materials. Ms. Andrade further stated the Petitioner is also requesting to amend the off-street parking requirement to include one (1) space per ten - thousand (10,000) square feet of floor area for a "Residential Storage Warehouse ". Ms. Andrade listed the standards for the Planning and Zoning Commission to consider for text amendments to the Zoning Code as: • The general applicability of the amendment to the community, rather than an individual parcel; • Consistency of the amendment with objectives of the Zoning Code and Comprehensive PIan; • The degree to which the amendment would create non - conformity; • Consistency of the amendment with Village policy as established by previous rulings. Ms. Andrade further explained the proposal to amend the Zoning Code to specifically address storage facilities would be applicable on a community -wide basis and would not create a non - conforming situation. The Village has considered such facilities as permitted in the industrial districts. There is an existing storage facility located at 708 W. Central Road, which is zoned Il . Planning and Zoning Commission- June 26, 2014 PZ -17 -14 Joseph Donnelly, Chairman Ms. Andrade stated that Staff is supportive of the Petitioner's request to amend the land use table to permit storage facilities in the II and I3 Districts, but not in the O/R nor as a Conditional Use in the B4 District. Ms. Andrade further stated, Staff recommends that the petitioner's proposal be modified so the land use classification is Mini - Warehouse instead of Residential Storage Warehouse. This would be consistent with current terminology for self - storage facilities. Ms. Andrade also stated Staff is supportive of the Petitioner's request to amend the off-street parking requirement, however, does not feel one (1) space per 10,000 square feet of floor area would be sufficient. Instead, Staff recommends using the Institute of Transportation Engineers' (ITE) recommendation of 0.14 parking space per 1,000 sq.ft. of gross floor area, in addition one (1) space per vehicle used in the conduct of the business. The office space would be calculated separately. Ms. Andrade stated that Staff finds the Petitioner's definition acceptable as proposed for the Mini - Warehouse land use classification. Ms. Andrade stated based on Staff's review, the proposed. Text Amendments meet the standards contained in Section 14.203.D of the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission make a recommendation to the Village Board to approve the following motion: "To approve the text amendments to Sections 14.604, 14.2224, and 14.2401 of the Village's Zoning Code regulations as follows: 1) Section 14.604: Land Use Table 2 — To add Mini - Warehouse as a permitted use in both the I- 1 and I -3 zoning districts.. 2) Section 14.2224: Off Street Parking Requirements — To add Mini - Warehouse to the industrial section of the table with a parking requirement of 0.14 parking spaces per 1,000 sq. ft. of gross floor area, plus 1 space per vehicle used in the conduct of the business (Office space calculated separately). 3) Section 14.2401: Definitions — To add Mini - warehouse with the following definition: a. A storage or warehousing service within a building for individuals to store personal effects and for businesses to store materials for operation of an industrial or commercial enterprise elsewhere. But in no case may storage spaces in a mini- warehouse facility function as an independent retail, wholesale, business, or service use. Spaces may not be used for workshops, hobby shops, manufacturing, or similar uses. Human occupancy is limited to that required to transport, arrange and maintain stored materials." She stated the Village Board's decision is final for this case. Commissioner Youngquist asked if the proposed Mini- Warehouse facility is still going to be built at Randhurst Village. Mr. Simmons stated the developers looked at other options for that particular site. However, a use exception was approved as part of the PUD for the project which would allow this type of use to be built as part of the overall project. Planning and Zoning Commission - June 26, 2014 PZ -17 -14 Joseph Donnelly, Chairman Chairman Donnelly asked if the texts amendments were to be approved, the project would then comply with the code. Staff confirmed. that he was correct. Chairman Donnelly swore in Christopher Michalek 444 N. Michigan Ave. Chicago, Illinois. Mr. Michalek stated the proposed project is to rehab an existing building into a Mini - Warehouse. The existing building is an industrial warehouse with some offices. He stated the project would consist of renovating the outside with metal canopies and store front; to make it a modern climate controlled storage facility. Mr. Michalek stated that an addition would be built in the center of the building. He stated the square footage. of the building would increase to about eighty -five thousand (85,000) square feet. In addition, he stated that landscaping would be added to the exterior to comply with the landscape setback and to reduce the amount of pervious surface on site. Chairman Donnelly asked if any of the storage units would be accessible from the outside. Mr. Michalek stated they will only be accessible from the interior of the facility. Commissioner Filippone asked if the facility would be open 24 hours. Mr. Michalek stated that it would only be open from 6:00 am until about 10:00 pm with office hours from 8:00 am to 6:00 pm. Commissioner Beattie asked how many parking spaces would be provided for the facility with the proposed parking amendment. Mr. Michalek stated that twenty -six (26) parking spaces would be provided. Ms. Andrade stated that the required amount of parking spaces would be sixteen (16) plus any additional spaces that would be used by the business. Commissioner Norbert asked on average how many cars would be visiting the facility. Mr. Michalek stated on average peak hour about four to five (4 -5) cars an hour. Chairman Donnelly asked if there were any further questions; hearing none he opened the discussion to the public. Hearing none, Commissioner Younguist made a motion seconded by Commissioner Fitzgerald to approve the following motion: "To approve the text amendments to Sections. 14.604, 14.2224, and 14.2401 of the Village's Zoning Code regulations as follows: I) Section 14.604: Land Use Table 2 — To add Mini - Warehouse as a permitted use in both the I- 1 and I -3 zoning districts. 2) Section 14.2224: Off Street Parking Requirements — To add Mini - Warehouse to the industrial section of the table with a parking requirement of 0.14 parking spaces per 1,000 sq. ft. of PIanning and Zoning Commission- June 26, 2014 PZ -17 -14 Joseph Donnelly, Chairman gross floor area, plus 1 space per vehicle used in the conduct of the business (Office space calculated separately). 3) Section 14.2401: Definitions — To add Mini - warehouse with the following definition: a. A storage or warehousing service within a building for individuals to store personal effects and for businesses to store materials for operation of an industrial or commercial enterprise elsewhere. But in no case may storage spaces in a mini - warehouse facility function as an independent retail, wholesale business, or service use. Spaces may not be used for workshops, hobby shops, manufacturing, or similar uses. Human occupancy is limited to that required to transport, arrange and maintain stored materials." UPON ROLL CALL: AYES: Fitzgerald, Beattie, Youngquist, Kueter, Mizwicki, Filippone, Donnelly NAYS: NONE The vote was approved 7 -0 with a positive recommendation to Village Board. After hearing two (2) additional cases Commissioner Beattie made a motion seconded by Commissioner Youngquist and the meeting was adjourned at 9:11 pm. Jen Moder, Administrative Assistant Co unity Development Planning. and Zoning Commission- June 26, 2014 PZ -17 -14 Joseph Donnelly, Chairman