Plat and Subdivision Committee

Village of Arlington Heights Plat and Subdivision Committee Community Room, 3rd Floor Arlington Heights Village Hall 33 S. Arlington Heights Road Arlington Heights, IL 60005 September 28, 2016 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Arlington Heights Animal Hospital - 412 W. Algonquin Rd. - T1567 Land Use Variation for Commercial Kennel VII. OTHER BUSINESS VIII.ADJOURNMENT Persons with disabilities requiring auxiliary aids or services, such as an American Sign Language interpreter or written materials in accessible formats, should contact David Robb, Disability Services Coordinator, at 33 S. Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793 (Voice), (847)368-5980 (Fax) or drobb@vah.com. Item: Arlington Heights Animal Hospital - 412 W. Algonquin Rd. - T1567 Department: Planning & Community Development Requested Action: - Land Use Variation to allow a Commercial Kennel within the B-2 District - Amendment to Ordinance 92-009 Variations Identified: None identified at this time. Recommendation: The Staff Development Committee reviewed the proposed request and generally supports the proposed Land Use Variation, subject to the following: 1. A Design Commission application will be required. 2. The petitioner shall obtain a kennel license from the Village of Arlington Heights. 3. Restrictions on times and locations of exterior dog walking may be added during the Plan Commission process. 4. The petitioner shall provide a detailed parking analysis that documents current usage of the parking lot, including parking counts over two weeks (3 days per week, including one weekend day each week) 5. The petitioner shall provide code compliant landscape islands at the end of all parking rows. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Report Aerial Exhibits Project Narrative Correspondence Site Plan, Floor Plan Exhibits  Arlington Heights Animal Hospital LUV, Temporary File 1567 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: September 28, 2016 Date Prepared: September 23, 2016 Project Title: Arlington Heights Animal Hospital LUV Address: 412 W. Algonquin Rd. BACKGROUND INFORMATION Petitioner: Michael J. Matthys – Linden Group Address: 10100 Orland Parkway – Suite 110 Orland Park, IL 60467 Existing Zoning: B-2, General Business District Requested Action: Land Use Variation to allow a Commercial Kennel within the B-2 District. Amendment to Ordinance 92-009 Variations Identified: None identified at this time. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Land-Use Comprehensive Plan M-2, Limited Heavy Manufacturing Pace Bus Administrative Facility R&D Mfg and Warehouse North District B-2, General Business District Hotel (Motel 6), Multi-story office Offices Only, R&D Mfg and South building Warehouse East R-5, Multiple Family Dwelling District Arlington Reserves Townhomes Moderate Density Multi-Family M-2, Limited Heavy Manufacturing Pace Bus Administrative Facility R&D Mfg and Warehouse West District Page 1 of 3  Arlington Heights Animal Hospital LUV, Temporary File 1567 Background: The subject property is 36,622 square feet in size and contains the Arlington Heights Animal Hospital, which is a 6,000 square foot single story full service veterinary hospital. The hospital has 30 fulltime and part-time employees and is open from 8:00am-7:00pm Monday thru Friday, 8:00am-4:00pm on Saturday, and 9:30am-12:00pm on Sunday. The site has full access to Algonquin Road allowing both eastbound and westbound ingress and egress. There are 30 existing parking spaces on the subject property (20 spaces in the front parking lot, 10 spaces in the rear parking lot). The petitioner has proposed an 800 square foot addition to the existing building in order to accommodate space for animal boarding. Approximately 30 kennels would be located within the building addition, and portions of the existing interior space would be remodeled to update the facility and accommodate new areas for services related to the newly proposed animal boarding function (food storage, bathing, etc.). Animals would be walked behind the building in the area as indicated on the attached site plan. Hours of operation are expected to remain the same. Zoning and Comprehensive Plan As indicated above, the property is within the B-2, General Business District, and “Animal Hospitals” are classified as a permitted use in the B-2 District. However, the proposed animal boarding, which is classified as a “Commercial Kennel”, is neither a permitted nor special use within the B-2 District. Therefore, a Land Use Variation is required. The petitioner will be required to demonstrate conformance to the following criteria necessary for Land Use Variation approval: The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in that zone. The plight of the owner is due to unique circumstances. The variation, if granted, will not alter the essential character of the locality The Village's Comprehensive Plan designates the future use of the subject property as “Commercial”. The proposed Land Use Variation is therefore consistent with the Comprehensive Plan. It should be noted that when the animal hospital was approved subsequent to a rezoning and subdivision in 1992, the ordinance authorizing approval contained a condition that prohibited “dog runs and outside facilities for animals”. As animals will now be walked outside, the enabling ordinance from 1992 must be amended to remove this condition. During the Plan Commission process, conditions of approval restricting the times and locations of dog walking may be added. Finally, all kennels within Arlington Heights are required to obtain a license from the Village. If approved, the proposed kennel will be required to obtain this license. Traffic & Parking The subject property currently contains 30 parking spaces, and based on the medical office use of the animal hospital, it is required to provide 1 space per 200 square feet of floor area. At 6,000 square feet, 30 parking spaces are required for the existing facility. The proposed 800 square foot addition requires parking at a ratio of 1 space per 300 square feet due to the use as a kennel (as opposed to a medical office). Since portions of the existing 6,000 square foot hospital space will be remodeled to accommodate the kennel functions, the parking requirements for the existing space will likely be reduced. However, in order to determine the overall parking requirement for the site, further details from the applicant are needed to understand the exact sizes of the existing spaces that will change from “animal hospital” to “kennel”. The proposed site plan shows a the reconfiguration of the rear parking area and the addition of two new parking spaces in anticipation of having to provide additional parking per code requirements (which has yet to be determined). Staff has several issues with the proposed parking lot reconfiguration, which will be detailed in the Site Plan, Building, and Landscaping section below. Section 6.12-1 of Chapter 28 of the Municipal Code requires a traffic study prepared by a professional traffic engineer only on projects larger than 5,000 square feet when located along a major arterial. As the proposed addition is only 800 square feet, a Page 2 of 3  Arlington Heights Animal Hospital LUV, Temporary File 1567 formal traffic study is not required. However, the petitioner will be required to submit a detailed parking analysis that documents current usage of the parking lot, including parking counts over two weeks (3 days per week, including one weekend day each week). Staff will use this information to determine if adequate parking exists for the proposed building addition. Site Plan, Building and Landscaping Based on a preliminary evaluation, the proposed 800 square foot addition conforms to all setback, height, and bulk requirements. Once formal plans have been finalized and submitted, staff will analyze for conformance to all code requirements. It should be noted that a formal application to the Design Commission will be required for the proposed addition. The only other proposed change to the site is the reconfiguration of the rear parking lot (including the addition of one space) and the addition of one space to the front parking lot. The changes to both parking areas involve the conversion of landscape beds at the ends of parking rows into new parking spaces. Per code, a 9-foot wide curbed island with a 4-inch caliper shade tree is required at the end of each row of parking. Therefore, additional landscape islands would have to be incorporated into the new ends of the parking rows, which islands are not included on the current plans. The applicant will be required to add these landscape islands. Additionally, staff is concerned that the reconfiguration of the rear parking lot will remove a turnaround bump out that allows dump trucks the ability to turn around upon collecting refuse from the dumpster at the rear of the building. The applicant should revisit the rear parking lot reconfiguration to ensure that there is proper room for a dump truck to be able to turn around. The reconfiguration of the rear parking lot would bring the parking lot closer to the residential areas to the east of the subject property, reducing the greenspace buffer that currently exists between the two properties. Having a parking lot in close proximity to the townhomes to the east is not a preferable site design and the applicant is requested to re-evaluate the site to determine if alternative spaces exist to accommodate the additional proposed parking spaces. Finally, all parking areas are required to have a well maintained 6’ tall screen (landscaping, fence, or berm) adjacent to any residential zoning district. Currently, a fence exists along the eastern property line (adjacent to the townhomes), but it is unknown as to the condition of this fence. Staff must verify the condition to determine if a replacement fence in this area is needed. RECOMMENDATION The Staff Development Committee reviewed the proposed request and generally supports the proposed Land Use Variation, subject to the following: 1. A Design Commission application will be required. 2. The petitioner shall obtain a kennel license from the Village of Arlington Heights. 3. Restrictions on times and locations of exterior dog walking may be added during the Plan Commission process. 4. The petitioner shall provide a detailed parking analysis that documents current usage of the parking lot, including parking counts over two weeks (3 days per week, including one weekend day each week) 5. The petitioner shall provide code compliant landscape islands at the end of all parking rows. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ September 23, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1564 Page 3 of 3  Aerial - Arlington Heights Animal Hospital September 23, 2016 1:1,128 0 0.0075 0.015 0.03 mi 0 0.015 0.03 0.06 km Village of Arlington Heights GIS Copyright 2013  MAS 09-20-2016 MAG DEVELOPMENT COMMITEE REVIEW SITE PLAN 9-22-2016 \mgovea\a  MAS 09-20-2016 MAG DEVELOPMENT COMMITEE REVIEW AS BUILT 9-22-2016 FLOOR PLAN \mgovea\a  MAS 09-20-2016 MAG DEVELOMENT COMMITEE REVIEW PROPOSED FLOOR 9-22-2016 \mgovea\a PLAN