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02/28/2011DES PLAINES PLAN COMMISSION FEBRUARY 28, 2011 MINUTES The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, February 28, 2011, at 7:00 P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: Kowalski Niemotka Perez ABSENT: Bar Lane Also present was Senior Planner, Scott Mangum. Chairman Kowalski called the meeting to order at 7:00 P. M. NEW BUSINESS Case #11 -003 -MAP — 2170 and 2250 Mannheim Road Request: An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the M-2 General Manufacturing Zoning district to the C-3 General Commercial Zoning District. Ted Bobek, 1216 Tyrell Avenue, Park Ridge, Illinois, was sworn in to give testimony in this case. Mr. Bobek, stated that he was present to request the Amendment to the zoning map to reclassify properties from M- 2 to C-3 General Commercial Zoning District for the properties located at 2170 and 2250 Mannheim as they had nine acres of land, but were only utilizing five of those acres. They also requested off-street commercial parking, which could not be done unless the reclassification was made. Chairman Kowalski called for questions of Mr. Bobek by members of the Commission. Commissioner Niemotka asked if the off street parking would be utilized by people who would be flying in and out of O'Hare and park overnight. Mr. Bobek stated that they currently do not allow any over -night parking — the customer would have to to take a cab or would park in the long-term parking at O'Hare. Commissioner Perez asked how much parking would be needed. Mr. Bobek stated although there was capacity for 300-400 cars, there would not be a large amount of people parking and would not inteifere with traffic. 30-40 cars would be expected. Chairman Kowalski asked about the current land use. Mr. Bobek stated they had their administrative and corporate offices, car maintenance, car rental, etc. Advantage car rental also operates on site as a subsidiary of Hertz. Chairman Kowalski called for the Staff Report to be read by Mr. Mangum. Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the M-2 General Manufacturing Zoning District to the C-3 General Commercial Zoning District. Case #11 -003 -MAP — 2170 and 2250 Mannheim Road February 28, 2011 Page 2 Analysis: In analyzing this request, the staff considered the following information: General Information General Information Petitioner: The Hertz Corporation, 2170 S. Mannheim Road, Des Plaines, IL 60018 Existing Land Uses: Car Rental Facility Existing Zoning: M-2, General Manufacturing Street Classification: Mannheim Road is an arterial road. Comprehensive Plan: The Plan recommends Community Commercial uses for these sites. The applicant, The Hertz Corporation, has applied to change the zoning of the two lots at 2170 and 2250 S. Mannheim from M-2, General Manufacturing, to C-3 General Commercial. Both lots are through lots with frontages on both Mannheim Road and Chestnut Street. 2170 S. Mannheim Road is a 5.67 acre parcel improved with a commercial building and parking. 2250 S. Mannheim Road is a 3.15 acre parcel which had been improved with a commercial building before it was demolished in 2005. Several properties in the Mannheim corridor were re -zoned to C-3, General Commercial in 2010 including the adjacent banquet facility property to the South. The existing land use, vehicle leasing/rental agent, is a permitted use in both zoning districts. However, the C-3 zoning district is more compatible with the adjacent residential uses to the West as well as the Comprehensive Plan which calls for a Community Commercial use for the site. The applicant also wishes to add commercial parking to this facility, which is a permitted use in the C-3 district, but not permitted in the M-2 district. A number of properties in the area have been rezoned to C-3, General Commercial, in the past several years. The City of Des Plaines acted as the applicant in rezoning the property at 2655-95 S. Mannheim Road from C-2 to C-3 in 2006 as part of a Redevelopment Agreement that resulted in the construction a shopping center with retail and restaurant tenants. The City also participated in rezoning the property at 2811 S. Mannheim Road in anticipation of Hotel developments. In 2009 the City Council also approved rezoning the property at 2711 S. Mannheim Road from C-2 to C-3. In 2010 the properties at 2300 Mannheim Road, 1450 E. Touhy Aye, 1470 P. Touhy Avenue, and 2777 S. Mannheim Road containing nonconforming hotel, restaurant, and banquet uses were also rezoned from C-2 to C- 3. According to Section 7.3-5 of the Zoning Ordinance, the purpose of the M-2 General Manufacturing District is to provide a location for general Manufacturing uses. The present vehicle leasing use and the Comprehensive Plan designation are in conflict with this purpose. Standards for a Zoning Map Amendment To analyze this map amendment request, the standards for amendments contained in Section 3.7-5 of the Zoning Ordinance were used. Following is a discussion of those standards: A. Whether the proposed amendment is consistent with the goals, objectives, and policies contained in the Comprehensive Plan. The 2007 City of Des Plaines Comprehensive Plan recommends Community Commercial uses for these sites. The C-3 zoning district permits vehicle leasing agents and commercial parking uses by right in addition to a number of additional commercial uses. Case #11 -003 -MAP — 2170 and 2250 Mannheim Road February 28, 2011 Page 3 B. Whether the proposed amendment is compatible with the current conditions and the overall character of existing developments in the immediate area. The current conditions around the facility include a variety of commercial uses including offices and restaurants. Adjacent uses to the west include single and multi -family residential. The proposed zoning change would be more compatible with the character of the neighborhood in that it would match the existing land uses and allow less intensive uses adjacent to more sensitive residential uses. C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to the property. The public facilities and the public services provided by the City of Des Plaines are adequate. Ii' the zoning amendment is approved, no expansion of public facilities or services will be necessary. D. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. The proposed uses of the buildings would remain unchanged; therefore no adverse impact on the value of properties is anticipated. The C-3 zoning district bulk requirements allow additional building height (45' vs. 40') and allow for reduced setbacks. The C-3 zoning district is generally more permissive for commercial uses while limiting more intensive uses such as manufacturing. E. Whether the proposed amendment reflects responsible standards for development and growth. The proposed map amendment to reclassify the properties to C-3, General Commercial would reflect responsible standards for development and growth. The C-3 zoning district is more compatible with the Comprehensive plan and surrounding uses than the current M-2 zoning designation. Recommendation: Based on the above analysis, the Community Development Department recommends approval of the requested zoning map amendment to change the zoning classification to C-3, General Commercial. Based on the pattern of existing development and the recent history of rezoning of other properties in the Mannheim corridor, staff recommends that the properties should be classified into a zoning district that permits the existing commercial use by right and conforms to the Comprehensive Plan. Planning Commission Procedure Under Section 3.7-4-C of the Zoning Ordinance (Amendments) the Planning Commission has the authority to make a recommendation for approval, approval with modification, or disapproval of the above-mentioned map amendment. The City Council has the final authority on the proposal. Chairman Kowalski called for questions or comments by members of the audience, either in favor of or in objection to the proposal. No persons came forward due to no one being present in the audience. A motion was made by Commissioner Niemotka, seconded by Commissioner Perez, to recommend approval of the Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the M-2 General Manufacturing zoning District to the C-3 General commercial zoning District. AYES: Niemotka, Perez, Kowalski Case #11 -003 -MAP — 2170 and 2250 Mannheim Road February 28, 2011 Page 4 NAYES: None MOTION CARRIED ELECTION OF OFFICERS: Chairman Kowalski stated that he had conversations regarding finding a replacement for his position and further discussed this with the Commissioners present. Commissioner Niemotka asked if the Mayor had any input on any names to replace Chairman Kowalski. Mr. Mangum stated he would inquire with the Mayor's Office with regards to obtaining recommendations. A motion was made by Niemotka, and seconded by Perez, to adjourn the meeting. The meeting was adjourned at 7:15 P. M. Sincerely, Carl Kowalski, Chairman Des Plaines Plan Commission cc: City Officials Alderm en Plan Commission Petitioner(s)