CITY OF PARK RIDGE. 505 BUTLER PLACE PARK RIDGE, IL TEL: 847/ FAX: 847/ TDD:847/ URL:

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1 CITY OF PARK RIDGE 505 BUTLER PLACE PARK RIDGE, IL TEL: 847/ FAX: 847/ TDD:847/ URL: DEPARTMENT OF COMMUNITY PRESERVATION AND DEVELOPMENT Date: November 13, 2012 To: From: Subject: Planning and Zoning Commission Jon Branham, City Planner Special Use to Allow the Operation of a Dental Clinic in the B-4 Uptown Business District Uptown Core Sub-District 28 Main Street Zoning Case Number: SU Introduction MSPPR, LLC, applicant, requests a special use to allow a dental clinic in the B-4 Uptown Business District - Uptown Core Sub-District at 28 Main Street, in accordance with the special use provisions in Section 4.6 of the Zoning Ordinance. Notification requirements for this application have been satisfied. A legal notice for the public hearing was published in the Park Ridge Herald Advocate. A sign was posted on the property. Neighboring properties were notified by mail. The following chart summarizes the land use, zoning district classification and Comprehensive Plan/Uptown Plan designation for the subject and surrounding properties. Location Current Use Zoning Comprehensive Plan/Uptown Plan Subject Property Vacant commercial building B-4, U-Core Retail, restaurant, entertainment and pedestrian-oriented service uses North Train station B-4, U-Core Train station East Chiropractic Office B-4, U-Core Retail, restaurant, entertainment and pedestrian-oriented service uses South Parking Lot R-2 Parking Lot West Valentino s Hair Salon B-4, U-Core Retail, restaurant, entertainment and pedestrian-oriented service uses Information Submitted by the Applicant The applicant requests a special use to allow a dental clinic in the B-4 Uptown Business District - Uptown Core Sub-District. MSPPR, LLC, plans to locate a dental clinic at the building located at 28 Main Street. The specific space has been unoccupied for several years. The applicant also intends to lease a portion of the building as office space, which is another special use in the U-Core District, and is also being OUR MISSION: THE CITY OF PARK RIDGE IS COMMITTED TO PROVIDING EXCELLENCE IN CITY SERVICES IN ORDER TO UPHOLD A HIGH QUALITY OF LIFE, SO OUR COMMUNITY REMAINS A WONDERFUL PLACE TO LIVE AND WORK.

2 considered separate from this application. There is currently parking available in front of the building along Main Street. The applicant is also intending to remove a portion of the building to create additional parking in the rear of the building. Some façade improvements would also be proposed, but the applicant has not finalized those plans. An analysis of utilities, stormwater drainage plans and traffic generation was not submitted with the application. The intensity of the dental clinic use would be similar to a service or office use, and would not have a significant impact on utilities or stormwater. There would be a moderate amount of pedestrian traffic in and out of the building. Special Use Standards The applicant submitted a statement indicating how the proposed use would satisfy the findings of fact for special uses (Section 4.6.E.1). First, the establishment, maintenance and operation of the special use in the location proposed is not expected to endanger the public health, safety, morals or general welfare of the community. Second, the special use is expected to be compatible with adjacent and nearby properties. Third, the special use in the proposed location is expected to be consistent with the spirit and intent of the Zoning Ordinance and the Comprehensive Plan. Staff Analysis Staff reviewed the proposal in accordance with the Uptown Plan and the Zoning Ordinance. Uptown Plan The Uptown Plan, approved in 2002, is an amendment to the City s 1996 Comprehensive Plan. The Uptown Plan provides recommendations for the area known as the Uptown Core where the property is located. In summary, the recommendations for this area indicate that retail, restaurant, entertainment uses should be located on the ground floors of buildings throughout this district, particularly in the blocks along Prospect Avenue north of the railroad. Pedestrian-oriented commercial service and office uses should also be permitted on the ground floors of buildings in the blocks along Prospect and Main Street, south of the railroad. Office, service, institutional, and residential uses should be permitted on the upper floors of buildings throughout the Uptown Core. B-4 Uptown Business District, Uptown Core Sub-District The proposed special use would satisfy all the bulk requirements of the B-4 District Uptown Core Sub- District if the proposed text amendment (Case TA-12-07) is approved in conjunction with this application to allow the dental clinic use as a special use in the Uptown Core Sub-District. Site Design The applicant plans to remodel the exterior façade and the interior of the tenant space for the proposed use. The exterior modifications would need to be reviewed and approved by the Appearance Commission. Signs The applicant would require signs for the use, but has not submitted specific plans. All signs must comply with Section 14 of the Zoning Ordinance and will require Appearance Commission approval. Refuse Storage Refuse storage was not indicated on the plans. One of the proposed parking spaces may be utilized for this purpose. The storage area would need to be screened in accordance with Section A of the Zoning Ordinance. 2

3 Traffic Circulation Traffic is not expected to be impacted by the proposed use. The use would generate vehicular and pedestrian traffic. Off-Street Parking Off-street parking required for a medical/dental clinic use is 1.5 spaces per exam room (Section 12.13, Table 9). There are five public parking spaces in front of the building which can count towards off-street parking requirements in the B-4 District (Section C). Additionally, the applicant intends to remove a portion of the building to allow for additional spaces in the rear, to be access via the alley. Parking stall width requirements (8.5 feet) would allow for approximately five additional rear spaces, for a total of ten spaces. One of the parking spaces may be needed for refuse storage, for a total of nine available spaces. The dental clinic would require nine spaces (1.5 x 6 exam rooms). Therefore, the parking requirements would be met. Additional street parking is available on Main Street, Prairie Avenue, and Fairview Avenue. Also, the Prairie Avenue paybox parking lot is located directly behind the building. Parking Lot Landscaping/Transition Yard Parking lots are required to have four feet of perimeter parking lot landscaping, however, the Planning and Zoning Commission may modify the amount of landscaping required (Section 13.8). Additionally, transition yards are required when commercial district abuts a residential district (Section B). The subject property abuts a residential district to the rear. The Commission also has the authority to waive this requirement. Special Use Standards The Commission will need to determine if the proposed use satisfies the findings of fact for special uses (Section 4.6.E.1). First, the establishment, maintenance and operation of the special use in the location proposed shall not endanger the public health, safety, morals or general welfare of the community. Second, the special use shall be compatible with adjacent and nearby properties. Third, the special use in the proposed location shall be consistent with the spirit and intent of the Zoning Ordinance and Comprehensive Plan. Commission Action The Commission may decide to deny, continue, or recommend City Council approval of a special use to allow a dental clinic in the B-4 Uptown Business District, Uptown Core Sub-District at 28 Main Street, Zoning Case Number SU-12-05, subject to the following, at a minimum: 1. All signs complying with the Zoning Ordinance; 2. Obtaining Appearance Commission approval for signs and any exterior façade modifications; 3. Meeting any Engineering and other Department requirements; 4. Modifying the amount of perimeter parking lot landscaping required per Section 13.8; and 5. Waiving the rear yard transition yard requirement per Section B. Attachments 3

4 ' ' ' Special Use Application _ City of Park Ridge Community Preservation and Development Department 505 Butler Place Park Ridge, IL Phone: (847) Fax: (847) Case Number: S ;;..U_-_1 :;L;;... -_0_~ Subject Property Information: Address: 2 > tv\eci P $\(~e\= 1 PA-f?.'t.. R~~e, Legal Description (can attach separate sheet): See:e Zoning District: er '-\ U~ ~fe, ~ \ s\-. ft~\\mer"\t- ~ lu..~<e) Applicant Information: Name: ~S,(lf>{l_\ LL~ Address: I\\ \::.CL~\- f\lle.nuv ~~ Q.;~e. \L loeeto<( Phone: B'-rl- 2i23-0"2-oS ~f;,q) -eor+w.~"~ od- Owner Information: Name: \J\@{fW,U.C.. ("-\~ boa.rc..;c..\'j Phone: B'-\1- les 3-\ '-\ S 2... Address: lo H l ~L RhteJ) R. oa&.. 12a5erroot II d ~DO ( ~ Summary of Proposed Special Use (refer to Section 4.6 of the Zoning Ordinance): \o ~IV\\-\-.\-h~ (Q~era_-\s.oi\ {). a_ c\enkn\ C'J\n\C._.. I hereby certify, as the undersigned applicant, that the above statements and attached documentation are true and correct to the best of my knowledge. Date I() "'Z-- Revised

5 ATTACHMENT A -LEGAL DESCRIPTION The property is commonly known as: 28 Main Street, Park Ridge, IL LOT 4 IN BLOCK 5 IN l. HODGES ADDITION TO PARK RIDGE IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Property Index Number part of

6 ATTACHMENT B- SPECIAL USE REQUEST Special Use Request MSPPR, LLC is seeking special use approval for the property located at 28 Main Street, Park Ridge. The property is currently zoned B-4-Uptown Core District. MSPPR is requesting a special use approval to permit the operation of a dental clinic and medical or professional offices on the ground floor. Existing and Proposed Use The current building has been vacant for multiple years. The building is an older commercial building which is structurally sound, however has been neglected. The proposed use would allow the interior and exterior of the building to be remodeled with a new facade that will complement and enhance the Uptown Core area. The building is currently approximately 7200 square feet, 6000 SF with an addition of 1200 SF. The dental clinic will occupy the store front which will be approximately 3,000 SF. The 1200 SF addition off the back will be removed to comply with the Park Ridge Parking Ordinance Section By removing the 1200 SF from the rear of building, this will make room for six (6) parking spaces on the property. In addition, per the Park Ridge Parking Ordinance Section Required Off-Street Parking Spaces paragraph C, an additional six (6) spaces will be designated to this building which are adjacent to the front property line on Main Street. The dental clinic will have 6 exam rooms. Per Table 9 of Section 12.13, a medical/dental clinic is required to have 1.5 spaces per exam room. The dental clinic will require 9 spaces per the zoning ordinance and MSPPR will have 12 parking spaces (6 front/6 back). MSPPR would like to request an additional special use for medical or professional office space. There will be 3,000 SF of space remaining in the back half of the building. MSPPR would like to have the option to rent some or all of this space under a special use for medical or professional offices on the ground floor. The additional on-site parking noted above will support this special use as well as there is ample parking on Main, Fairview and Prairie Streets. Area 4 has approximately 280 public off street parking spaces that serve commuters and nearby stores and businesses. Based on the office space requirement of the tenant, MSPPR would adhere to the zoning ordinance for off-street parking. Proposed Exceptions None

7 FINDINGS OF FACTS Section 4.6(E} of the Ordinance specifically address the findings of fact required for the granting of a special use permit. 1. The establishment, maintenance and operation of the special use in the specific location proposed, will not endanger the public health, safety or general welfare of any portion of the community. Response: The location of the proposed dental clinic is currently vacant. The proposed use will complement the existing uses in the Uptown Area and will help enhance the mix of residential, retail and service uses in the Uptown Core District and the Uptown area as a whole and diversify the City's economy which will in turn enhance the vitality and stability of the City. Additionally, there is sufficient parking on the property and surrounding streets to accommodate this less than retail generating use. The establishment, maintenance and operation of the special use at this location will not endanger the public health, safety or general welfare of any portion of the community. 2. The proposed special use is compatible with adjacent properties and other properties within the immediate area. Response: The proposed special use creates the opportunity for additional, complimentary uses of the shops in the Uptown area and diversify the City's economy. The hours of operation will complement those of the surrounding commercial uses. The proposed special use is therefore compatible with adjacent properties and other property within the immediate vicinity of the special use. 3. The special use, in the specific location proposed, is consistent with the spirit and intent of the Ordinance and the Comprehensive Plan. Response: The U-Core is characterized by a mix of small retail and service uses within a mix-use pedestrian oriented environment. The location of this property is at the end of Main Street and is located on a street with ground level service providers such as an eye doctor, psychologist, chiropractor, hair salon, dentists and other service providers. The proposed use implements the recommendations of the Comprehensive Plan and is consistent with the spirit and intent of the Zoning Ordinance and the Comprehensive Plan.

8 --,--~.. -- October 9, 2012 City of Park Ridge 505 Butler Place Park Ridge, IL Re: Main Street, Park Ridge, IL PIN: Ladies/Gentlemen: Please be advised that, in my capacity as Asset Manager for MB Financial Bank, N.J\., which controls MB800, LLC, the owner of the above referenced property, I can state that we as owner have executed a contract to sell this property to William Parilla. Seller/owner acknowledges that the buyer will be applying for a text amendment entitled "Permitted and Special Uses" to allow medical/dental clinics and professional oftices as a special use in the Uptown Core Sub-District. If you have any questions, please feel free to call me at 847/ or me at dgottlieb@mbfinancial.com. Vice President, Asset Manager MB Financial Bank, N.A.

9 I Applicant Disclosure Statement (Section ) Name of Applicant:...!..\J\~S"""--!...~...:.p-.!-((._,1---U~L--=~= Subject Property Information: '"\ d r \. \ {\ (\ \ Address: -----~ct=~n~...!..:,tj\_:.,0..=...;,_;\ f\:._:...::~=-..!..;""=-=e.:;..;;;er-~\----..!t"...!.frt...!...=..:l<'-...:;:...:...;t<~~ a::..:..,~rt-"'e_~ P.I.N.: QC\ - "'5 - ;)..D J. - Oo3-6C::JCJ 0 Name and business address of any and all current holders of legal or beneficial title to the subject property (attach additional sheets if necessary): tv\~ k"~~ti.\ ( ~~?>6.0. tl) ' If there is a pending contract for the sale of the subject property, list the purchasing party's name: \U\\, \G.t..J\ PPri-\ HA- ( M%...Pee\ 1 ' c.. ) List any entities, other than a natural person, that hold legal or beneficial title and that have a greater than 3% interest in the entity: For each entity listed above that, list every director, officer and manager of the entity: See. \\--\~h.l4.-e~ (~hln~+: ~ For each entity listed above that is a limited partnership or limited liability company, list the name of every limited or general partner or member: For each limited partner or general partner that is a corporate entity, list the name of every person who holds a greater than 3% interest in the corporation: I acknowledge that I have read and understand the requirements of Article 2, Chapter 24 of the Pam Ridge Municipal Code ("Code"). I understand that as the applicant, I am required to keep all of the information on this fonn current and updated until the City Council takes final action on my request. I also understand that if I fail to comply with this requirement, the City Council may declare the action it has taken with respect to my request null and void. In addition, the City Council may direct the initiation of legal action for a violation of the Code and may seek the penalties set forth In Section of the Code, Including dally monetary fines. I understand that this disclosure statement will be open for public inspection and posted on the City's website prior to any meeting when my request will be acted upon. I understand that if the subject property is assigned, transferred or If an agreement is entered into to transfer any right, Interest, or pennit within one year of the City Council's final action, there will be a rebuttable presumption that the assignee or transferee had constructive control of the subject property at the time of my application. The penalty discussed above will be Imposed for any failure to disclose any such assignee or transferee. I, the undersigned applicant, hereby certify that above statements are true and correct to the best of my knowledge. Signature of Applicant Date J o-r Z-1' z_ Rev;sed 5-29-<18

10 EXHIBIT A TO APPLICANT DISCLOSURE STATEMENT 1. The members of MSPPR, LLC are as follows: William T. Parilla 2. MB Financial MB800, LLC David Gottlieb- Vice President Asset Manager MB Financial N.A.

11 ' ' DESIGN STANDARDS FOR SPEOAL USES a. Building elevations and floor plans-see attachment C b. Site Plan - See Attachment D c. Off-Street Parking and Loading Facilities Plan SF will be removed from the back of the building to comply with the Park Ridge Parking Ordinance Section This will create 6 spaces of on-site parking plus there will be 6 spaces designated to this building which are adjacent to the property line on Main Street. d. Traffic Circulation Plan-Main Street has good vehicular accessibility. Parking behind building will be access through the alley. This use is less than retail which is appropriate. e. Traffic Generation Plan- N/A- Area 4 has good vehicular accessibility. Use less than retail. f. Landscape, Screening and Open Space Plan- N/A g. Utilities and Stormwater Drainage Plans-As is. h. Sign Plans- Will comply with Park Ridge ordinance. To be submitted to the Appearance Committee.

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13 Awb Main Street Rec&Meas=5o.o 20Ft. (Asphalt) Alley

14 I I I I IVICIII I ~lf "GI. Concrete Curb Concrete Walk Rec= 100.0' I -5 l;ii l ~.8 ~ r.!!! '... ~ I I ~.I. I I. I Rec& Meas =50.0' 20Ft. (Asphalt) Alley