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Community & Economic Development Department Community & Economic Development Department To: Chairperson Blonz and Members of the Plan Commission From: Dominick A. Argumedo, AICP, Zoning Administrator/Land-Use Planner Date: May15, 2018 Re: Plan Commission Case PC18-03: 5000 Years Carom Billiards, Inc., request for a Special Use Permit for an Amusement Use, to allow for the operation of a Billiards Hall, in accordance with Section 12-4-3:D of the Morton Grove Unified Development Code (Ordinance 07-07) at 6231 Dempster Street, Morton Grove, IL STAFF REPORT Public Notice The Village provided public notice of PC 18-03 for the April 16, 2018 Plan Commission public hearing in accordance with the Unified Development Code. The Pioneer Press published the public notice on March 29, 2018, the Village mailed letters notifying surrounding property owners on March 30, 2018, and a sign was placed on the subject property on April 6, 2018. At the April 16, 2018 Plan Commission hearing the case was continued to May 21, 2018. Background The subject property, 6231 Dempster Street, is located on the south side of Dempster Street between Fernald and Ferris Avenues. The Applicant’s proposed location is a vacant 5,314 sq. ft. tenant space located within a single story 10,710 sq. ft. multi-tenant commercial building. In addition to the space that would be occupied by the billiard hall, the other tenant spaces are occupied by: Seoul Travel Office, Foot Health Care Center, Family Dental Care, and Seoul Barber shop. There are currently 7 parking spaces on site at the rear of the property. The property is zoned C1 General Commercial District. The properties to the east and west are also zoned C1 General Commercial District and improved with commercial buildings; the properties to the south are zoned R3 General Residence District and improved with townhomes; and the property to the north, across Dempster is zoned R1 and improved with and/or used by the Morton Grove Park District (Harrer Park) and the Village Civic Center. 6231 DEMPSTER STREET CONTEXT MAP Overview of the Application Mr. Sang Chul Hong, owner of 5000 Years Carom Billiards, Inc., is applying for a special use permit for an Amusement Establishment (billiards hall) at 6231 Dempster Street. The Applicant is proposing to operate a 13 table Billiards Hall, which would be open from 9:00AM to 2:00AM. Patrons would be able to rent a table in time increments. The Applicant is not proposing any on-site food preparation, but intends to offer pre-packed food items along with beer, wine and soft drinks for sale. The maximum number of employees on site is projected to be three. Parking and Traffic Analysis In accordance with Section 12-7-3:B., the Applicant hired Eriksson Engineering Associates (EEA) to complete a traffic and parking study for the proposed facility (5000 Years Carom Billiards, Inc. Traffic and Parking Study, dated May 11, 2018). Traffic Impact The submitted traffic study notes that the traffic generated by the proposed billiards hall will range from five to 15 trips per hour, generally after 6:00PM, which they project to be the beginning of the peak occupancy period. Based on their observations and with peak traffic initiating as the peak evening commuting period is winding down, EEA concludes that there will be a minimal impact on existing traffic conditions. Parking Analysis Per Section 12-7-3:B of the Unified Development Code, “For special uses, the proposed parking standards identified in subsection I, ‘Required Spaces By Use’, of this section, shall be advisory only. The final parking required for each special use shall be decided by the Village Board based on the submitted, independent traffic and parking study and any traffic and parking recommendation or study prepared by the village staff or village consultants or any pertinent village commission and the recommendation of the plan commission.” As noted by the traffic study and verified by staff, while some surrounding communities (Northbrook and DesPlaines) include Billiards Halls in their use/parking requirement requirements (both require 2 parking spaces per table), Morton Grove’s Unified Development Code does not include a specific parking requirement for a Billiards Hall (Section 12-7-3:I). For the purposes of analysis, staff determined that the closest parking classification to the Billiards use, within the Village’s parking code, would be recreational centers or physical fitness facilities, both of which require 1 space per 150 sq. ft. As this use would be located within a multi-tenant commercial building, Per Section 12-7-3:H.3 of the Unified Development Code, the parking requirement for a multi-tenant commercial building should reflect the fact that parking is shared among disparate commercial uses that may operate during different points of the day. This is the case with the proposed site, as the billiards hall would share the available parking with four (4) other commercial tenants. 2 Parking Requirement per Shared Parking Ordinance Tenant Space / Parking Req’t Base Shared Parking Modifier for Shared Use by Use, Parking Peak Parking Time Period Parking Sec. 12-7-3:I Req’t (6PM-2AM). Sec. 12-7-3:H.3 Req’t 5,000 Year 1 space per 35 Parking 90% (Entertainment Billiards 150 sq. ft. Spaces /Recreation) 32 Spaces (6231 Dempster) (5,314 sq. ft.) Seoul Barber Shop 1 space per 1 parking 80% 1 space (6229 Demspter) 250 sq. ft. space (1,349 sq. ft.) Seoul Travel 1 Space per 5 Parking 5% (Office) (6227 Dempster) 250 sq. ft. Spaces 1 Space (1,349 sq. ft.) Foot Health Center 1 Space per 5 Parking 5% (Office) (6225 Dempster) 250 sq. ft. Spaces 1 Space (1,349 sq. ft.) Family Dental Care 1 Space per 5 Parking 5% (Office) 1 Space (6221 Dempster) 250 sq. ft. Spaces (1,349 sq. ft.) Total 36 Req’d Spaces As previously noted, the parking standards in this ordinance are advisory to the Plan Commission and Village Board for Special Use applications and should be reviewed in conjunction with the submitted traffic and parking study. Again, Unified Development Code parking regulations for special use permits are advisory. Parking Demand EEA conducted those parking surveys on Tuesday April 17, 2018 and Wednesday April 18, 2018 from 9:00AM to 8:00PM. During that study times, EEA observed a maximum of four (4) occupied spaces on site (9:00 AM) and no more than 2 of the total 17 spaces along Fernald Avenue were occupied throughout the day. EEA projects that the peak demand for the billiard hall will be in the evening and be approximately 40 vehicles. EEA projects a parking demand of 40 when the facility holds tournaments, and, in general, a parking demand of 20 on standard nights of operation. EEA derived the parking demand based on industry standards of 1.5 people per vehicle for compatible entertainment uses plus three employees driving. The billiards hall may hold tournaments no more than once a month. Before 6:00PM, combined with the observed demand of other businesses, with a forecast parking demand of 10 vehicles for the billiards hall, the overall site is forecast to have a peak parking demand of 18 parking spaces. EEA forecast the expected daytime peak billiard hall demand as half of a standard nighttime occupancy. After 6:00PM, as all surrounding other businesses are closed, the peak parking demand of 40 would be the sole result of the billiard hall’s facility. The Applicant has secured an agreement with MBNA Financial, 6201 Dempster, to utilize the facility’s 93 off-street parking spaces after the bank’s regular hours. The bank’s hours are from 8:30 AM to 5:00 PM Monday through Thursday, 8:30AM to 6:00 PM Fridays, and from 9:00AM to 1:00PM on Saturdays. Combined with the subject property’s on-site and public parking supply of 24 spaces, EEA forecasts a parking surplus of 77 parking spaces after 6:00PM when the billiards hall has peak parking demand. 3 Parking Peak Demand Overview Building/Site Available Parking Projected Peak Parking Demand (existing Surplus(Deficit) businesses + Billiards hall) 6231 Dempster Street Before 6:00 PM 18 (5:00 PM) 6 spaces: 18 space (Existing + proposed On-site: 7 spaces. demand for 24 available Billiards hall) Street: 17 spaces immediate spaces on Fernald Avenue After 6:00 PM 40 (8:00PM to 2:00AM) 77: 40 space demand for On-site: 7 spaces. 117 vehicles available Street: 17 spaces on Fernald Avenue MBNA: 93 spaces Traffic Safety Commission Per Section 12-16-4 of the Unified Development Code, the Applicant appeared before the Traffic Safety Commission at its May 7, 2018 meeting. After presentation and discussion, the Commission voted unanimously to recommend approval to the Plan Commission. Appearance Commission The Applicant has not proposed any exterior renovations and per Section 12-16-4, the Chairperson of the Appearance Commission has waived review of the proposal. Discussion Upon submittal, staff’s initial concern was that the billiard establishment parking would overflow into the R3 residential district on-street parking to the south along Fernald Avenue. The agreement with MBNA Financial at 6201 Demspter Street, across Fernald Avenue from the subject property, to use its 93 parking spaces after its regular business hours alleviates these concerns. The available parking hours coincides with the peak demand of the billiard hall and is convenient and visible to potential customers. If approved, the Applicant will need to publicize the additional parking’s availability to customers through its website, postings in the interior, and potentially a sign in the on-site parking lot notifying customers of available parking.
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