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2017-02-15 - Planning and Zoning Commission - Minutes02/15/2017 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, FEBRUARY 15, 2017 Call to Order The meeting was called to order at 7:30 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. Consider a Special Use for a Recreational Use for the Property Located at 1455 Busch Parkway (Trustee Berman) (Staff Contact: Brian Sheehan) Mr. Elliott Hartstein, Attorney, Mr. Ronald Klein, Redline Athletics of Illinois, Jim Wolf, Redline Athletics, and Ken Alberts, Architect, were present and sworn in. Mr. Hartstein explained that this is a request for a Special Use. The proposal is to allow a recreational use in the Industrial District to provide sports training to kids ranging in age from 8 to 18. Each session would be 90 minutes. The proposed hours at Monday through Thursday 2:00 PM to 8:00 or 9:00 PM; Friday 2:00 PM to 7:00 PM and Saturday and Sunday 9:00 AM to 4:00 PM with a possible time allotment for kids with special needs on Sundays. He and his client were advised that staff is recommending to cap the number of occupants to 49 at any given time. They feel that this number will hinder their ability to flourish and that his client, Mr. Klein would be more comfortable limiting the total occupants to 65 at any given time with the ability for the Village to reconsider this cap at a later date. Mr. Hartstein reviewed how they meet the criteria to allow the Special Use. A large number of area youth participate in sports and the facility will provide training for them. The proposed use will be in harmony with the existing uses in the area. Current uses include gymnastics, martia l arts, a fitness center and Jump Zone. They will convert currently vacant space into usable space that will be a compatible use. The site is setback from the roadway and will not affect the surrounding corporate areas. A parking study was conducted by the landlord to show that there is adequate parking available. Mr. Klein explained that he was looking for a franchise and found this to be an excellent opportunity. The target market age is 8 to 18 years old. He has been to three Redline locations. There is no reservation required and the kids can come and go as they want. The sessions are 90 minutes. The facility promotes learning as well as fitness. The kids can train for any sport. They would evaluate each individual’s performance, do simple exercises and conduct a Fusionetics analysis, which is unique to Redline. They work to strengthen weak areas to help avoid injuries. Redline has been around for about 10 years and have not had any parking issues at their existing locations. He would like to start with a occupant cap of 65 rather than 49. Most parents will be dropping their kids off. There is no set schedule and some kids will come in a car pool. Mr. Wolf added for the older kids, they are usually teammates will train together so they will come together in the same vehicle. For the non-driving participants, they anticipate that the drop off/pick up process will be about 10-15 minutes. They have not had any parking issues at their current locations. The parking study was done and showed ample parking available. 02/15/2017 Mr. Alberts added that he calculated the maximum occupancy load based upon the current International Building Code (IBC) which results in a 186 maximum for warehouse space and 9 occupants for office space. The proposed cap is a far cry from what the is allowed by Code. The facility will be open later, when kids are out of school and will not affect the type hours of a corporate office use. Mr. Hartstein stated that they do not want to be put in a situation by having an occupant placed upon them. His client would be comfortable with a minimum cap of 65 but does not believe that a cap is even necessary. Com. Au stated that they would be sharing space with Jump Zone and asking if they are targeting the same demographics. Mr. Wolf believes that the uses would compliment each other and stated that they are not competing with Jump Zone. Com. Au asked large groups and how the parking with drop off and pick up would work at the same time. Mr. Wolf advised that the sessions every hour with drop off and pick up at the top and bottom of the hour. Mr. Klein added that the landlord conducted a two study of the parking and Saturdays are Jump Zone’s party days. He does not see the parking as an issue, there is ample parking available. Com. Cesario asked staff is they would be comfortable with an occupant cap of 65. Mr. Stilling stated that the cap of 49 was determined based upon the documentation submitted to the Village. Parking is based upon use, not occupancy. There is still 21,000-22,000 square feet of vacant space that would remain at the location. The Village wanted a ceiling in place to evaluate. Com. Cesario asked about the maximum occupancy at Jump Zone. Mr. Stilling is not sure but believes that there are no more than 50 at any given time. Com. Cesario asked if there have been any additional inquires about the Petition from the public. Mr. Stilling responded no. Com. Cesario asked Mr. Klein if there will be locker rooms or showers. Mr. Klein responded no, kids would go home and shower. He added that the vacant remaining unit is located on the opposite side of the building. Mr. Hartstein added that this is the end unit furthest back from the road. Mr. Klein stated that he would have the employees park the furthest from the building, adjacent to the retention pond. He also advised that when the kids arrive they are anxious to start and do not require any changing areas. Com. Cesario stated that there are a wide variety of sports training offered and asked the Petitioner to walk thru diversity. Mr. Klein explained that the older kids typically mentor the younger kids. They are begin with warm ups together, then they break out into their specific training. Com. Cesario asked if any activities are planned to be conducted outside. Mr. Klein replied no. Com. Cesario asked Mr. Klein if he would be comfortable with an occupant cap of 65. Mr. Klein stated yes. Com. Lesser believes that this is an appropriate use for the area. However, he is concerned with parking and the safety in the parking lot when there are concurre nt activities with Jump Zone. Mr. Klein stated that from what he has seen, most parents do not drop off their kids at Jump Zone, they go in and stay with them. They have several options to provide safety to their participants. The sidewalk runs parallel to the building. Kids can be dropped off on the east side and go directly into the building. They could put up signage in the parking lot directing parents where to drop off and pick up. Mr. Wolf added that most parents wanted to stay when it was a baseball facility. This is a training facility. Com. Lesser is still concerned about concurrent events and the activity it would generate in the small parking lot. He is concerned with the quantity of parking available. The landlord has only allocated 20 spaces for Petitioner. Mr. Klein responded that at every other Redline location, parking was not an issue. Com. Lesser asked how many parking spaces are allotted at the other facilities. Mr. Klein stated 10 to 11. Mr. Wolf added that the average number of spaces used is 9. 02/15/2017 Com. Goldspiel asked if the training is open to both boys and girls. Mr. Wolf responded yes. Com. Goldspiel asked about the proportion of boys versus girls. Mr. Wolf believes it is about 44% to 55% but it depends on the region and the sport. Com. Goldspiel asked if their customers would use the east sidewalk. Mr. Wolf stated yes. Com. Goldspiel asked about the lighting in the parking lot. Nick Panarese III, Van Vlissingen, was present and sworn in. Mr. Panarese advised that the parking lot lighting is high pressure sodium lighting. They also have bollard lighting around the building and along the sidewalk. Com. Goldspiel asked if the lighting goes completely around the building. Mr. Panarese advised yes and added that they would not support the use if they felt it was not appropriate. They conducted the two week parking study and believe that this proposed facility works. Com. Goldspiel asked about the width of the drive aisle. Mr. Panarese is not sure of the width but knows that two cars can pass each other going in the opposite direction with no issues. Com. Goldspiel needs to be assured that there is enough lighting. Mr. Panarese responded that they have a proactive maintenance schedule. Com. Goldspiel asked that someone take a look at the lighting. Com. Au asked if Redline’s parking study is available as she did not see it in the packet. Mr. Wolf pointed out the there are an additional 22 parking spaces located adjacent to the retention pond. Mr. Hartstein asked Mr. Wolf how many parking spaces are allotted at Redlines’ other locations. Mr. Wolf is not sure but believes 8 to 10. Com. Lesser asked if that included staff. Mr. Wolf replied no but believes that there are about 5 staff members there at a time. There were no additional questions or comments from the Commissioners. Ch. Smith entered the Staff Report as Exhibit 1. Mr. Michael Gordon, a resident, was present and sworn in. Mr. Gordon is in support of the Petition made by Redline. He works in the athletic field and sees a need for this. Re dline would attract more kids that want to be fit. He can see himself bringing his own children to the facility. He believes that most parents would not stay while their kids are training and would just drop them off and come back to pick them up. Mr. Stilling confirmed with Mr. Klein that there would not be any locker rooms or showers. Mr. Hartstein added that Mr. Klein has agreed to have his employees park in the additional parking area next to the retention pond. This would mitigate the parking concern s. Com. Au asked about the location of the entrance doors on the building. Mr. Stilling advised that they would be using the east door. Com. Au asked if it is possible to move the door. Mr. Stilling stated that he would leave that to the Petitioner and suggested they could install some additional sidewalk. Mr. Wolf added that they will make something work. They could designate a drop off/pick area. Mr. Raysa suggested that the motion made be subject to Mr. Klein obtaining the assumed name Redline Athlectics of Illinois. Mr. Klein advised that he has file for the assumed name with the Secretary of State but has not yet seen it reflected on their website. 02/15/2017 There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. The public hearing was closed at 8:32 PM. Moved by Com. Cesario, seconded by Com. Khan, to recommend to the Village Board to approve the request for a Special Use for a recreational facility located at 1455 Busch Parkway, subject t o the following conditions: 1. The special use as a recreational facility is granted to Rek Room Inc., D/B/A Redline Athletics of Illinois (as ownership is currently constituted) and said special use does not run with the land. 2. The special use granted to Rek Room Inc., D/B/A Redline Athletics of Illinois (as ownership is currently constituted) is assignable to subsequent petitioners, seeking assignment of this special use as follows: a. Upon application of a petitioner seeking assignment of this special use, the Village, in their sole discretion, may refer said application of assignment to the appropriate commission(s) for a public hearing or may hold a public hearing at the Village Board. b. Such assignment shall be valid only upon the adoption of a proper, valid and binding ordinance by the Corporate Authorities granting said assignment, which may be granted or denied for any reason. 3. The maximum number of students and employees shall not exceed 65 persons. The maximum occupancy may be increased upon the review and approval by the Village. 4. Provide to the Village’s satisfaction proof of the filing of the assumed name Redline Athletics of Illinois. Com. Au asked that a 5th condition be added in that they provide demonstration of designated drop off/pick up area. Com. Cesario amended the motion to include the 5th condition. Com. Khan seconded the amendment. Com. Goldspiel wants the site to be satisfactorily lit. Com. Cesario believes this is a phenomenal use. He does not see that parking as a risk. If there are 30 cars in the lot at any given time, he would be surprised. On safety, he does not see a heavy risk. He is supportive. 02/15/2017 Com. Lesser believes that this is an appropriate use for the zoning district. He also believes that the parking and safety issues will be addressed appropriately. The landlord’s testimony has made him more comfortable. Com. Cohn likes the concept. He is not concerned and believes the Petitioner will remedy any issues that arise. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] MOVER: Frank Cesario, Commissioner SECONDER: Zill Khan, Commissioner AYES: Smith, Cesario, Cohn, Goldspiel, Khan, Lesser, Au ABSENT: Adam Moodhe, Mitchell Weinstein Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Feb 1, 2017 12:00 AM Moved by Com. Lesser, seconded by Com. Khan, to approve the minutes of the February 1, 2017 Planning & Zoning Commission regular meeting. RESULT: ACCEPTED [6 TO 0] AYES: Smith, Cesario, Cohn, Khan, Lesser, Au ABSTAIN: Stephen Goldspiel ABSENT: Adam Moodhe, Mitchell Weinstein Chairman's Report Ch. Smith congratulated the service award recipients at the Volunteer Reception held on Sunday, February 12, 2017. Com.. Goldspiel - 30 years Com. Khan - 15 years Com. Weinstein - 10 years He thanked all the Commissioners for their service. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule 02/15/2017 Mr. Stilling reviewed the first public meeting on the Lake Cook Road Corridor Study. Mr. Stilling advised that the next meeting, March 1st, the Commissioner will hear an amendment to the Special Use approved for No Escape. The Olson property will have their public hearing. Link Crossing will have one final workshop for aesthetics. The March 15th meeting agenda will have the Link Crossing public hearing and a public hearing for the Goddard School. Woodman's is looking to break ground this spring. Public Comments and Questions None. Adjournment The meeting was adjourned at 8:44 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 15th DAY OF February , 2017