2012-05-16 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 05/16/2012
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 16, 2012
Barkington Palace, 1322 Barclay Blvd
Proposed pet resort in the Industrial District—petition for a special use and amendment of
the Industrial District regulations to add "pet resort" as a special use—Workshop#1
Chairman Smith called the meeting to order at 7:30 pm in the Village Council Chambers, Buffalo
Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Smith
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Ms. Johnson
Mr. Goldspiel
Mr. Matthews
Commissioners absent: None
Also present: Ms. Linda Webster
Ms. Jennifer Levine
Ms. Renee Sclafani
Mr. Joseph Sclafani, The Lighthouse Services Group LLC
Ms. Beverly Sussman, Village Trustee
Mr. Andy Stein, Village Trustee
Mr. Mike Terson, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Weinstein, seconded by Commissioner Khan to approve the minutes
of the public hearing of April 4, 2012. Commissioner Goldspiel noted a correction for page 2,
paragraph 2 to change 221 feet to 21 feet. All Commissioners were in favor of the motion and
the amended motion passed unanimously with Commissioners Goldspiel and Matthews
abstaining.
Moved by Commissioner Weinstein, seconded by Commissioner Khan to approve the minutes
of the regular meeting of April 4, 2012. Commissioner Goldspiel noted a correction for page 5
to delete an editing note. All Commissioners were in favor of the motion and the amended
motion passed unanimously with Commissioners Goldspiel and Matthews abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Cohn stated he attended the Village Board meeting on May 7, 2012 and noted
an ordinance was adopted for the Sign Code and there was an ordinance approved to support
planning for implementation of the Homes for a Changing plan for the Northwest Suburban
Housing Collaborative. There was an ordinance adopted to approve the width of the driveway
apron at 528 Buckthorn Terrace. There were also two referrals: the Barkington Palace pet
resort and the proposed rebuild of the Bucky's Express/Mobil gas station at 1251 McHenry
Road, including a new car wash.
Commissioner Weinstein stated he attended the Village board meeting on April 16, 2012 and
there were no new referrals.Two new members were appointed to the Plan Commission, and
they are present this evening.
BARKINGTON PALACE— PROPOSED PET RESORT IN THE INDUSTRIAL DISTRICT, 1322 BARCLAY
BOULEVARD— PETITION FOR A SPECIAL USE AND AMENDMENT OF THE INDUSTRIAL DISTRICT
REGULATIONS TO ADD "PET RESORT" AS A SPECIAL USE—WORKSHOP #
Renee Sclafani stated they have a concept for a luxury indoor pet resort and day park for
overnight accommodations, day care, grooming services, access to vet services and a 3,000
square foot indoor play park for owners to come and play with their dogs in a clean
temperature controlled environment which is very necessary in this climate.
Ms. Sclafani stated the pet boarding industry is a $60 billion a year market and they believe
people are looking for higher quality and more socially innovative entertainment for their pets.
A majority of pet owners feel their pets are part of the family and want the best for them.
There are over 68,000 dogs and cats in Lake County alone.
Ms. Sclafani stated they are proposing an entirely cage free, odor free luxury resort which will
offer an indoor dog park which will offer free Wi-Fi for dog parents, splash pools, state of the
art self draining odorless pet grass. She noted they have already reached out to Orphans of the
Storm and Tails of Hope and they are looking to partner with them to give back to the
community by offering them five days for several of their animals while they have vacancies.
They can come spend the day and have a day away from their cages and concrete. They also
want to reach out to some of the Boy Scout groups and school groups where the kids can come
in and read out loud to the dogs. They also want to partner with some of the groups in the area
such as the rescue groups and host their events and have a nice facility for them to come and
raise some money.
Ms. Sclafani stated they have met with the Specialty Veterinarian Clinic off of Busch Parkway
and they are willing to be their 24 hour emergency center.
Ms. Sclafani stated their operation is completely inside the building. They are not proposing
any outdoor areas for the dogs and they do not want to be a nuisance to anyone. She stated
they will direct their clients to dedicated areas as they are walking in and out of the facility to
allow the dogs to relieve themselves. These areas would be monitored and cleaned frequently
throughout the day. They have already contacted Waste Management to discuss any special
requirements they might have. They have no special requirements as long as everything is
sealed and they will set up a custom plan as to how many times they need to pick up during the
week based on the quantity provided.
Ms. Sclafani stated 1322 Barclay is a three tenant building and the next door neighbor is the
Marriott Theater Group who is very excited by this venture. They are a very low parking use
and even a low building usage. They have also met with Buffalo Grove Gymnastics and they
seemed to think this venture was a good idea.
Ms. Sclafani stated they feel their concept will have a positive impact on the Village and bring
jobs to the Village and bit of tax revenue. They will have a small retail area but it will really be
just for toys or treats and perhaps some upscale dog food type products. She stated they feel
they will be bringing in people from all around the outside communities so they feel they are
providing a great new use for an industrial building that has been vacant for close to three
years.
Ms. Sclafani noted there had been some concerns at the last meeting about parking. This
property has 92 parking spaces and it is basically first come, first serve. Their peak times will be
from 6 to 9 am when dogs are being dropped off for day care and 5 to 7 pm when they are
being picked up. Other wise it will be fairly spread out during throughout the day. Once the
dogs are registered as a client the drop off and pick up is very quick and parking is not long.
They do not see any issue with interfering with their neighbors parking. They do have the
ability, since they are not using any of the truck docks, to stripe some additional 20 spaces if it
becomes necessary. Ms. Sclafani noted their social events will be after hours and they do not
see any parking issue with that.
Ms. Sclafani stated another issue brought up at the last meeting was odor control. There will
be daily professional cleaning and employees will be cleaning throughout the day. People there
with their pets are required to pick up throughout the day and the bags will be just outside the
door.
Ms. Sclafani noted the pet grass they are proposing to put down is an anti-microbial pet grass
and prohibits odors and is able to be power washed daily and drains down to the drainage
system thereby reducing the odor. They are proposing to do the other surfaces in a colored
concrete product so no odor will be retained in plastic flooring. They are using a pet friendly
and environmentally friendly chemical. One of the major issues will be proper fresh air through
ventilation and circulation. There is a new UV product out that helps to dissipate odors.
Lastly, Ms. Sclafani noted there was a sound issue as they are in a three tenant facility. A
typical sound class rating is the FCC rating. Their building without having anything done to it is
at a 72 rating because it is a masonry dividing wall. They do not share mechanicals with anyone
as each space has its own individual unit. They are proposing to do some sound baffling just to
quiet the noise inside their own space just for their own clients.
Mr. Joseph Sclafani noted this is already a masonry building with masonry walls so they are
already winning that battle and along with that will be sound baffles which take the wave and
dissipates it.
Commissioner Stark asked about control of odors.
Mr. Sclafani noted that odors will be handled with an ultraviolet light that goes into the
ductwork of the existing HVA system. It is ergonomically correct and safe for everyone. It is the
same product as used in a hospital. Along with that will be fans throughout the air which will
remove the air to be exhausted through the ceiling and there will be no odor because it will be
eaten up by the UV light. The bulbs have a three year warranty and it will be as scientific as
they can come up with at this time. There will be one UV into each air intake and if that does
not work they will have to modify. It runs continuously throughout the day. They want to
control the environment completely so all HVAC equipment will have economizers on them and
baffled.
Commissioner Stark asked about the pet turf.
Ms. Sclafani stated it is a self draining system which has plastic coils underneath which when
power washed goes down into the drainage system.
Commissioner Stark noted the parking study shows very little parking need on weekends
Ms. Sclafani noted during the week they would have lots of dogs for doggy day care which is
where the cars are coming from.
Ms. Levine stated they anticipate the major use on the weekend to be the use of the indoor dog
park.
Commissioner Stark noted the Buffalo Grove Gymnastics would have intense parking needs on
the weekends.
Ms. Sclafani stated there are classes during the week and probably parties on the weekends but
for them Sundays are simply people picking up dogs from vacations and won't be parked long.
The people dropping off dogs for day care won't be staying long and those coming in to play
with their dog would be there for a couple of hours.
Commissioner Stark asked if the main entrance is at the front or also the back.
Ms. Sclafani stated in the back.
Commissioner Stark asked if there is a sidewalk to get from the back to the front.
Mr. Sclafani stated yes there is. The sidewalk is on the east elevation and if you walk back
around to the front you can see the big grass area and it loops around and ties all back
together.
Commissioner Myer asked what kind of maintenance is associated with the drains under the
pet turf.
Mr. Sclafani noted that in it is a corrugated panel that the carpet sits on like the carpet pad in
the home. This is plastic that sits on cups that are inverted. The pressure washer washes the
carpet down. With that there are trench drains sloped down underneath that go into the
sewer. This more for urine and solid waste will be picked up. At the same time they will have a
fan and exhaust system going at the same time.
Commissioner Myer asked how the dogs and cats are managed in this very open kind of
environment.
Mr. Sclafani noted there are not 120 dogs running through the place at one time. The dogs will
have times during the day, depending on the family's request, for playtime in play area A. The
open park which is for the general public is a separate area not commingled with the
vacationing pets, who are with their owners in area B. Then there would be an area perhaps
for small dogs.
Ms. Sclafani noted the boarded dogs will be in luxury suites and have their own down time or a
few dogs can vacation in one suite.
Commissioner Myer asked and noted her concern with dogs going into the facility and children
going to gymnastics.
Ms. Sclafani stated all dogs must be on leashes until they get into the building. She noted there
is a great distance between the gymnastics building and their building and the entrances. She
noted there is no more danger than kids and dogs crossing paths in neighborhoods or dog
parks.
Mr. Sclafani noted the two entrances are approximately 250 feet apart.
Commissioner Cohn asked if there are any industry or trade organizations for pet resorts.
Ms. Levine stated that is no national organization but there are organizations they are looking
into membership to. There are lots of facilities around the country but theirs is unique because
of the indoor dog park. There is nothing like that in northern Illinois.
Ms. Sclafani stated there is a similar overnight facility in Schiller Park that would encompass
most of the same issues as this project and they are doing very well. Ms. Sclafani noted they
will also have a 24 hour web service where you can actually watch your animal and see how
they are doing while you are at work.
Commissioner Cohn asked if any of the organizations that are out there have set up any
standards or guidance.
Ms. Sclafani noted there are standards when taking dogs to kennels that they must have all
their shots and the bordatella shot for boarding.
Commissioner Cohn asked if there any State regulations that they would have to comply with or
any voluntary regulatory standard that you are aware of.
Ms. Scalfani stated they intend to hold themselves to very high standards in consultation with
the veterinary clinic, trainers and such and they intend to police themselves.
Commissioner Cohn noted he would be interested in the petitioner taking a look at some of the
industry organizations and find out if they have any guidance or standards that they have
drafted, are considering or have finalized. Are they perhaps aware of any State or local
regulations that people may have implemented at other similar facilities?
Ms. Scalfani stated they are working hand in hand with the veterinary clinic down the street
which is a great organization and they have worked with breeders throughout the country. The
standards that they hope to create with this facility will be the standards. Ms. Sclafani agreed to
talk to industry organizations about any standards or guidance that may exist.
Commissioner Cohn stated one of the things the special use ordinance will have to define is
what a "pet resort" is. Give some thought to how to define that definition.
Commissioner Cohn asked Mr. Sclafani about the chemicals that will be sprayed into the grass
which will be discharged to the sewer system. He asked if they have checked with the waste
water treatment plan to ensure that whatever goes in is fine.
Mr. Sclafani stated that every product they are using is water soluble with no oils or chemicals.
Their first concern is with pet safety and some of these chemicals are very bad for the dogs.
Every chemical they test is green and can go into the sewer system without anything.
Commissioner Cohn stated he just wants to make sure that the treatment plant can accept
whatever discharge comes because if they can't or the permit does not allow it they would just
shut them down.
Commissioner Cohn asked if there are any infrastructure improvements needed besides what is
already there.
Mr. Sclafani stated it is very minimal. only some partition walls and maybe some HVAC
equipment
Commissioner Goldspiel asked how many employees would be working here.
Ms. Sclafani noted the three petitioners will be owner/managers and then they will have at
least two managers and there will be five employees there at all times. Overnight will always
one employee.
Mr. Sclafani stated there will be 10 employees.
Commissioner Goldspiel asked how many of the employees were included in the parking
demand requirement.
Ms. Webster stated there would be 8 at most at one time. She noted they would park at the
back of the building first.
Commissioner Goldspiel noted there are three entrances for the building and asked if there is
free passage between the parts or is this place entirely separate from the other two.
Ms. Webster stated it is entirely separate. She noted there are no common hallways, entrance
or anything.
Commissioner Goldspiel asked if the pets would be relieving themselves on the outside before
coming in.
Ms. Sclafani stated that is outside as they are just naturally going to do that.
Mr. Levine stated they will have the proper tools to pick up the waste.
Ms. Sclafani noted it would be similar to that of the veterinary clinic did at Busch Parkway.
Ms Levine noted they would also have employees do a check to make sure.
Commissioner Goldspiel asked how many of the 120 plus pets would be overnight guests and
how many would be just for the day.
Ms. Webster stated she believes and hopes to reach the 120 level for overnight guests as they
have some suite made for multi-family dogs.
Commissioner Goldspiel asked when they do have 120 guests he presumes there will not be
120 owners showing up to park.
Ms. Webster stated no, never.
Commissioner Goldspiel asked about taking in dogs from dog shelters.
Mr. Sclafani stated they would bring in some dogs to show off and hope they can be adopted
much like Petco does when they showcase a few dogs at a time. At the end of the day they
return to the shelters.
Commissioner Khan asked if the hosed down grass water drains into the sanitary or storm
sewer.
Mr. Sclafani stated into the sanitary sewer.
Commissioner Khan asked if dog waste would be picked up first.
Mr. Sclafani stated yes.
Commissioner Khan asked Mr. Sclafani to walk through the six criteria for a special use.
Commissioner Khan asked if the three ladies would be full time employees at the facility.
Ms. Levine said she has a part time paid job but it is her intention to move into this full time.
Ms. Webster indicated that she does not work at a job.
Ms. Sclafani commented that she is currently an architect but is looking to get out of that and
work solely with the pet resort.
Commissioner Khan asked if they would be providing any kind of dog training.
They will have animal trainers in their park.
Mr. Sclafani stated this use is very similar to the gymnastics with kids coming in and there is a
drop off service. People bringing their kids in for gymnastics might well bring their dogs next
door to let them play He noted this is an industrial park where sound will not be a problem and
will not be a burden as there will be no heavy trucks on the roadways.
Mr. Sclafani stated this area is being reinvented and can be a harmonious use in this area since
empty industrial buildings are not the best. It is also convenient to Busch Parkway with easy
access both in and out. People drop off dogs early in the morning to get to the airport and pick
up late on Sunday evenings.
Mr. Sclafani noted it is not a burden to the sewer system as it is just straight water. It is a sound
abated building by itself.
Mr. Sclafani noted the parking is right on the mark for the way their business cycles and will not
be burden on anybody. He further noted that most of these people are dropping the dogs off
on their way to work whereas the gymnastics people are coming either after school or during
the day.
Chairman Smith noted these criteria would need to be addressed at the public hearing.
Commissioner Weinstein asked if the vet service would just be someone on call or what.
Ms. Sclafani stated they have already discussed this with the adjacent veterinary clinic and they
are more than willing to take on their emergency care entirely. They hope to be able to offer
shot clinics to get as many animals vaccinated cheaply as possible.
Commissioner Weinstein asked if there would be any other animals besides cats and dogs.
Ms. Webster stated they would probably only get something like a hamster along with another
cat or dog they are dropping off.
Commissioner Weinstein noted that since they are going to have to draft something into the
ordinance and they will probably be pretty specific as to what animals are allowed.
Mr. Sclafani stated "small domestics" is the term he has heard.
Commissioner Weinstein asked if the parking included employee cars as part of the parking
count.
Ms. Webster stated they are included in the count.
Commissioner Weinstein asked the petitioner to get something about the exact parking.
Mr. Sclafani stated they will get something from the landlord.
Commissioner Weinstein asked about solid waste removal.
Ms. Sclafani stated she has spoken to them already and they will customize according to their
needs.
Ms. Webster noted it may be more often in summer due to bugs and perhaps less in winter.
Ms. Sclafani stated it will be sealed containers strategically placed throughout the facility that
will be pushed through an airtight chamber and into 55 gallon plastic bags that will again be
sealed and put into the dumpsters.
Commissioner Cohn noted the process has a lot of plastic bags and asked if there are any other
ways the industry has come up to cope with this issue like they do in the agricultural facilities
where the waste is collected and pumped out and processed.
Mr. Sclafani noted this is not that type of environment. In this instance there is no way to do
that.
Commissioner Matthews asked why the solid waste is not flushed down a toilet.
Ms. Sclafani stated that is not possible due to the huge volume which would not be good for the
existing plumbing.
Commissioner Matthews noted it sure would solve a lot of problems brought up by the board.
Commissioner Goldspiel asked if the there are any such facilities in the Village and if there are
any rules for waste and such for veterinary clinics in the Village.
Mr. Pfeil noted that the Veterinary Specialty Clinic is proximate to the proposed facility. He will
check concerning how animal waste is disposed at the Clinic, which probably has a lower
volume of waste than the proposed pet resort.
Ms. Sclafani noted the veterinary clinics do have medical waste similar to any other medical
facility so they have special use for that type of product. The actual animal waste is not
regulated. He noted they are more than willing to work with the Village to try and create the
best possible scenario because they want this to be a good situation for everyone and if they
can come up with a better system they will look into it and in the meantime they will talk with
the sewer district to see what their thoughts are also.
Commissioner Goldspiel noted there have been some horror stories about some facilities on
the news and he is surprised that there are not any statewide or countywide or municipal
regulations to cover these things.
Commissioner Cohn asked the petitioners to check to see how others handle waste material
and perhaps then use the ones with the highest levels and standards before the next meeting.
Commissioner Stark asked if there will be any Village departments that could check on any
similar facilities within the Village.
Mr. Pfeil said there would be Village inspections of the property. Fire safety is a semi-annual
inspection and Building and Zoning staff also inspects properties for compliance with applicable
regulations. The facility will have a business license, and the Village has the authority to visit
and inspect the premises to monitor compliance.
Mr. Pfeil asked if the employees would be full-time, part-time or a mix.
Ms. Webster stated it would be mixed and thinks it would be mostly local people.
Mr. Pfeil asked if the core group would be about five people.
Ms. Webster stated it would be about that except for night time when they are shut down
when they would have one person.
Mr. Pfeil asked if they are contemplating a live-in caretaker similar to storage facilities.
Ms. Webster stated no.
Trustee Sussman asked how temperament testing of the animals would be conducted. .
Ms. Webster stated there is actually a course they will be taking as part of their CPR training
that offers help on what to look for. Some of it would probably be after the fact if there are any
infractions then they are out.
Mr. Sussman asked about the procedures for disposing of animal vomit and diarrhea.
Mr. Sclafani stated the diarrhea will be treated as if it was urine and will be immediately
sprayed down and then an anti-bacterial chemical is applied. Vomit will be wiped up and then
cleaned on hands and knees with a rag and then washed down.
Chairman Smith noted the petition can be scheduled for a public hearing.
CHAIRMAN'S REPORT
Chairman Smith welcomed the newest Commissioners— Stephen Goldspiel and Bruce
Matthews. He also expressed his thanks to Denice Bocek for her service on the Commission
over the past 12 years. He noted that Denice is very knowledgeable concerning planning,
development and community appearance issues, and her expertise will be missed.
Chairman Smith congratulated Commissioner Khan as the new Vice-Chair and Commissioner
Stark as the new Secretary.
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that the June 6 meeting will probably include the Barkington Palace project and
the proposed re-build of the Bucky's Express gas station at 1251 McHenry Road.
PUBLIC COMMENTS AND QUESTIONS— None
STAFF REPORT
Mr. Pfeil commented that portions of the recently approved Village Sign Code have been
distributed to the Plan Commission concerning items that will involve the Commission such as
uniform sign packages pertaining to development proposals including PUDs.The Commission
has the authority to include variations of the Sign Code as part of the review for a PUD. This will
streamline the review process since a petitioner would not have to file a separate petition for
variations by the Zoning Board of Appeals.
Mr. Pfeil noted that the Village is hosting a meeting on June 20 concerning the "Homes for a
Changing Region" study. Participants at the meeting will have group discussions with 5 to 8
people, and then the input from the groups will be consolidated to identify overall issues and
ideas for addressing housing needs in the Village. CMAP, the regional planning agency, will use
the information to create a draft study for review by the Village.
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Myer, seconded by Commissioner Stark and carried unanimously to
adjourn. Chairman Smith adjourned the meeting at 8:50 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Chair