2009-11-18 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 11/18/2009
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
November 18, 2009
Go Play—Proposed indoor play center
Special use for a recreational facility in the Industrial District
1425 Busch Parkway (Corporate Grove Business Park)
Vice Chair Smith called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Vice Chair
Smith read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Vice Chair Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Commissioners absent: Chairman Ottenheimer
Mr. Teplinsky
Also present: Mr. Steven Hoffman, Enrichment Enterprises, Inc.
Mr. Nicholas Panarese, Van Vlissingen and Co.
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Memo from Mr. Pfeil to the Plan Commissioner dated November 13, 2009
Mr. Hoffman stated he is the president of Enrichment Enterprises, a non-profit organization and
they are looking for an indoor recreation center for the use of families of children between the
ages of 1-10. He stated he had previously specified they are not seeking DCFS licensing as a
day care center. He stated he has just met with the DCFS licensing representative for the area to
clarify some issues and he is in agreement with the stand that they will not be under their
jurisdiction. However, Mr. Hoffman has opted to obtain a DCFS licensing for potential
activities in the future such as after school programs or kids' nights out which are a gray area and
are not really covered under the statute. He feels that for everyone's benefit it would be wise for
them to seek licensing for that portion of their activities. For the primary purpose that they are
establishing this facility they will not require DCFS licensing.
Commissioner Myer asked about scheduling and asked if there might ever be a situation where
more than one event is going on at a time.
Mr. Hoffman stated that is likely to happen on weekends. He stated if the question is in
reference to traffic issues, the only time that would occur is during weekend hours.
Commissioner Myer asked if the petitioner foresees any issues from a parking standpoint with
respect to not having enough spaces of having to compete for spaces relative to the other
potential future tenants.
Mr. Hoffman stated they have given that a great deal of thought and both he and the landlord do
not feel it will be an issue. Down the line he feels there is more than adequate parking and his
estimates that they should not have more than 20 families or 20 cars in the lot at a time other
than weekends.
Commissioner Stark asked how many participants are there per class on average.
Mr. Hoffman stated they have on large area which is somewhere around 5,000 square feet but
designated smaller rooms for classes, parties, etc. that are around 400-500 square feet each.
Commissioner Stark asked how many if there would be multiple age groups in this one 5,000
square foot area.
Mr. Hoffman stated yes, although grouped according to age.
Commissioner Stark asked how many kids per group.
Mr. Hoffman stated through the day time hours at most it would be two groupings of infants and
toddlers. At most there would be two groups throughout the week during day time hours.
Commissioner Stark asked how many per group.
Mr. Hoffman stated they would stay consistent with DCFS guidelines and that could be
anywhere from 4-10 or 12. There allowance in the statute is for two groups to be within one
large multi-use area but never to exceed 20.
Commissioner Stark noted that if there are then two groups of 10 and parents are also involved
then 20 parking spaces would be needed.
Mr. Hoffman stated that regulations allow that from age 3 and up parents do not need to be
involved. So if you have two age groupings presumably one group of parents would be there but
the others would not be on site.
Commissioner Stark asked if the Plan Commission would need to be involved if they come
under the jurisdiction of DCFS for one of their programs.
Mr. Pfeil stated the Village would need to follow up to verify if DCFS licensing is required. The
petitioner will need to confirm the licensing situation before a Certificate of Occupancy would
be issued by the Village. The special use ordinance would include a condition concerning
determination of the DCFS requirement.
Commissioner Weinstein asked that the petitioner present answers for the special use criteria.
Mr. Hoffman stated as follows:
1. This use does serve the public convenience due to the close proximity to retail areas,
the residential communities and the wellness center next door and will not be
detrimental or endanger the public health or general welfare.
2. The location and size of the special use will be in accordance with the intended
development of the district. It is very accessible and parking is convenient and
adjacent to the walkway and entrance to the unit.
3. This use will not interfere with the enjoyment of other property in the immediate
vicinity. He noted he takes pride in the way he conducts his business and has always
done so in a professional manner in consideration of neighbors whether they are
residential or commercial.
4. The nature, location and size of the building and structure involved are not applicable
here.
5. Utilities are not an issue here as they are already in place.
6. Parking will be adequate for this particular use. The conditions that exist there now
with few tenants and little demand on the parking may change in the future but the
allotted 21 spaces should be adequate in the vast majority of circumstances other than
weekends and no one is there on weekends at all. He further noted they have
reserved parking spaces planned immediately adjacent to the walkway into the
entrance. Given that the majority of visitors will be people with small children, it is
very beneficial as opposed to a parking lot in a retail center.
Commissioner Weinstein asked if the petitioner was familiar with the business on this side and
what type of traffic it generates and what is loaded on and off.
Mr. Panarese stated the business is a wire company and they have obviously allocated
proportionally for each and every one of the tenants. The parking total is 145 cars and each
tenant is allocated 1.64 percent ratio for every thousand feet they lease. Currently if Go Play
goes forward they would have three vacancies in the building and they have allocated 21 spaces
for Go Play. None of the current tenants have expressed any concern or interest aside from the
fact that a few said they thought it would be a good fit. There is a batting cage company called
Joy of the Game that is on the east side of the building and they are excited because they think
they can have some sharing of business interests. He reiterated the petitioner's views that they
see no problem with parking. He further noted that none of the tenants are using their allocated
parking.
Commissioner Weinstein asked if this use will have any impact on the ability to rent out the
vacant spaces on either side of this use or the type of businesses that may rent.
Mr. Panarese stated they would not even entertain this kind of use if they thought it would hinder
their leasing efforts going forward.
Commissioner Panarese asked if kids night out would all be within the hours of operation as set
forth or will they sometimes run later.
Mr. Hoffman stated he does not yet have any definite plans but occasional Friday evening till
perhaps 8:00-8:30 at night are possible.
Commissioner Weinstein asked if the petitioner will be able to provide either written
confirmation from DCFS that licensing is not required or if application is made will it come in
advance of opening.
Mr. Hoffman stated he cannot speak for the efficiency of DCFS but he can get a letter stating
what portion of the business would be under their jurisdiction, if any, and after review the other
portions do not.
Commissioner Myer asked if birthday parties and such will be offered to members only or to
other interested parties.
Mr. Hoffman stated he feels it will be open to the public.
Mr. Pfeil asked if the loading dock on the south side of building was being used.
Mr. Panarese stated he believes they use the loading dock minimally. The major user of the
loading dock in the building is HMS who is a mechanical contractor. All that loading takes
place off of Busch Parkway on the far north end of the property. There are separate curb cuts
that do not interfere with the parking of the tenancy.
Trustee Sussman stated she is concerned that children age 3 and older do not need parents
supervising
Mr. Hoffman stated that is so within what is legal without being licensed to do otherwise. One
of the reasons he met with DCFS was to clarify this because according to the licensing rep he
was not sure that came under their jurisdiction or not. He did not think licensing was necessary
for this.
Mr. Hoffman noted that before a Certificate of Occupancy one of two things will happen. They
need to get clarification that DCFS licensing is not required or they will have licensing in effect.
Trustee Sussman noted a parent can drop a child off for a 45 minute class and then let them stay
an additional two hours to play while they shop. Those children really do have to be protected.
Mr. Hoffman stated he completely agrees.
Trustee Sussman asked what the teacher/student ratio will be, particularly how many children
will be with one teacher.
Mr. Hoffman stated depending on the age group it varies. The younger the child the higher the
ratio of teacher to child. Off the top of his head he noted he believes in the infant/toddler group
it is 1:5 and then 1:6 for 3 year olds, 1:8 for pre-school age and then when you get into school
age such as kindergarten it is somewhat gray as it can be counted as a pre-schooler or school age.
The applicable number is 1:20 for school age children.
Trustee Sussman asked what happens one day when many children are dropped off and there are
not enough adults to cover them.
Mr. Hoffman stated in the rare instances where that has happened in the past they have indeed
asked parents to take their kids home. There is no question if they cannot supervise children
parents being present and provide the proper safe guards they do not allow them to stay. Usually
they are over staffed having significant administrative staff available, although they are not
counted in the ratio.
Trustee Sussman asked for actual numbers as to how many staff members are planned on.
Mr. Hoffman stated he really does not know what type of response they will have initially.
There will be one manager who will be director qualified by DCFS standards and teaching staff
to cover minimally two classes of children.
Trustee Sussman asked how parents would be notified in case of an emergency.
Mr. Hoffman stated if they do not have cell phones they equip them with pagers.
Commissioner Stark asked if there will be some kind of open drop off or a set time for classes
that parents must sign up for.
Mr. Hoffman stated from a marketing perspective they try to avoid the sign up commitment
because children lose interest or become sick and must miss several sessions. Rather than go
through that their intention is to provide ongoing classes and have people register to pick the
ones they want but to have it be an informal commitment so that if the child loses interest and
want to switch to something else or if the mother needs to switch days that option is available to
them.
There being no further comments or questions from anyone else present, Vice Chair Smith
closed the public hearing at 8:00 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Vice Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 11/18/2009
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
November 18, 2009
Go Play, 1425 Busch Parkway
Proposed indoor play center
Special use for a recreational
facility in the Industrial District
Buffalo Grove Martial Arts, 700 Armstrong Drive
Special use for a recreational facility in the Industrial District —
Workshop #1
Vice Chair Smith called the meeting to order at 8:00 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Vice Chair Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Commissioners absent: Chairman Ottenheimer
Mr. Teplinsky
Also present: Mr. Steven Hoffman, Enrichment Enterprises, Inc.
Mr. Nicholas Panarese, Van Vlissingen and Co.
Mr. Bert Witte, Buffalo Grove Martial Arts
Mr. Jerry Conroy, JMC Real Estate Investments
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Weinstein, seconded by Commissioner Myer to approve the minutes of
the public hearing of October 21, 2009. All Commissioners were in favor of the motion and the
motion passed unanimously.
Moved by Commissioner Weinstein, seconded by Commissioner Bocek to approve the minutes
of the public hearing of October 21, 2009 on the Amendments to the Buffalo Grove Zoning
Ordinance. All Commissioners were in favor of the motion and the motion passed unanimously.
Moved by Commissioner Weinstein, seconded by Commissioner Myer to approve the minutes of
the regular meeting of October 21, 2009. All Commissioners were in favor of the motion and the
motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Myer attended the Village Board meeting on November 16, 2009 and stated there
was not anything applicable for the Plan Commission.
GO PLAY, 1425 BUSCH PARKWAY— SPECIAL USE FOR A RECREATIONAL FACILITY
IN THE INDUSTRIAL DISTRICT
Moved by Commissioner Weinstein, seconded by Commissioner Cohn to recommend approval
to the Village Board of the petition for a special use for a recreation facility in the Industrial
District for the property at 1425 Busch Parkway, subject to:
1. Either issuance of DCFS licensing or receipt of written confirmation that a license is
not required.
Vice Chair Smith called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Stark, Cohn, Myer, Weinstein
NAYS:None
ABSENT: Ottenheimer, Teplinsky
ABSTAIN: None
The motion passed 7 to 0.
BUFFALO GROVE MARTIAL ARTS, 700 ARMSTRONG DRIVE — SPECIAL USE FOR A
RECREATIONAL FACILITY IN THE INDUSTRIAL DISTRICT—WORKSHOP 91
Mr. Witte stated his facility is now located in the Town Center mall and he is asking for a special
use in the Industrial District in order to move his business to 700 Armstrong Drive. He stated he
currently has a 3,800 square foot unit in the Town Center mall and proposes to own a 11,250
square foot building. The reason for moving is economic as he is able to purchase a building
that will be an equity property for him.
Mr. Witte stated the use will be primarily for his martial arts school. He currently has a base of
about 200 students. They teach karate to kids starting at age 4 to 7 as well as a junior karate
program from 7 to 13 and an adult self defense program called krav maga. He stated his hours of
operation are from 4:00 p.m. to 8:30 p.m. Monday through Thursday and they are closed on
Fridays. Saturday they are open from 8:30 a.m. to 1:30 p.m.
Mr. Witte noted he will be the sole user of the building and intend on adding some additional
amenities for his students such as cardio vascular equipment, treadmills and elliptical machines
etc.
Commissioner Myer asked how many people will be in the facility at one time, how many
classes run concurrently and how many people are in each of the classes.
Mr. Witte stated his peak time now generally begins at 6:00 p.m. on Mondays and Wednesdays.
Tuesdays and Thursdays are less. Between the hours of 4:00-6:00 he has only one class going.
He now has two training spaces available now that are primarily used for the adult programs at
night. Kids' classes run one after the other on the hour. The youngest class runs one-half hour
and it starts at 4:00 p.m. The adult classes are really the ones he has the most people in and at
their peak he might have 22-28 people in the facility. Saturday mornings get heavy and will not
interfere with trucks or other traffic.
Commissioner Cohn noted there are 18 marked parking spaces and 22 to 28 people in a class
have been mentioned.
Mr. Witte stated there are 18 marked spaces there and the parking lot is very wide and there is a
small cement curb along the back side of the property line along which cars can probably park.
Commissioner Cohn asked if there is a place for parents who are dropping off kids to stand or do
they all have to park.
Mr. Witte stated the door is situated off the road a bit and there is a small sidewalk that goes to
the door so they can pull up to curb and they can go in. Otherwise they can pull into the parking
area and walk the kids in. The door is closely situated to where the parking area is.
Commissioner Weinstein asked if the building has been purchased already.
Mr. Witte stated no.
Commissioner Myer asked about the turning restriction on Armstrong and Lexington.
Mr. Witte stated the turning restriction is turning right off of Lexington onto Armstrong. The
entrance to the building is on Armstrong. He stated people make a left onto Lake Cook Road to
go up into town and at that time of night traffic is not too bad. The turning restriction is a noise
reduction plan for the residential area behind there. He noted that perhaps a request can be made
for the turning restriction to be only during specified hours.
Mr. Pfeil commented the intersection of Armstrong Drive and Lexington Drive has been
evaluated by the Village over the years because residents on Armstrong Drive to the west of
Lexington on numerous occasions have expressed concern with how much traffic was traveling
on Armstrong to bypass congestion on Lake Cook Road. The turning restrictions at the
intersection are intended to reduce the amount of traffic on Armstrong Drive west of Lexington
Drive. Vehicles leaving the martial arts facility would not be able to go due west on Armstrong
and will have to turn left onto Lexington to access Lake Cook Road.
Mr. Witte stated he would make his clients aware of this.
The Plan Commission agreed this project is ready for a public hearing.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting is scheduled for December 2, 2009.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT
Mr. Pfeil noted that staff is continuing to work on the Village Sign Code in preparation for
discussion of various issues by a committee including representatives of the Plan Commission
and Zoning Board of Appeals.
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Cohn, seconded by Commissioner Khan and carried unanimously to
adjourn. Vice Chair Smith adjourned the meeting at 8:17 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Vice Chair