2009-07-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 07/15/2009
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
July 15, 2009
Adversity Volleyball Club
1701 Leider Lane
Special Use for a recreation facility in the Industrial District
Vice Chairman 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
Chairman 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: Mr. Smith
Ms. Bocek
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Ms. Myer
Commissioners absent: Chairman Ottenheimer
Mr. Khan
Mr. Weinstein
Also present: Mr. Michael Hulett, Adversity Volleyball Club
Mr. Tony Pricco, Bridge Development/Aptakisic Creek Corp Park
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: Overview, strategy and implementation for the facility, undated
Exhibit 2: Operation for the proposed facility and parking grid, undated
Exhibit 3: Existing Site Data, dated June 19, 2009
Exhibit 4: Layout and Floor Plan of proposed facility, dated June 30, 2009
Exhibit 5: Floor Plan with Bleachers, undated
Exhibit 6: Egress Plan and memo from Dominic Bosco to Alan Zocher, dated July 1, 2009
Mr. Hulett stated the site is at 1701 Leider Lane and is 48,927 square feet and the facility will
hold 8 volleyball courts, 4,200 square feet of office space. The demising wall will be put up by
the contractors. The forecourt will be installed by his own vendor. The modifications to the
facility will be the office space and they will install louvers in the precast concrete to allow air
exchanges to the facility and prevent icing of windows due to high humidity.
Mr. Hulett stated the basic hours of the facility will be 8:00 AM to 10:00 PM. The use of the
facility in the early morning hours will be very limited and probably for deliveries mostly. He
stated he would expect less than 5 people on any given weekday. Primary use of the facility is
for the practice of the boys and girls volleyball teams that he has already had commitments from
to practice at the facility. The hours are scheduled at 6PM to 8PM and 8PM to IOPM. The
6-8PM group is generally the younger athletes and that means they would not be driving and less
parking would be used. The 8-lOPM group is older at 16-18 years of age who would probably
be driving on their own.
Mr. Hulett noted the breakdown on weekends for parking as teams arrive. First two teams play at
8:00 AM and usually show up between 7-7:15 AM. The referee team comes in between
7:30-7:45 AM and then the last team in the pool comes in between 8:30-9:00 AM to play their
first match. The same thing occurs at the end of the day. Those teams that do no qualify for the
playoffs filter out first and then the losers of each round thereafter leave. He noted this is for the
kids who are already engaged in volleyball. For the tournament part some of things they are
trying to do is open up other opportunities who do not play USA volleyball to learn the skills of
the game, including some competition every time. There will be camps during the summer
which is an activity which could run throughout the day. Generally the coaches that are going to
run that are going to be working so they would tend to do that later in the day versus earlier in
the day. They will hopefully do something called Volley Kids year round which is for kids from
5-10 or 11 years of age. This will hopefully get them exposed to volleyball.
Mr. Hulett stated:
1. The special use will serve the public convenience in the location of the subject
property. He stated this is true and they will be occupying an interior space in a
building that already exists and since it is targeted towards the younger potential
athlete it does certainly serve the public convenience.
2. The location and size of the special use; the nature and intensity of this operation
involved in or conducted in connection with said special use. The size of the subject
property in relation to such special use and the location of the site with respect to
streets giving access to it shall be such that it will be in harmony with the appropriate
orderly development of the district in which it is located. Mr. Hulett stated this is
true and stated that area of the business district for which they are applying for the
special use permit is fully developed. There are no other open parcels and it is again
an interior use of an existing building.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such
zoning district, nor substantially diminish or impair other property valuation within
the neighborhood. Mr. Hulett stated their hours are nontraditional business hours.
Other tenants most likely to occupy here would most likely be from 8AM to 5PM and
they would not be affecting them. The only impact would be on parking and that is
all located within the site.
4. The nature, location and size of the buildings and structures involved with the
establishment of the special use will not impede, substantially hinder or discourage
the development of adjacent land and buildings in accordance with the zoning district
within which they lie. Mr. Hulett states this is true as the area is already fully
developed.
5. Adequate utilities, access roads, drainage and/or other necessary facilities have been
or will be provided. Mr. Hulett stated this is also true. He stated they are also now
improving the access to the site and a traffic light will be added.
6. Parking area shall be of adequate size for the particular special use which area shall
be properly located and suitably screened from adjoining residential uses and
entrance and exit driveways to and from these parking areas shall be designed so as to
prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the
public streets. Mr. Hulett stated the nature of the use has people flowing in and out
instead of having everyone trying to get in or out at the same time.
B. The special use shall in all other respects conform to the applicable regulations of the
zoning district in which it is located, except as such regulations may be varied. Notwithstanding
the forgoing Business Planned Unit Developments shall conform to Section 17.44.040.D. of this
title unless varied. Mr. Hulett stated this is also true. There will be no outside storage,
flammables or anything like that.
Commissioner Teplinsky asked the petitioner to introduce the letter from Shambaugh & Son,
L.P. dated July 1, 2009 regarding sprinkler heads.
Commissioner Teplinsky asked if adequate first aid items will be available.
Mr. Hulett noted that up until now he has been at the mercy of the schools he rents from. He
stated he will have the ADD machine which all of his coaches have been trained in. He will also
have assorted first aid items as well as an ice machine as well as single use ice packets. He is
also discussing whether or not to provide training services to the athletes.
Commissioner Bocek asked about Mr. Pfeil's question to the building owner concerning the
adequacy of the parking.
Mr. Tony Pricco stated they have worked on the parking layout with Mr. Hulett. He also
stressed that the traditional user will use the parking lot from 6AM to 5PM and after that there
would be minimal parking although they will still have enough parking. The ratio now is 1 per
1,000 and that will be maintained that for the rest of the building. They have 194 spots and Mr.
Hulett will need 96. On weekends there would be no one at the building other than this group.
He noted they are still maintaining about 14 spots in case other people for whatever reason need
to go to the building. The user that is in the remainder of the building now does not run
weekends. He stated they certainly do not want to hurt the leasability of the remainder of the
building and they are comfortable with this.
Commissioner Myer asked how well lit the parking lot is.
Mr. Pricco stated the parking lot lighting was designed per Village code for the maximum use.
There being no further comments or questions from anyone else present, Vice Chairman Smith
closed the public hearing at 7:50 PM.
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: 07/15/2009
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
July 15, 2009
Adversity volleyball center
1701 Leider Lane— Special Use for a
Recreation facility in the Industrial District
Village Zoning Ordinance—Discussion of regulations pertaining to
Child day care homes
Vice Chairman Smith called the meeting to order at 7:50 PM in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Mr. Smith
Ms. Bocek
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Ms. Myer
Commissioners absent: Chairman Ottenheimer
Mr. Khan
Mr. Weinstein
Also present: Mr. Michael Hulett, Adversity Volleyball Club
Mr. Tony Greco
Ms. Beverly Sussman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Stark, seconded by Commissioner Teplinsky to approve the minutes of
the public hearing of June 17, 2009. All Commissioner were in favor of the motion and the
motion passed unanimously with Commissioners Teplinsky and Myer abstaining.
Moved by Commissioner Stark, seconded by Commission Cohn to approve the minutes of the
regular meeting of June 17, 2009.
Commissioner Cohn noted he made some corrections on the bottom of page 4 and top of page 5
to state: "Commissioner Cohn stated that the Illinois EPA project manager in the underground
storage tank division can provide pertinent records and information about environmental
conditions at the site and the remediation status."
All Commissioners were in favor of the amended motion and the motion passed unanimously
with Commissioners Teplinsky and Myer abstaining.
Moved by Commissioner Myer, seconded by Commissioner Bocek to approve the minutes of the
public hearing of July 1, 2009. All Commissioners were in favor of the motion and the motion
passed unanimously with Commissioner Cohn abstaining.
Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to approve the minutes
of the regular meeting of July 1, 2009. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioner Cohn abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Myer reported on the Village Board meeting on July 6, 2009:
1. The public hearing regarding the annexation of the Prairie House was continued to
July 20, 2009. This matter will not be referred to the Plan Commission since the
property is being annexed to allow the current use to continue and no site changes are
proposed.
2. The ordinance was approved to allow the Torah Academy to operate at the
Congregation Beth Am building. Five trustees noted various relationships with the
Congregation but no one had a conflict of interest.
3. Commissioner Cohn was recognized by the Board for providing assistance to the
Village regarding the Illinois EPA regulations pertaining to the former gas station
fuel tanks at 1200 Dundee Road in relation to the current owner's plans to renovate
the building for a commercial tenant.
ADVERSITY VOLLEYBALL CENTER, 1701 LEIDER LANE — SPECIAL USE FOR A
RECREATION FACILITY IN THE INDUSTRIAL DISTRICT
Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to recommend approval
to the Village Board of the petition of a special use for a recreation facility in the Industrial
District for the leased space of 48,927 square feet in the building at 1701 Leider Lane.
Commissioner Teplinsky stated that in his opinion the petitioner has satisfied the special use
criteria in his public hearing testimony and presentation.
Commissioner Cohn concurred with Commissioner Teplinsky. He also noted that there are now
five special uses for recreational facilities in the Industrial District. He asked Village staff to
consider, as more of these types of opportunities come to the Village, if an overall policy, and
perhaps a new zoning approach, should be developed concerning recreation uses in the Industrial
District rather than processing each new petition as a unique project.
Vice Chairman Smith called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Teplinsky, Stark, Cohn, Myer
NAYS: None
ABSENT: Ottenheimer, Khan, Weinstein
ABSTAIN: None
The motion passed 6 to 0.
VILLAGE ZONING ORDINANCE — DISCUSSION OF REGULATIONS PERTAINING TO
CHILD DAY CARE HOMES
Mr. Pfeil noted that there are a number of issues that need to be reviewed with other staff and the
Village Attorney before a report can be provided to the Commission concerning possible
amendments to the current regulations. Some research has been done by interns working for the
Village, and there are some legal issues to be considered. He said that the workshop will be
scheduled for a future agenda to provide the Commission with a complete report for review and
discussion.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that the next meeting is scheduled for August 5, 2009.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT
Mr. Pfeil noted that the Buffalo Grove Park District is finishing up an open space master plan
and they went through an extensive process with focus groups and discussions. He said he has
seen the draft document which has some recommendations that should be coordinated with the
Village's planning. The Park District Plan recommends a 25—acre open space area on the Didier
property, which is consistent with the Plan Commission's discussions during the Village
Comprehensive Plan Update process. There are a few other areas such as bike paths and trails
that the Village will discuss with Mr. Rylko. The Park District has suggested that the Village
consider adopting the Park District's Master Plan as part of the Village's Comprehensive Plan.
Elements of the Master Plan are consistent with the Village's land use planning, so some level of
policy coordination should be explored between the Village Board and Park District Board.
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Cohn, seconded by Commissioner Stark and carried unanimously to
adjourn. Vice Chairman Smith adjourned the meeting at 8:05 PM.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ERIC SMITH, Vice Chair