2007-03-07 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 03/07/2007
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 7, 2007
2801 Prairie Road & 16468 W. Brockman Avenue
Rezoning from the Residential Estate to the R-3 One-family Dwelling District
Chairman Ottenheimer 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. Chairman
Ottenheimer 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: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Mr. Podber
Commissioners absent: None
Also present: Mr. Scott Field
Mr. Robert Flubacker, RFA Architects
Mr. Erik Peck, Raysa& Zimmermann
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Property Location Zoning Map
Exhibit 2: Aerial photograph of property
Exhibit 3: Alterations and Additions to Field Residence
Exhibit 4: Alterations and Additions to Field Residence
Exhibit 5: Memo to Plan Commission from Robert Pfeil dated April 27, 2006
Mr. Flubacker stated he is working with the petitioner on a residential remodeling at an existing
home at 2801 Prairie. The property was annexed into the Village of Buffalo Grove several years
ago in at RE zoning. At that time in the annexation agreement there was some language
referring to the fact that the project would be remodeled in the future and that some sort of
zoning accommodation would be necessary at that time.
Mr. Flubacker reviewed the lot noting that it is the only piece of property in the area that is
within the Village of Buffalo Grove. The contiguous Buffalo Grove property is across Prairie on
the west side and is currently zoned R-4.
Mr. Flubacker reviewed the property analysis given two different zoning classifications. The
two parcels with an RE zoning. Each lot would have its own front, rear and side setbacks. The
rear setback is in front of the front setback so there is zero buildable area on that piece of
property using the current zoning setbacks. The most appropriate zoning they looked at as far as
lot size and other requirements was R-3 zoning.
Mr. Flubacker noted their proposal for remodeling including a small addition of a covered front
porch which does not require a variation. The significant addition is in the back which would
fall within all of the zoning setbacks making any action by the zoning board in this case moot.
Commissioner Teplinsky asked why this parcel was given the RE designation.
Mr. Pfeil stated the RE zoning is a holding district for most development in the Village. It
seemed prudent because we were doing our planning for that area to be as conservative as
possible on the annexation but the property did certainly indicate that a building addition was
contemplated. One way or the other zoning relief would have been needed when we annexed it
with RE to really make any additions to the property or to build a new house on the vacant parcel
that would have needed either rezoning or some kind of substantial setback relief.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 7:45 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 03/07/2007
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 7, 2007
Soul To Sole Dance Studio
1350 Abbott Court
Special use for a recreation facility in the Industrial District
Chairman Ottenheimer called the hearing to order at 7:50 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Ottenheimer 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: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Mr. Podber
Commissioners absent: None
Also present: Ms. Debra Kramer, Soul To Sole
Mr. Wolfmark, Project Representative
Mr. Seth Pines
Mr. Erik Peck, Raysa& Zimmermann, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Proposed plans for 1350 Abbott Court
Exhibit 2: Memo from Robert Pfeil to Plan Commission dated March 2, 2007
Mr. Wolfmark stated they are currently a local business located in Buffalo Grove and they need
more space to enlarge the business as they have a waiting list. They came across this subject
property which is approximately two blocks north of where they are currently located. The
building is extremely conducive to their needs.
Mr. Pines stated he originally designed and built the building about 10 years ago and the
occupant up to now has been a company called JunAir, USA and they have been selling,
distributing and analyzing a high tech air compressor for the dental industry. They are moving
to a facility in Wheeling so the building is now going to become vacant. Ms. Kramer has
expressed interest in moving into a single user type building where she does not have to deal
with some of the issues that one would typically have to deal with in a multi-user environment.
Mr. Pines stated one of the issues brought up at the last meeting was traffic circulation. He
stated he feels that in order to alleviate a traffic problem would be to take the existing parking lot
on the south side of the building and use all of the parking spaces along the north edge and
designate them as waiting and pick up spaces. The classes in many cases involve 4-7 year old
kids and this would provide waiting space in a position where the kids do not have to cross into
an automobile circulation path. He stated they would add a sidewalk along the north curb where
cars would wait and allow pickup.
Commissioner Kenski-Sroka noted a concern with one class letting out as another set of parents
is coming in.
Mr. Wolfmark stated there are about four studios that could be used at any one time. They will
vary the classes by 15 minutes so they would all start and end separately. The maximum number
of students in a class at any one time is ten. He noted they polled their parents at their location
and found that about 50 percent of the students are car pooled so that there would be at most five
cars for any one class. He further noted their current enrollment would not even need four
studios at once. They are actually looking far ahead into the future.
Commissioner Kenski-Sroka asked about the use of the loading dock.
Mr. Wolfmark stated yes, they were looking to use that for permanent parking for their own
staff. He stated they will not be using the loading dock for any practical purposes for any kind of
freight or loading or unloading of any products.
Commissioner Kenski-Sroka asked if there were any plans for dance recitals which might
encourage a large number of cars.
Ms. Kramer noted all recitals are always held off site.
Commissioner Bocek asked about the number of required parking spaces.
Mr. Wolfmark stated if they have four studios going there is one instructor per studio which
means one car per each instructor. They have a receptionist staff member and that is another car.
During lessons there are usually one or two mothers who staff on. They do not anticipate more
than approximately 10-11 spaces that will be used at any one time. At maximum there would be
10 students per studio for a total of 40 students. If 2-3 mothers stay back that require about 8
cars. Staff would be on the side of the building in the loading dock.
Commissioner Khan noted there is a handicapped sparking stall on the north side parking area
and he asked where that would be put.
Mr. Pines stated that would remain there.
Commissioner Khan asked how the drop off and pickup would work if that handicapped space
remained there.
Mr. Pines stated there would still be 9 parking spaces for people to just wait and do the pickup
from that spot.
Commissioner Teplinsky stated he felt the concern by the Village Board was how the traffic is
going to circulate when people are dropping off their kids. During peak hours how will kids be
dropped off and how the cars will circulate through the area.
Mr. Pines stated it will not afford typical circulation. The difference here is a matter of scale.
When you have a group of kids who are getting out a one time and you need to provide one way
circulation for traffic it is different from every 15 minutes having 8 kids come out.
Commissioner Smith asked if there are any plans for the future expansion on the north end.
Mr. Pines stated no plans as yet.
Commissioner Smith asked if there is any parking available on that side.
Mr. Pines stated if the demand was there and if there were an issue, they certainly have that
property to use as a safety net and an option to work with the address any immediate problem.
Commissioner Bocek asked if there would be the possibility of any kind of turnaround to extend
the aisle way to just allow people to drop off their kids and then turnaround. If you have people
parked in the stalls and other people queuing in the parking field it is hard for people to pull out
and then turn around.
Mr. Pines stated they could possibly do that but it would require a variation because of the
setback into the side yard along Weiland Road.
Commissioner Teplinsky asked for clarification as to the reason why the dance studio has the
particular need to seek the special use.
Ms. Kramer stated they are one of the only dance studios in the area who does both competitive
dancing and recreational dancing. The competitive program is getting very well known with
sometimes 4 girls on a team and sometimes 6 or 8. At times there may only be 4 girls in a class
which will really mitigate any parking issues. They need to have more hours in the day to
provide the proper programming for these children. They are now going to another level where
they are required to take stretch and strengthening classes and the program is really growing.
The present location has only two studios which means if she doing half of the competitive
program she can offer no recreational program and the studio sizes are too small.
Commissioner Bocek asked to go through the special use criteria to ensure that all the criteria are
met.
Commissioner Bocek read the first special use criteria.
Ms. Kramer stated it is giving an opportunity to take a program where they will grow and learn.
They further noted they are not manufacturing any product or producing anything which would
endanger the public safety or health.
Commissioner Bocek read the second criteria.
Ms. Kramer stated their use fits the criteria.
Commissioner Bocek read the third criteria.
Ms. Kramer stated the use will not be injurious to other properties in the area.
Commissioner Bocek read the fourth criteria
Mr. Kramer agreed nothing will impede adjacent land or property.
Commissioner Bocek read the fifth criteria.
Ms. Kramer stated all utilities and roads were already present.
Commissioner Bocek read the sixth criteria.
Ms. Kramer stated the parking along with screening from residential uses is all in place.
Commissioner Podber noted the plans show five studios but only four classes were mentioned.
Ms. Kramer stated one of the studios is used for private lessons for their company programs
which at most involves one person.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 8:20 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 03/07/2007
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 7, 2007
2801 Prairie Road and 16468 W. Brockman Avenue—
Rezoning from the Residential Estate (RE) District too the
R-3 (One-family Dwelling) District
Soul To Sole Dance Studio, 1350 Abbott Court— Special
Use for a recreation facility in the Industrial District
Village Zoning Map—Annual Review
Chairman Ottenheimer called the meeting to order at 7:45 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Mr. Podber
Commissioners absent: None
Also present: Mr. Scott Field
Mr. Robert Flubacker, RFA Architects
Ms. Debra Kramer, Soul To Sole
Mr. Wolfmark, Project Representative
Mr. Seth Pines
Mr. Erik Peck, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the
regular meeting minutes of February 7, 2007. All Commissioners were in favor of the motion
and the motion passed unanimously with Commissioners Bocek and Teplinsky abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Stark attended the Village Board meeting on March 5, 2007 and noted there were
no referrals to the Plan Commission.
2801 PRAIRIE ROAD AND 16468 W. BROCKMAN AVENUE — REZONING FROM THE
RESIDENTIAL ESTATE (RE) DISTRICT TO THE R-3 (ONE FAMILY DWELLING)
DISTRICT
Moved by Commissioner Teplinsky, seconded by Commissioner Smith to recommend approval
to the Village Board of a petition for rezoning from the Residential Estate (RE District)to the
R-3 District(One-family Dwelling District) for an existing single family residence at 2801
Prairie Road and a vacant parcel at 16468 W. Brockman Avenue.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Podber, Ottenheimer
NAYS: None
ABSENT: None
ABSTAIN: None
The motion passed 9 to 0.
Chairman Ottenheimer suspended the meeting at 7:50 p.m.
Chairman Ottenheimer reconvened the regular meeting at 8:21 p.m.
SOUL TO SOLE DANCE STUDIO, 1350 ABBOTT COURT— SPECIAL USE FOR A
RECREATION FACILITY IN THE INDUSTRIAL DISTRICT
Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to recommend
approval to the Village Board of a petition for approval of a Special use for a recreation facility
in the Industrial District for the operation of the Soul To Sole Dance Studio at 1350 Abbott
Court, Buffalo Grove.
Commissioner Stark noted he does not feel parking will be a problem especially since classes
will be staggered.
Commissioner Bocek stated she feels the use is great and the whole program is great but she is
still concerned about the parking and wonders if there is an issue perhaps it can be required that
the back area be utilized to alleviate any problems.
Mr. Pfeil stated parking could be monitored as part of the special use ordinance that the Village
Board would approve and it could be a condition that it be monitored for safety and adequacy
during peak periods. It could then perhaps be evaluated in six months after the business has been
in operation. Also perhaps some condition could be placed that expanded parking in the north
would be provided it is determined by the Village that it is necessary.
Commissioner Cohn stated he feels the applicant has a business interest in making sure the
parking situation works out and he expects they will do that. He noted that the area where the
JCYS operates with many kids and cars had the director send out a letter to parents on parking
and circulation safety for the sake of the children. The people who own the lot have that interest
and will make sure it works out.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Podber, Ottenheimer
NAYS: None
ABSENT: None
ABSTAIN: None
The motion passed 9 to 0.
VILLAGE ZONING MAP—ANNUAL REVIEW
Mr. Pfeil stated there were not very many actual changes to the map this year. There was one
rezoning on Prairie Road. The other changes are really just designations for special uses. There
were three day care homes that were added by ordinance and special uses for a sports academy
and Banner Plumbing.
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the
Village Zoning Map.
Chairman Ottenheimer called for a vote on the motion and the Commission unanimously
approved the motion.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be March 21, 2007.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Kenski-Sroka, seconded by Commission Smith and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:26 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair