Minutes of the Regular Meeting of the Gurnee Planning and Zoning Board - April 3, 2013

 Village of Gurnee

Planning and Zoning Board Minutes

April 3, 2013

 

1.  Call to Order and Roll Call

The meeting was called to order at 7:30 p.m.

Planning & Zoning Board Members present:  Chairman James Sula, Richard McFarlane, Sharon Salmons, Gwen Broughton, David Nordentoft, Richard Twitchell & Edwin Paff

Planning & Zoning Board Members absent:   None

Other Officials present:  Tracy Velkover, Planning Manager, and Molly Booth, Associate Planner

2.  Pledge of Allegiance

3.  Public Comment

Mr. Sula asked if anyone from the public had any questions or comments regarding anything not on the evening’s agenda.  As there were no responses, Chairman Sula closed the floor to the public on  the matter.

Mr. Sula stated that the PZB members were provided a copy of correspondence sent to Mr. Ziegler from a resident of Country Trails.  The resident expressed concern about the Village’s current regulations on recreational vehicles (RVs).  Mr. Sula asked if staff had been by the site, and--if so, whether or not the situation was a violation of any of the Village’s ordinances on recreational vehicles.

Ms. Velkover stated that a member of staff has been by the site, but that she had not personally inspected the site.  She noted that the RV appears to be in conformance with the ordinance.  She explained that the ordinance would allow this property to have one RV, as long as it was parked on a hard surface pad and was owned by someone residing in the home (i.e., the property owner couldn’t store a friend’s RV on their lot).  She noted that registration of a RV is not required unless the owner had more RVs than allowed by code.  She stated that the registration process was only to allow existing property owners to keep RVs that exceed the number allowed by the ordinance change.   Ms. Velkover stated that she believes the resident would like the Village to have setback requirements for the parking of RVs.

Ms. Velkover also stated that she believes that the resident may attend the next meeting of the PZB, at which the Zoning Ordinance update is discussed, to express her concerns.

Mr. Sula stated that the PZB should look into this with the Zoning Ordinance Update. 

4.  a) Approval of the Planning and Zoning Board’s January 2, 2013 meeting minutes.

A motion to approve the minutes was made by Mr. McFarlane, and seconded by Mr. Nordentoft.

Voice vote: 

All "Ayes", no "Nays", none abstaining

Motion carried:  7-0-0

4.  b)  Approval of the Planning and Zoning Board’s January 16, 2013 meeting minutes.

A motion to approve the minutes was made by Ms. Salmons, and seconded by Mr. Paff.

Voice vote: 

All "Ayes", no "Nays", none abstaining

Motion carried:  7-0-0

5.  Final Plat:  Meyer Resubdivision

Advocate/Condell is seeking approval of a Final Plat for a resubdivision of property approximately 1,100 feet south of the southeast corner of Grand Avenue and Hunt Club Road. The resubdivision plat eliminates a portion of an access drive that is no longer necessary and adjusts a lot line and the associated setbacks. The subject property is zoned C/B-2 PUD, Commercial Business District as a Planned Unit Development, and is located at 1425 – 1445 N. Hunt Club Road.

Ms. Booth stated that in 2010 Advocate/Condell sold a portion of Lots 4 & 7 in the Meyer Plat to Menards allowing for Menards to complete their store expansion.  The sale of land resulted in several changes needed to the Meyer Plat of Subdivision.  The changes on the subdivision plat include:

1) The vacation of the access easement that created a cul-de-sac bulb onto a portion of Lot 4 and the extension of the building setback lines from the access drive along this portion of the site;

2) Elimination of the lot line and associated setbacks between Lots 3 & 4 and the creation of a new lot line and associated setbacks, approximately 95 feet to the east, to accommodate the existing parking for the eastern most Advocate/Condell medical office building; and

3) Updates to a relocated water main easement.

Advocate/Condell is not requesting any waiver of improvements as all utilities and improvements were installed on site in 2003.

A motion to forward a favorable recommendation to the Village Board on the Meyer Final Resubdivision Plat was made by Mr. Paff, and seconded by Mr. Nordentoft.

Roll Call Vote:

"Ayes":                                 McFarlane, Salmons, Nordentoft, Twitchell, Broughton, Paff & Sula

"Nays":                                 None

Abstaining:                         None

Motion Carried:                7-0-0 

6.  Public Hearing:  BatSpeed, Inc. (880 Lakeside Drive)

Scott Czerniejewski/BatSpeed, Inc. is requesting a Special Use Permit to allow the establishment and operation of a special sports instruction facility, specifically an indoor/all season baseball and softball education training facility. The subject property is zoned I/2-(O.I.P.) General Industrial District and is located at 880 Lakeside Drive in the Grand Tri-State Business Park.

Ms. Booth stated that in 2008, Scott Czerniejewski, the petitioner and owner of BatSpeed, secured a Special Use Permit for a special sports instruction facility, specifically for indoor all season youth baseball and softball education training.  The special use was granted for an approximate 17,800 square foot space at 905 Lakeside Drive in the Grand Tri-State Business Park.   Ms. Booth also said that, after 5 years in operation, the petitioner is proposing to relocate the BatSpeed facility to a larger 25,000 square foot space at 880 Lakeside Drive.  While this location is directly across the street from the current facility and is still located in the Grand Tri-State Business Park, a new Special Use Permit is required since it is a different property.

Ms. Booth further stated that, as part of the proposed special use, the petitioner is requesting joint use of the parking facilities with the adjacent tenant, Jump America, an indoor trampoline park, which secured a Special Use Permit in 2011.  The petitioner has provided justifications for the shared parking request, including details on their business model, lesson & clinic schedule, and peak times of demand, in addition to a land banked parking plan.  Letters supporting the proposed BatSpeed facility and shared parking were also received from Bob Gelderman and Joe Cronin, the owners of Jump America, and the property owner, J. Emil Anderson & Son.   

Craig Pierson, attorney for Mr. Scott Czerniejewski, stated that he and Mr. Czerniekewski went before the Board in 2008, requesting a Special Use Permit for 905 Lakeside Drive for the purpose of a new enterprise, BatSpeed,  an indoor, all-year baseball training facility.  He pointed out that the Board unanimously approved the Special Use Permit, and then proceeded to inform the board that Mr.  Czerniejewski has built a state-of-the-art facility, with over 4,000 kids coming through the facility since its opening.  He stated that Mr. Czerniejewski now needs room to expand, and explained that, since retail space will not suffice for most recreational uses, large warehouse spaces with high ceilings were sought out to provide the amount of space required to fulfill the needs of his business.  He further discussed the move to this new location, stating that Mr. Czerniejewski's business will actually have fewer external impacts than a typical business one may find located in an industrial park.  He also stated that they have no issues with ingress or egress, and there are no facilities issues. 

He stated that staff had some concerns with parking, but pointed out that Mr. Czerniejewski has cooperated by responding to such concerns--and, elaborated by informing the board that the owner of the property has written a letter promising that, if a lack of parking should become a problem on the site, additional parking spaces will be added to the property.  He noted that a land banked parking plan was provided that allows for the installation of 38 new spaces to be located primarily along the east and south areas of the parking lot, through reconfiguration of several parking islands, and within the interior loading docks.  With the land banked parking plan, a total of 202 spaces would be available onsite.  However, Mr. Pierson stated that he really didn't think parking would become a problem, as the owners of the neighboring business, Jump America, indicated that--even during their peak business hours on Friday nights—their business utilizes approximately 70% (115 spaces) of the 164 spaces on the subject site.  He also stated that based on the business hours and busiest times, which isn’t Friday night, BatSpeed utilizes approximately 30 spaces.  He noted as the parking lot is currently setup, with a total of 164 spaces, should meet the demand for both BatSpeed and Jump America.  He added in the unlikely event a parking problem does arrive, the property owner has promised to add parking spaces.   

Mr. Twitchell asked, on average, how many employees are on-site at any one time.

Mr. Czerniekewski stated that there would be five employees on-site at any one time.

Mr. Sula stated that he is happy to see a business that is growing.  He noted that the logistics on the parking situation makes sense.  He stated that it makes much more sense to land bank parking spaces instead of paving over a site for the off-chance that there might be a parking problem.  The approach proposed, which would be to require the build out of the landbanked spaces if a parking problem develops, has worked in the past and should work for this site.  He also stated that it makes sense to put two recreational type businesses together in the same building.

Mr. McFarlane congratulated Mr. Czerniekewski for creating a successful business, and--along with Mr. Sula--expressed pleasure in the demonstrative commitment to keep the business in Gurnee.

Ms. Salmons asked who decides whether the land banked parking should be built.

Mr. Sula stated that when the Village becomes aware that there might be a parking problem, staff will investigate to determine whether a problem exists or not.  If staff determines a problem exists then the business and property owner would be contacted.   In the past, businesses have always been cooperative to build the additional parking as the lack of parking negatively impacts their business.

A motion to forward a favorable recommendation to the Village Board on the Special Use Permit application by Mr. Scott Czerniekewski/BatSpeed to allow the establishment and operation of BatSpeed at 880 Lakeside Drive was made by Mr. Paff, and seconded by Ms. Broughton, subject to the following conditions:

  1. That 38 land banked parking spaces shall be provided in the future if deemed necessary by the Village.  The location of these spaces is illustrated on the site plan dated March 26, 2013. 
  2. That if a parking problem develops as determined by the Village, the petitioner shall appear before the Planning & Zoning Board with a plan to remedy the situation and that the remedy may include providing additional parking and/or modification of the business plan/lesson schedule. 
  3. That employees of BatSpeed, Inc. shall park in more remote spaces of the lot to preserve parking near the facility entrance.
  4. That if land banked parking is deemed necessary, at the time the spaces are striped, four additional trees (minimum 2.5” caliper) must be planted on the property following the review and approval by the Planning & Zoning Division of the location and type of tree.

Roll Call Vote:

"Ayes":                                 McFarlane, Salmons, Nordentoft, Twitchell, Broughton, Paff & Sula

"Nays":                                 None

Abstaining:                         None

Motion Carried:                7-0-0

7.  Next Meeting Date:  April 17, 2013

Ms. Booth stated that the PZB has a public hearing set for April 17th.

8.  Adjournment

Chairman Sula asked for a motion to adjourn the meeting. 

Ms. Broughton made a motion to adjourn the meeting, seconded by Ms. Salmons.

Voice vote: 

All "Ayes", no "Nays", none abstaining

Motion carried:   7-0-0

The meeting was adjourned at 7:50 p.m.

Respectfully Submitted,

Joann Metzger
Planning and Zoning Board Secretary

 

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