Minutes of the Regular Meeting of the Gurnee Planning and Zoning Board - June 4, 2014

Village of Gurnee

Planning and Zoning Board Minutes

June 4, 2014

 

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, David Nordentoft, David Ohanian, Sharon Salmons & Edwin Paff

Planning & Zoning Board Members absent: Richard McFarlane & Tom Drake

Other Officials present:  Bryan Winter, Village Attorney; David Ziegler, Community Development Director; Tracy Velkover, Planning Manager & 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, Mr. Sula then closed the floor to the public.

4.  Approval of Planning and Zoning Board meeting minutes of May 21, 2014

A motion to approve the Minutes was made by Ms. Salmons, and seconded by Mr. Ohanian. 

Voice vote:

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

Motion carried: 5-0-0

5.  Public Hearing:  Special Use Permit for Village of Gurnee [This item is being requested for a continuance to the June 18, 2014 meeting date]

Chairman Sula noted that he is taking the last item on the agenda out of order, as this matter is requested for a continuance to the June 18th PZB meeting. 

Specifically, the Village of Gurnee is requesting approval of the following items: 1) Special Use Permit for the installation of a 2-million gallon, approximately 175 foot tall Elevated Storage Tank for potable water supply and related support equipment;  2) Special Use Permit for the installation of a wireless antenna facility consisting of an approximately 170 foot tall interim Cellular Monopole with antennas, ground shelter building and related support equipment; and 3) Such other relief as may be necessary to accomplish the applicant’s development plan.

A motion was made by Mr. Ohanian, seconded by Mr. Nordentoft, to continue this matter until the Planning and Zoning Board meeting of June 18, 2014:

Roll Call Vote:

Ayes: Sula, Nordentoft, Ohanian, Salmons, and Paff

Nays: None

Abstain: None

Motion Carried: 5-0-0

6. Public Hearing:  Special Use Permits for Premier Hitting Zone LLC & Paintball City LLC

Michael LaLond, with Premier Hitting Zone LLC & Paintball City LLC, is requesting the following items:  1) Special Use Permit for a recreational use, specifically an indoor baseball/softball training facility; 2) Special Use Permit for a recreational use, specifically an indoor paintball arena; and 3) Such other relief as may be necessary to accomplish the applicant’s development plan. The subject property is located at 4080 Morrison Drive and zoned I-2, General Industrial District.

Ms. Booth introduced the item, adding that a traffic report by the Village’s Traffic Consultant, Mr. Bill Grieve, as well as a striping layout (utilizing a land-banked parking plan if necessary) were included in the packet.  She also noted that an objection letter, which was submitted on June 3rd by Mr. Michael Coan, has been provided to the board members.

Village Attorney Bryan Winter swore in those wishing to speak on the matter.

Michael LaLond, 375 Cross Road and petitioner for Premier Hitting Zone LLC & Paintball City LLC, gave a presentation on the proposed project, including the following:

  • there will be two paintball arenas, side-by-side, that are encased in netting;
  • there will be seven batting cages, with a strength and conditioning area on the left side of the building
  • each paintball arena will accommodate approximately 10 people per hour, and start times for arenas will be staggered
  • the hours of operation are: Monday through Friday, 1:00 pm until 10:00 pm, Saturday from 9:00 am to 5:00 pm& Sunday from noon to 5:00 pm;
  • the total square footage of the building is 31,000 sq. ft., with 14,400 sq. ft. proposed as the paintball arenas, 5,000 sq. ft. proposed for the batting cages, approximately 1,000 sq. ft. will be utilized for storage and the remaining 6,000 sq. ft. will be used as office space;
  • the two paintball arenas can be joined into one large arena for large groups by removing the netting separating the two;
  • that the site has 50 parking spaces and that he is proposing to install a sidewalk with lighting along the west side of the building in order to provide patrons parking in the back of the building a safe route to the front entrance; and
  • --the netting and turf to be used is ASTM certified.

Mr. Paff asked how paint, in an indoor paintball facility, will be cleaned up.

Mr. LaLond responded that the turf used is made to endure routine steam-cleaning to remove the water-soluble paint used in paintball facilities.  He noted that even the bunkers can be removed for washing.  The turf is specifically made for paintball facilities.

Mr. Paff asked for verification that there are 50 parking spaces.

Mr. LaLond stated that this is correct.  He added that he has been given permission by the owners of the building across the street to use their parking lot during their off-hours and during times when overflow parking is needed.  He stated that he has a signed agreement documenting this permission.

Mr. Paff expressed concern over lack of lighting in the front of the building, and asked if there were any plans to install lighting poles in the parking lot.

Mr. LaLond responded that there are already some lights on the building that illuminate the parking lot. 

Mr. Ohanian also expressed concerned over lack of lighting on the property and asked why patrons would not be allowed to use the back doors of the building, as these door provide better access from the parking lot.

Mr. LaLond responded that to do so would interfere with the netting in the paintball arenas, which is used to insure that the arena is sized per the requirements of the National Paintball League.   He also expressed concern over possible liabilities associated with such access and the public traffic it would bring in that particular section of the building.   He noted that he really needs to have a single access point where everyone checks in.

Mr. Nordentoft asked if Mr. LaLond was receptive to the prospect of having to construct the land-banked parking provided on the plan, should it be necessary.

Mr. LaLond stated that he would be more than happy to build the land-banked parking area if needed.  That would mean that he was generating even more business than what is anticipated.

Mr. Sula clarified with Mr. LaLond that the entire operation of this facility--both in paintball and batting--would be indoors.

Mr. LaLond stated that both operations are entirely indoors.

Mr. Sula then opened the matter to the public.

Mr. Rick Delisle, with RD Strategic, located at 165 N. Archer, Mundelein, stated that he represents Mr. LaLond on this proposal.  He stated that he feels this particular site lends itself well for this type of facility, and added that the building being proposed has been vacant for two-three years.

Mr. Michael Coan, a local architect (18620 Highway 120 in Gurnee) stated that he questions the appropriateness of the site chosen for this project, and whether or not there would be adequate parking. 

Mr. Sula closed the floor to the public.

Mr. Ohanian clarified with Mr. LaLond that the parking lot would be re-striped, seal coated, and potholes filled. 

Mr. LaLond stated that this is correct.

Mr. Nordentoft asked if two separate motions needed to be made; one for the paintball facility and one for the baseball training facility.

Mr. Winter recommended that two motions be made, as two applications had been filed.  

Mr. Nordentoft made a motion, seconded by Mr. Ohanian, that a favorable recommendation be forwarded to the Village Board for a Special Use Permit to Premier Hitting Zone LLC for a recreational use, specifically an indoor baseball/softball training facility, subject to the following conditions:  1) that should a parking problem develop, as determined by the Village, the land-banked parking plan be constructed as demonstrated in the plan dated May 28, 2014; 2) that should a parking problem develop, as determined by the Village, the Petitioner shall appear before the PZB with a plan to remedy the situation, and that the remedy may include providing additional parking and/or modification of the business plan;  3) that diagonal re-striping shall be installed for the parking lot pavement to denote one-way and two-way vehicular circulation;  4) that loading dock doors are to remain closed during operational hours of the baseball/softball training facility; 5) that additional exterior lighting will be added to the rear and side of the building for security purposes, as presented by petitioner; 6) that potholes in the existing pavement area, included the access drive located on the east side of the building, be repaired before seal coating and restriped according to the site plan dated May 14, 2014; and 7) that employees of the facility park in more remote spaces of the parking lot to allow parking near the entrance of the facility for customers.

Roll Call Vote:

Ayes: Sula, Nordentoft, Ohanian, Salmons, and Paff

Nays: None

Abstain: None

Motion Carried: 5-0-0

Mr. Nordentoft made a motion, seconded by Ms. Salmons, that a favorable recommendation be forwarded for a Special Use Permit for Paintball City LLC for a recreational use, specifically an indoor paintball arena, with the same conditions applied to the special use for the baseball/softball training facility.

Roll Call Vote:

Ayes: Sula, Nordentoft, Ohanian, Salmons, and Paff

Nays: None

Abstain: None

Motion Carried: 5-0-0

7. Public Hearing:  Special Use Permit for Tactical Combat LLC

Brian Blume, with Tactical Combat LLC, is requesting approval of the following items:  1) Special Use Permit for a recreational use, specifically an indoor tactical combat laser tag facility; 2) Joint Use of Facilities; and Such other relief as may be necessary to accomplish the applicant’s development plan.  The subject property is located at 820 Lakeside Drive and zoned I-2 with a Special Use Permit for an Office Industrial Park (OIP).

Ms. Booth introduced the item, adding that the packet included documentation of the shared parking request.

Mr.  Winter swore in those wishing to speak on the matter.

Brian Blume, of Tactical Combat LLC, presented the following on behalf of the proposed project: 

  • laser tag is an activity in which points are earned by "tagging" targets using hand-held, infrared-emitting guns used to hit small, infrared-sensitive targets in vests worn by players or integrated into the setting of the game;     
  • laser tag has evolved into an indoor and outdoor activity, often involving combat simulation, role-play, and tactical configuration;
  • laser tag is safe; no lasers are actually used--rather, infrared light invisible to the human eye (similar to what is used in remote control devices);
  • that the site has over 100 parking spaces and they have the ability to utilize 40;
  • that their business hours (M-Thurs 2pm-10pm, Friday 2 pm-12am, Sat. 12pm-12am, & Sun 12pm-10pm) occur after traditional business hours, and at these times additional parking spaces will be available for their use;
  • that 30 people are anticipated to utilize the facility at any one time;
  • activity on the premise will be supervised;
  • rules will be strictly enforced;
  • indoor facility providing combat-simulation style of play
  • parking has always been made a priority, with research completed to ensure that the proper amount of parking would be possible on the chosen site; and
  • local law enforcement has been invited to use the facility during non-business hours for training free of charge in order to give back to the community. 

The only concern expressed by board members was in regards to parking.

Mr. Blume addressed this concern by elaborating on the number of parking spaces on-site, their hours of operation (which do not overlap substantially with the other businesses), research he found on similar facilities and the parking offered at these facilities, and the ability to land-bank additional parking spaces along the east property line.

Mr. Sula clarified that no lasers are, in fact, used in this activity.

Mr. Blume stated that lasers are not used, but instead an infrared-emitting gun similar to the technology used for remote controls.

Mr. Sula opened the floor to the public on the matter, but then closed it as there were no questions/comments.

Mr. Nordentoft made a motion, seconded by Ms. Salmons, to forward a favorable recommendation for a Special Use Permit to allow a recreational use, specifically an indoor laser tag facility on the subject property, subject to the following conditions:  1) that the dock doors are to remain closed during operational hours of the indoor facility; 2) that, should a parking problem develop as determined by the Village, the land bank parking plan shall be constructed as demonstrated on the site plan dated May 28, 2014;  3) that, if a parking problem develops (as determined by the Village), the Petitioner shall appear before the PZB with a plan to remedy the situation, and that the remedy may include providing additional parking and/or modification of the business plan; and 4) that employees of the facility park in more remote spaces of the parking lot to allow more parking near the entrance of the facility for customers.           

Roll Call Vote:

Ayes: Sula, Nordentoft, Ohanian, Salmons, and Paff

Nays: None

Abstain: None

Motion Carried: 5-0-0

8. Next Meeting Date:  June 18, 2014

9. Adjournment

A motion was made by Mr. Ohanian, seconded by Mr. Nordentoft, to adjourn the meeting.

Voice vote:

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

Motion carried: 5-0-0

The meeting was adjourned at 8:10 p.m.

Respectfully Submitted,

Joann Metzger
Planning and Zoning Board Secretary