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HomeMy WebLinkAboutPLAN COMMISSION - 04/19/2021 - PC Docket 21-2 & 21-3, 2500 Touhy Avenue, Elevation Dance Studio, Special UseElk Grove Village Plan Commission Minutes April 19, 2021 Present: J. Glass S. Carlson F. Geinosky K. Weiner L. Bacigalupo P. Rettberg Absent: J. Morrill G. Schumm R. DeFrenza Staff: J. Polony, Deputy Director of Community Development R. Raphael, Engineering Supervisor N. Radcliffe, Senior Management Analyst Petitioner(s): R. O'Brien, Windfalls Elk Grove LLC (Item 2) K. Rosenfeld, Windfalls Elk Grove LLC (Item 2) Chairman Glass called the meeting to order at 7:10 p.m. Item 1: January 25, 2021 Meeting Minutes Commissioner Rettberg moved to approve the meeting minutes of January 25, 2021. Commissioner Weiner seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Bacigalupo, Rettberg, Glass AYES), the motion carried unanimously. Item 2: PC Docket # 21-2: Petition of Windfalls Elk Grove LLC for a Special Use Permit to operate a dance studio at 2500 Touhy Avenue in the I-2 Industrial District located at 2500 Touhy Avenue. Chairman Glass read the legal notice into the record and asked the Petitioner to explain their purpose before the Plan Commission. R. O'Brien stated he is the owner/operator of a startup dance studio called Elevation Dance Center. The subject property is located in the I-2 Industrial Zoned District at 2500 Touhy Avenue. R. O'Brien stated the dance studio would cater to kids aged 6-18 and the hours of operation would be Monday through Friday, 4 pm to 9 pm, Saturdays 9 am to 5 pm and Sundays by appointment only. 1 R. O'Brien stated the business would employ 2-10 instructors and anticipate 20-25 students per class with 2 studios located on the second floor. R. O'Brien stated the classes would be in ballet, hip hop, jazz, and modern dance. R. O'Brien stated in regards to Windfalls Design Center, they just have to lay down some mats upstairs. R. O'Brien stated they would do some minor painting, but no buildout that requires permits. R. O'Brien stated there are bathrooms located on both floors and an elevator. R. O'Brien stated there are 82 parking spaces available and the parking lot will be striped within 60 days. R. O'Brien stated there are window and street signage existing on the proposed location. R. O'Brien stated the first floor of the building is occupied by a granite and cabinet showroom which has 3-5 employees with hours of operation from 9 am to 5 pm, Monday through Friday. R. O'Brien stated there is only a one hour overlap between the two businesses. Chairman Glass asked why the Petitioner chose this location. R. O'Brien stated they looked at several locations and this was the best fit for their needs. R. O'Brien stated the facility is very clean and well kept, and will fit in well to what they would like to do. Chairman Glass asked if the Petitioner runs these types of dance studios elsewhere. R. O'Brien stated he does not, but he will have his daughter run the daily operations and she works for a dance studio elsewhere. Chairman Glass asked how people will find out about the studio. R. O'Brien stated his daughter has a lot of connections in the dance business and will use social media to attract others. Commissioner Rettberg asked if there is competition nearby. R. O'Brien stated there are a few within a 10 mile radius, but they are a lot smaller than what they are proposing. R. O'Brien stated he believes that people will attend within a 20 mile radius. Commissioner Rettberg asked if there would be any issues with parking. R. O'Brien stated they don't believe there would be any issues even with a one hour overlap between the businesses. R. O'Brien stated even if they filled up each class with all 50 attendees driving a car, they would still have many parking spaces available. Commissioner Rettberg asked if the location would host any competitions or exhibitions. R. O'Brien stated that is not likely, as those are usually supported in larger studios. R. O'Brien stated if the opportunity ever presented itself, he would entertain it if they could handle the capacity. Commissioner Carlson asked if the two gates that lead to the back of the building would be open so cars could circulate around, and if the debris would be cleaned up in the back. K. Rosenfeld stated the gates would be open and the pallets would be cleaned up. K. Rosenfeld stated he wants to make sure it is a clean attractive area. Commissioner Carlson asked if there is lighting around the building. K. Rosenfeld stated they have lights all around the building. 2 Commissioner Weiner asked about the lease. K. Rosenfeld stated the lease is a one year lease that can extend to five years, with the right to cancel after year one. Commissioner Geinosky stated safety is very important for this type of use and its location. Commissioner Geinosky asked if there would be signs installed at the location to direct patrons. R. O'Brien stated the striping will help. K. Rosenfeld stated they were waiting for approval before adding signage and striping. Commissioner Geinosky asked if there will be a check-in/check-out sheet at the entrance for the safety of children. K. Rosenfeld stated the front entrance to the granite studio would be gated off so the only way to enter the dance studio is by stairs or elevator. K. Rosenfeld stated they have an alarm system installed too. Commissioner Geinosky asked if the Petitioner would install signage in the windows. R. O'Brien stated they will. Commissioner Geinosky asked if they have plans for how to handle it if a child's parent is late or can't pick up their child. R. O'Brien stated they will have protocols in place. Commissioner Geinosky asked if the dance studio would open at 8 am or 9 am. R. O'Brien stated it would be 9 am. RECOMMENDATION Commissioner Geinosky moved to recommend approval of the Special Use to operate a dance studio in the I-2 Industrial District located at 2500 Touhy Avenue with the following conditions: • All debris must be removed from the site. The parking lot shall be restriped, with the necessary permits submitted to the Community Development Department for review and approval prior to commencement of work. The Special Use Permit is valid only for Elevation Dance Center at 2500 Touhy Ave, and shall be null and void if another business takes over or if they vacate the building. Commissioner Carlson seconded the motion. Upon voting (Glass, Carlson, Geinosky, Bacigalupo, Rettberg, Weiner, AYES), the motion carried unanimously. Item 3: PC Docket # 21-3: Text Amendment to Zoning Ordinance Section 7-1: Schedule of Bulk and Yard Requirements and Regulations N. Radcliffe stated that the Village is proposing a Text Amendment to amend section 7-1 Schedule of Bulk and Yard Requirements and Regulations of Elk Grove Village Zoning Ordinance #2410 by adding a Minimum Required Principal Building Size. The size regulations would be as follows: 0 1,000 square feet for R-1, R-2, and R-3 Zoning Districts • 2,000 square feet for A-1, A-2, and A-3 Zoning Districts • 10% of lot area for the B-1, B-2 and B-3 Zoning Districts • 25% of lot area or 5,000 square feet for I-1 and I-2 Zoning Districts; Whichever is the more strict requirement N. Radcliffe stated the purpose of the text amendment is to establish a minimum principal building size to assist in proper code enforcement as it relates to the intended use of lots within all zoning districts. N. Radcliffe stated that last year, the Village updated the Zoning Code to clearly identify the requirement for a principal building on each lot of record, with which any off-street parking must be associated. However, the Zoning Code does not specifically indicate a minimum size for such principal building. N. Radcliffe stated the lack of clarity on minimum building size within the Zoning Code creates a burden on staff when attempting to enforce the intent of the Zoning Code to prohibit truck parking lots with prospective developments. Creating a clear baseline for minimum principal building sizes will provide staff and developers a reference point to facilitate conversations, allowing for a more productive and cooperative experience. L. Bacigalupo asked if these issues are arising in the Business Park or Residential, and how big are these lots typically in the Business Park. J. Polony stated that the minimum lot square footage is between 15,000 sq ft and 20,000 sq ft. L. Bacigalupo asked why the Village is opposed to allowing truck parking. N. Radcliffe stated truck parking is unattractive and disincentives the attraction of redevelopments and investment in the Business Park. P. Rettberg asked if an existing building would have to expand their building if it is already operating. N. Radcliffe stated that existing buildings would be considered legal non -conforming and would only have to abide to the Village Code if there was a redevelopment or new construction permits are pulled. K. Weiner asked if the buildings need to be permanent and have a foundation. N. Radcliffe stated they need to be a permanent building, not a mobile structure. F. Geinosky asked how the minimum building sizes were set for each Zoning District. N. Radcliffe stated Community Development Staff analyzed the existing building inventory in Elk Grove Village and arrived at those numbers. F. Geinosky asked how other communities deal with this problem. N. Radcliffe stated that he has seen other communities allow truck parking and others having issues similar to Elk Grove Village. RECOMMENDATION 4 Commissioner Carlson moved to recommend approval of the Text Amendment to amend section 7-1 Schedule of Bulk and Yard Requirements and Regulations of Elk Grove Village Zoning Ordinance #2410 by adding a "Minimum Required Principal Building Size" column to the existing table which includes the following language: • 1,000 square feet for R-1, R-2, and R-3 Zoning Districts • 2,000 square feet for A-1, A-2, and A-3 Zoning Districts • 10% of lot area for the B-1, B-2 and B-3 Zoning Districts • 25% of lot area or 5,000 square feet for I-1 and I-2 Zoning Districts; with footnote 3 which states: Whichever is the more strict requirement Commissioner Weiner seconded the motion. Upon voting (Glass, Carlson, Geinosky, Bacigalupo, Rettberg Weiner, AYES), the motion carried unanimously. Item 3: Adjournment Commissioner Schumm moved to adjourn the meeting. Commissioner Weiner seconded the motion. Upon voting (Carlson, Geinosky, Weiner, Bacigalupo, Glass, Morrill, Schumm, Rettberg AYES), the motion carried unanimously. Respectfully submitted, Nick Radcliffe, Senior Management Analyst C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk